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Chopter One

The Town-Country ,.~ !Vlagnet '1 wilJ not ~'se from

Nor sh." my SW dlllCntaJ ¡!rife Ti

or slee' , iD we bave buill J P m my h4nd In Englan' erusaJem ' d s g¡een and pie.

sant land ' ,

~ , -BIJ.Q, and tbea !be :::::~ry and na .. edia/ ~tion in th timilCd alto ~ ofrnore, strongly bea ,e honres lbat we 10 lbat t ..... :;. Rpt'l be m prOPO':!i0n to ~ir sl::',!f~~y, Ind in grO'!\'to{; citan lDd Io_, no fC&letin_ and '~ .. and 1VaI'-· -... bdt -J ltltet YtÍthin" wrctched suburb "'" rOUnd,

o( b"lItiful ~'ku aud !he opeo eouo ~YWhere. bu, 111'1 pon o( !be citv aud orchard rouod th try WJthou~ 'Nith borozOll "';"'t L-J pe,fectly fresh a' e wa/Is, SO Ibat fi • IIID' .::::!"" ... IQ( hl bit ' Ir and grass d' rorn

-"""" !tu" IN S m a ftw minutes' an Slglll of fu

be readcr is of 6,<XXlacr::ked,to imagine an es

:, been obtaillcd' '-'hich ia at prtaent ~~Iembr~cing an Ire¡ ha an &cle, or í2~ purchaae in the oP y agncuJturaI, and a:: raistd 00 0::' The Purchasr'::omar~et at a COSI of YCsted inra~ OOt CXCWd:ge debentures ~~y IS sUPposed lo and of u !he Qames of fo! t:4 per cent ~ Th nng interest at an fin!, u a ~u~ probity gentlemen ~f res e es~te is legaDy

unty for lhe d~ honour wh ponslble position ''Iñis ..... !be ~ture-holde o hold it in trust

tbou'" ,.,_ Iyt¡'r' rs, Ind sccondj " lilcej ......... catiml'" - Pfico p.jd ro 'y, ID

I '1 lo be mUcb may proYe Car or 'CricuJlur d,po-r:::dlinlD<i" CXoeecfed. mor.. !han sua!.,~d in 1898; lüd

{rOll> ' ""'lCn!, 't'·- ' (Idi"i", lCbcme 111 f0nn, bul " , I 11 .... rdly j>I'":¡,.1y has been Ilot 111 .... lb .. boolc bcl(;k--!be u !bey a~~ ul'Oll,l u~1 ,Princi are lileely lo be Á"""iltion~k "'hich lecI ":., r..........,!lI1k 1I bettf..~· Aud until a

OOtnole lo '902 !be f~ ,!he Orj.,;~ o r~peal them Cdilion lion of Ü;al tille of this SO • &1,) Oarelen City

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THE TOWN-COUNTRY MAGNET

lrusl for Ihe people of Oarden City, lbe Towu-counlry mAgDII. which jI ~I iütouded lO build lheleon, Oue etlonlial fealuce or the plan l. Ihal all ground renls, ",hich Ire lo be bond upoll Ihe annual, v~ue of I~e land, shall ~ poid 10 tbe lrustees. "bo, aner proVlding for mlerest Ind Slnkiü! rund, 'NiU blnd tbe balance to the Central C~u~ci1 of tbe "''' lI)Uuicipality,' lO be eOlployed by such COUUCtllU lbe crealiou and maiülculncc of all ncoessary public worles road!, IChooll parlr.s etc

The objects of !bis land purch"e may be ltal~ m: various ways, but jt is sufficient here to Sly lbat some of thc cbief ol>­jccts are these: To find for our industrial population ",orlr. It wages of higher purchasfllK po~r, and lo secu", healtbier sur­roundings and more regular employment. To enlelprising m,:"ufacturers, co-o~r,alivc societies, arcbitects, on&i'-s, bUllders, and mecbamCllU5 of all Ir.inds, lIS .... 11 as to mluy engaged in various professions, it is ioteudcd to offtr a _ of secunng new IUd better employmeut for their capital and talents, while to the agriculturists at pluent 011 thc Cltate lIS

wcll as to those who may migrale thithcr, it is clesjgncd to opea a new market for thcir prodllCC close 10 their doon, lis object is, in shor!, to raisc the standard 01' health and cornfort ol aU true workers of whatcver grade the means by whieh thue ol>­jects aro to be acbievcd beiog a healthy, natural, and oconomic combioalion of town and couülry life, and !bis on Iand owncd by Ihe munieipality.

Oardeü City, wbieh is lo be buílt ncar !he of!he 6,000 acres, caven an &reo of 1,000 ~rcs, or a sixth part of the 6,000 acres, and might be of circular form, 1,240 yards (or üearly three-quarlers of a mile) from centre 10 eireumference, (Dia­gr&m 2 is a ground plan of the whole municipal arca. showing the town in Ihe cenlre; and Diagram 3, which reprcsents ono section or ward of the lown, will be Ilseful in following tho dcscripljon of Ihe lown itself /1 dtlcriptlon whJeh /.s, howe_, merely .JUggeltive, and IVIll probably be mueh tkparted ¡rom,)

Sil< magnificent bouJevarels eaeh 120 feel 'Nido traverse tho city from centre to cireumferonce, dividing il into sil< oqual paru or warels, In the centre is a circular space containing about

1 This word, 'municipality·, b not uled in a technica' ten •• 51

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TtfE TOWI'I_COUI'lTItY MAGI'lET

ji and a balf aCJCI, laid out al a be&utiful ..,d well-_tcicd

.-erden

; ando .urrollading this garden., eacb st~ndi~ in iu Owtl ~ple gtounds

• are tbe largor pub\iC bUlldu-.gs túWO hall.

~ 1 d , !

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~ 11 ~ • • • E !I ~ • D :a

S : 10 • i

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..

~ IV ::: . .. ~ • .. '

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:z; al Cl .. ~ o .. o

'" .. .. :z; .. (J

Cl :z; ~

Cl .. ~

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principal concc¡t and hall. lbeatre. librai)'. musellm

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pieture-gallery. and hospital. The ~est oC the large 'Ii'ace encircled by the 'erystal PalaCC' i • • pub~c park. contaiJUng 145 which inel

udes amplO

recreauon grounds within vei)' eaay oC aU the poopte. 53

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THE TOWN-COUNTRY MAGNET

Rlmnin, ID round the Central Park (except where it il inter .ectod the boulevards) is a wide ~de canee! ~ 'CrystaI , on to the park. This building il in wet '¡¡catber one the rcsorts of the pcople, whilst the Irnowledge that its brigbt sheltcr is ever close at hand lempts pcople into Central Parle, even in the most doubtful ofweatben Here manuflCtUred goods are cxposcd for sale, and here mos! of that clus of shopping whieh rcquires the joy of dclibcration and selection iJ done. Thc 'pace encloscd by the Crystal Palace iJ, however, a good dcaI Iarger than is rcquired for these puro poses, and a considerable part of it is uscd as a Winter Garden -!he wholc forming a perlllancnt exhibition of a most atlrac, tive cha~acter, whilst its circular fOlm brings it near lo evCl)' d~~er m tbe town-tbe furthest removed inhabitant beíog Wlthin 600 yarda.

Passing out oftbe Cryst,al Palace on our way to the outer ring of tbe town, ~ eroSi Fifth A venue lined, as are aU the roadl of the town, Wltb tren fr~nting which, and loolcing on to !he ~ta!:a~~ w~ find a nog of ver] cxcellently built hOIlSCS, our walk ~ m Ita own Imple grounds; and, as we continUl: either ' ' o~ ~t the hOU8elare for the most part built circula~::U:: nngs, faciag the various avenues (as !he which all Imed), or fronting the boulevards and roadl

converge to the tr who accompaniea us o cc? e of the town. Asking the friend Iittle city may be, we :e o~~a°':CY what t~e pop~lation ofthiJ about 2,000 in the agricu)~ ut 30,000 ID the Clty itsclf, .nd town S,SOO buildin Iota cstatc, and lbat there are in the -the winilllUW ';cc llof 10 av~raK~ Biu of 20 fcet x 130 fce! Noticiog the vcry va::ttcd ~or the purpose being 20 x 100. hOllscs and uoups of archi!ccturc and deaign whieh the gardcna and . . display . SCI vanee of ~tíve kitcben. lOme havmg common chi-" po' atrect lino or b'l 001' We Icam that "eneral ob-g, lllta as lo h ID 0111 .!~_. <> , authoriti ' Ollse buildin ,-}"Ulure from It are tho

CSCXOlalC~~tr 1, & o~ which th .. menta are . ~~ o for though e mUDlClpal tasto and strict1y ~orced, !he fuU propcr senitary auango­• Walking -liD towar: encollrapcl. cst ID_urc of individual Grand Aveaue' Tbi tbe OUtskirta oftbe . - -VCo· town, ue 1I tully entitlcd Wc COme upon

S4 lo the name it

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TOWN-COUNTRY MAONET ~HE wide 1 and, fOlwing a belt of pcen ';'P"

¡,eatI, for it 11 42~ foot divides !hat part of the to":" which vvardS of tbroo milos long! wo bolts Jt re,lly consütutos an li outside Central puk Into t le whlch is within 240 yarda l:ditiona1 park of ll~!~ab~a'::. In this splondid avenue six

f the furthestremov 'cd by public schaola and ~tcS, eaeh of ~our ~cres, =d~:lgardons, while othe~ ~tes tbejr surroundmg p ~gro fsuch denominations as the rebgJ(~us are reserved for churc os, o detenine to be eroctod and mlllD­bcliefs of the ~pledmalthe w~rshiPpors and thoír friends, We ¡,ined out ofthhe ~n s o fronting on Grand Avenue havo do­observe that t e ouses ds th t f which Diagram 3 parted (at least. in on~r~~:ewarn;ra1 p:.n

0 of concentric rings,

~:~~':~:;n~::e ~'ready splendid width of G~nd Ave~ue, On the outer ring of the town are faetones, ware .oules,

dairies, markets, coal yards, timber yards, cte" a1l froDtmg on th 'rele railway which encompasses the whole town, ,;nd w~c~ has sidings ~nllocting it with a main line ofrailway which

ISsea through the estatc. This arrangemont enables goods to ~ loaded dircct into trueks from the warehouscs and work­Ihops, and so sent by railway to distant markets, o~ to be taken direct from the trucks into the or fsetonos ; ~us not only etrccting a very grest saving in regard to packmg and cartage, and reducing to a minimum loas from breakage, ~ut allo, by reducing the traffic on the roads of the !own,lessemng to a very markod extont the cost of their malOtcnance. The amoke fiend is kcpt well witbin bounda in Garden City; ror all machinery il driven by e10ctric energy, with the that the coa! of cloctricity for ligbting and other is greatIy reduced.

The refuse of the town i. utili~ on the agricultural portions of the eatate, which are hcld by variou. individual. in large f~ JUS, smaU holdings, aIlotments, cow pasturos, etc.; the natural compctition of theao varioua methoda of agriculture, tested by the willingness of occupiers to oft'er the hlgheat rent

, Portllnd Pllce. London, la only 100 fcet wfde. 55

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THB AGlUCULTURAL BSTATB

iJ ThUJ whllo in .omo puU o( London thoren n ... t i. equaJ tbO ::o óoo ,; acre, t4 an acre i. an hlp rent (or 10 'culiuralland.l lbi. enormou. dilference renla! value il, 'r~urse almod entirely due to the presence in the one elle o d!he a¡'sence in !he other o( a !arIO population; and, u it :nnot be attributod to the acuon of any particular individuall, it is frequently .poken o( as tho 'unearnod iDCi olllent', i.o. un­earned by tho Iand1?rd, !hou~ a more ccm oct to.J DI would be 'coJloctively oarnod IDeroment •

Tbe prosence o( a considerable population !hUi Biviog a peatly additional value to !he ¡oil, it is obvioUl!hat. migration of populati~n on any coDSi~orablo scalo to ~ny ~lar aroa wiII beCOltamly attended WI!h a corrOlponding /Ue ID !he valuo of!ho land so settled upon, IDd it is allO obvioUl that .ueh in­erement of valuo may, with scme fOiC&ght IDd plCi·arranp­men!, become !ho property of tho miptinS poople.

Such forosipt IDd pro-an'ngr;men!, never before axercisod in ID elfectivo manner, are displayod COnspicuOUlIy in !ho CIJO of Garden City, whOle tho land, as MI havo SOOD, is in trustocs, who hold it in trust (aftor payment oftho for !he IVhole commnnity, 10 that !he entire iOONliIlIIt ol valuo gradually creatod becomOl !he proIJOrtr of tho municipality, lVi!h !he c/fect lbat !hough ronu may /Ue, IDd evon riso con­.iderably, such rise in reot will not tho propeily o( private individual., but will be applied in reJjd of ratea. I& ÍI tbis arranpn.mt 'lVlúch will be 10 BÍVe City mueb of its magnotic power.

Tbo site of Gardon City 'IVO havo tU:en 10 be 'lVortb al tbe time ol iu purchuo l40 ID .ClO, or f2'O,ooo. Tbo purchuo money may be 10 repment thirty JOII'I' purchuo, and OD thia b .. i. !ho annua! ront paid by tho (Ormllf Im.DU '!VII U,ooo. If, tbordore, !hero '!VII a population o( 1,000 1* 1001

opon !he Cltate at tho timo o( tho pUn:bllO, tbm o.ch man, IVOmln, IDd ebiJd IVU contributing 1O""lrdl thia nmt-roJl ID average ,11m o( U por 'DDum. But tbe popubotion of <ñIrdoa City, ¡DeludiaS ¡II all,iculturalland, ÍI, lVben completod, 32,000,

1 Tbeoe .ud aH oth« tJ¡u¡w are ,n.n .. in lile orljiNl editIoa o( lile boa" 111/198. Morwy vaI_ in &,Iand ha"" o(coune~ c:onsicI«ably lÍ,u lila! da,.. El/.

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THE REVENUE OF GAR llId tbe estate has them DEN Crr char&e by way cost • sum 00 which t.b l'

was initia 1 of !9,600. ThIlS, WhiI~ pay III all!¡

cootribu!cd lB ~ ,<xx> .PCnons out of th . before llJe lit} tbe town 32 ' aYear, or U a he{1(/. elr IUtiIed ~.

cootribute E9 fixJ(XXJ persoos out of their ~C:¿he COl1lp¡:rn.

Thi~ lUID of 65. ~ea:~':r ao aVerage of 6s. a he C4rnings ~~ spcaking, which tbe 'nhab' per annu1ll is an th 'flt/.

=UPODtopay;fO~itis~ra:: of G~CD Ci; ~t, striCl/y SUID tbey pay be' tenl which they eVor be

aD ~,:U DOW sUPPOle ~ a cohntributioD towa~?tha~aY,any OUIllD ...... y 6s a hcad, cae persoo bes' elr r.1es El 141. Or O . cootributes an ' Ides contributi . Fint, ~ch pcrs~~ a~. ID lbat cale two :rage annull sUID ~~ on~~OUrth of tbe : be6:aYing for groun~~ 7ay be ooticed. paíd 111 groUDd reDt al w ch each persen be n aod rates 001

~t, aI'tcr tbe paYID~~e; ;~d, leCOndly, the ¡ore the purchas~ :~ ID IDDUaJ SUD] of ~c!Dterest on the dc .. ~artd of MaDage.

"U, would A__ ........ 400 '''hi h, ""O Ures ""11 aU tbose ' a,,"I" providiD .'" e as will be • "' re· loeol taxa~SIJ. charges. iDd ! a IIDking fund (of f4 4OOf,rCleDtly

Tbe a oo. ~ Which are ' 1. defray IDd Chil;~ge iDDUaJ SlIQ¡. UsuaIly mot by a h 10 EDg/and CODtributed b

cad, IDd thc av lod Walea for 1 y cach man wo :o":lo!OW ortUnate7:~:~~ CODtribU:/lo~rposes is ~bo=~i II llligb &rouDd reot lDd 1 lOs. Tbe aVer . ground rent is It City wo~~re. be safe:;::ates il, t-:f: ycar/y COlltribu. IJouod ront gIy pay E2 ullIod lbat!he ro, about E4 JOs. lod strooger aod J~ rates;~ head in COIll:OPl~ of Garden anta of Garl We Wi1I tea¡ the I lo Illako tb etc dlSCharge o( and renta io on City to pay I IUJlPoscd WilJine case !he cIcarer

For Ibis p IDotbcr way. Uch a 1UllI as E2 goeas o( the tén-1caviag tbe ~le. let us doal fin. aYear for ratos lhe reol Wbich wn eatato lo be d t Yiítb tbe a . before lhe 10"-can be IOCUlod ...:~I Wilh ....... ~cu/tural eata'­lo bi "U Was .... " "IU be -.-.--ato/ "',

s dOon. nOTe uuul, Every fl CoDlidcrablyY' Obviou.1y ID of coursc ar:re 30,000 ~::::: 001\1 has a Broator than

y PIrt 01 tbe w~rJd, ~f~y freo lo 1'Oop/e lo be ~rket c/ose d ID tbe c.a.o~ their fOada Od. Tbo1o

6() o ll!any P~Odtuft'. fro1ll Ucta will

THE AORICULTURAL ESTATE

d blless continue to be supplicd fr01ll abroad. Tbcsc farm~rs :: hardIy likely to supply them with tea, wilh colfcc, witb

ices with tropical fruils or with sugar,! and !heir to ~m~le wilh America and Russia for the supply of or fiour 10 Ihe town may be as kccn as ever. Bul surely the slruggle will not be so despairing. A ray a bea1ll of hope will gladden !he hcart of the despairing h01lle-producer of wheat, for while tbe American has to pay railway chargcs lo the seaboard, charges for Atlantic traosit and railway chargcs to tbe con­sumer, !he farmer of Garden City has a marlcet at his very doors. and tbis a market wbich the reot he contributcs will help to build up. I

Oro consider vegetables and fruils. Farmers, exccpt towns, do not often grow them oow. Why? Chicfly becausc of !he difficulty and unccrtainty of a marlcet. and the higb chargcs for freights and commissioo. To quole the words of Dr. Far­quharson. M.P .• when Ibey 'try to dispose of !hese Ihings they find themselves so hopelcas/y in a spider's web of rings and middlemeo, spcculators, that they are more tban balf-inclincd to give up !he attempt in despair. and fall back on !hose lbings that stand up straight aod square to thcir priccs io the open markel·. A curious calculation may be intercsting wi!h regard lo milk. Assuming elcb penon in the lown consumod only onc-third of a pint a day, then 30,000 would consume 1.250 gallons a day, aod might !hus save. taking rai/waycbarges at a penny per galloo, upward5 of !1.900 per looum io railway rales upon !he one item of mi/k, a saving which mus! be mulli­plicd by a 11rge figure in order lo rea/ize the goneralsaving lO be effcctcd by placíng CODSumer and producer io such close association. In olher words. Ihe combinalion oftown aod coun­try is nol only hcalthful, but cconomic a point which eVCIy stop tabo will scrve lo make yet more elcar.

Bul !he renll whieh !he agricultural tenaoll of Oarden City would be williog lO pay would incroasc for another roasoo. The waste products of Ihe town eould, aod Ibis wi!hout hoavy

1 The el""IIle U¡hl, witb cheap motive power for jI! fWICI.tion. with gl ... ·hoUIlCS. m.ly malee even . of !he •• !hin .. possib/e .

• Scc F1ekls. FactOl'ws. aM Wo,ks¡'ops. by PrinccKropolkin (Lon­don /898). and Tú Coml", hvo/utioIJ, by Capt. 1. W. PeJaYCl.

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THE REVENUE OF chargcs for railwa b'D GARDEN el readi!y broUgbt &aIk lo :: or o~er QpCilsj\>l T~ q~estion of sewage dis • i1, !bus 10CJVtsj . e agellcj WJ.tb. bu! il¡ inhcrcnt dr,::} 1$ ;Daturally a dio,¡ lis fertili;" eco be ficíal .nd impcrli lty IS ofien CUI! 0lle 'J. lOe Benj~n Baker. 7: bic;~d!tions a!rca.:fy %~~incrca'ed :~ d~ der Bl/lnie !o !be }OIQt report Wi!b Mr slence. Tb J Itti. ing tbe COnsideTatiLondon County Coun '1, . (now Sir) A~s. Sir Iys!eut of tbe M on of tbe vast qu-ü' CI say!: 'In app ~.n.

. C!ropo"- .... on of tb roa h practícaJ problcm ..... and !be ¡tale f e whole SCWe e. fae! Iha! !he ... Wc had cleerl o tbe Tbam tage unaJlcrabl ~craJ festures of!be Z ~t once !o rcco ~. as a tbe main loes ~~. and IDUS! he ace am d~na~ SYs::;:C !he quite as _ tboroughfares h :eptcd 10 !bec. _ l\'cre . "~ COuJd u'; h ave to he -u,e Wa

"te, givCII!he . "'s tbcm lo he aCCcplcd yas little dillicuJ skilful cngin or no!. • Bu! on Whethcr l\'hich to pr /y. He. would :::~ he ~ould bave co~arden . City !he propc CJlIre hi& plana and lI.I I! were. a cIca PIlrativcly before hiIn rty of!he municiP-uty !be whole estate be¡ n shect 00

!he prOducÍ;:nd l\'ould dOUbtl~ he would have a ti ng equany The .Cllcu of!he a' ,uCOt>cd in ad' ree course

such fafo:!b:Cl!,SC in !he 8Ticultural cstale. dmg grestly lo l\'ollld a40 leo Y btualcd aIlo number of aJlotm

There are d to raisc!he flnents as are sho e?ts. csPCCialIy /be Gardcn ¿.et othcr tCasou, total lUID olfe OC/ ':"O m Diagram 2 :t:'llrer for ~ ~~Oll!d bcl\'!in~e ren; w!u~~e:~ • . esa of !he . ......,1, l\'o .. ' g to,.,. Ji . armer on IRClcslOd by agricu¡lural ",d tcnd lo i""Y or bis farm. or a a DC\V IOd so~:U-dev¡SCd Jlart of tbe ~ease. Tbe produo­::- (or lran.íl t!-t ~tcnZ!Ie¡Q o( scWagc~! bcsides being m ~Od becauac /he mOre diatan ltIarlcet. With ISposal. and by

4Xlmll.lQ Cul . tenure t ltIarlc Umque lion of!he tiva~on. 11 ia oa .l\'hich /he Cta. would COllve!li-OCcUpation ~te " Jet a! f¡ ~ JUat tcnu Iand ¡, be.ld also be In­.to Iba! otrered 00, la /he IJr renta. lI'i~' Tite '&ricu~couragCl la (avour o( lite by lOy "'ou~~'::1 l. lI'ilUn a ri&ht to co tu~al por-~ lo 0Ccu 'D, ten 0Ccup¡ 'lo pay ntInue ill

lo 'ccure ~. l\'bUe / (Ot J, leJJant having 6~''It .1IIy I l\'OUld ~ne)[hau.tcd

undUe .~poqible of that

THE AGRICULTURAL ESTATE

tural incremcnt of IllDd-valuo wbich would be brougbt abou& ~a tbe general growth in woU-boing of the town. he would yet b;'ve as all tenanu in posscs.ion probably should havo •• pre­ferm:ce over any newcomor. and would 1:o0w that ho would not lose tbose fruits of bis past industry which were not yet in­gatbered but were still adding their value to the soil. Surely no one can doubt !hat such a tenure would. of itself, tend grcatly 10 increase at once the activity and industry of the tenan!, tbe productivity of the soil. and !be rent which the tenant would be willing to payo

Tbat !bere would be this increased olfer of rent will bccome yet more obvious if we consider for a moment !bo natur~ of tbe rent paid by a tenant of Guden Cíty. Part of what he pays would be in of inlerest on the debenturcs on whicb tbo moncy to the estate was raised. or in !ho rcdemption of tbose and would tbus. exccpt so fu as tbe deben-

were beld by rcsidents on the estate. pus away from tbe community altogether; but the wholo of the remaining SUID

paid would be expended locally. and tbe faJUler would have a sbare equal to tbat of every adult in the administration of such moncy. The term 'rent·. therefore. has. in Garden City. acquircd a new meamng. ando for the s.ke of cleamess. it will be neccs­sary in future to use ternlS which will not be ambiguous. That part of the rent which rcprcsenu inwrcst on debentures will be bercafter called 'Iandlord's rent'; tbat part which reprcsents repayment of purchaso-moncy ',inlcing fund'; that par! which is devoted to public purposcs 'ralcs'; while !be total lum win be tel med 'ratc-rent·.

From tbese con.ideratioDll •• urely it is obvious tbat tbe ',au­,en" which the farmer wiJI be willing to pay into the treuury ol Garden City wiJI be considerably higher Iban the ,~n' be would be willing to pay to a prívate landlord. who. besidCl increasing bis rent 81 the tarmer makes hil I.nd more valuable. \ViII also leave him wíth the full burden o( local tuation restíng upon him. In .hort the plan propoacd embracea a .y.tem o( IOW'gc­di.po •• I whlch wlll returo lo the .011 in a tranamu!cd form many of IholO producta Ihe grolVth of which. by exhau.ting itl nalural fcrtility. demand ollOwhoro tho applicallon o( DIlInures lO ox­pensivo thal the f.lIuM bccomCl louloUmea blindcd lo Ibelr

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THE REVENUE OF GARDEN CITY

necelSity, and it aIso . a systcm of ratc-rents by "'hic¡¡ many of ~e fa~cr'. hlrd-ea~ed sovereigns, hithcrto los! lo bim by bcing pa1d Iway to bis llndlord, Ihall Tcturn lo h· exbaultcd excbcqucr, not indccd in the form in wbicb they l~ it, but in a varicty of useful forms, such as rOlds, schools markcts, which will assist bim most materially, though in: directly, in bis work, but wbich, under present conditions, entlil so severe a burden as to make bim naturally slow to sce their inhcrent nccessity, and even 10 look upan sorne of them with suspicion and dislike. Who can doubt that if the farm and the farmer can be placcd under condiúons so healthful and natural alike in I physical and moral sense, the willing soil and !he hopeful farmer will a1ike respond 10 their new environment­the soil becoming more fertile by every blade of grass it yields, tbe farmer richer by every penny of ratc-rent he contributes?

We are now in a position 10 that the rato-rent which wiU be readily paid by farmer, smlll occupier, and allotment holder, would be considerlbly greater!han tbe rent he paid before: (1) becaule of tbe presencc of a new town popolation deroanding ncw and more profitablc farro productl, in respect of whieh railway chargcs can be largcly savcd; (2) by the due return to !be soil of its natural elements; (3) by tbe jusI, equitable, and natural conditions on whicb tbe land ia hold; and (4) by rca.on of the faet tbat tbe rent now paid ia rale and rml, while tbe reol forroerly paid left the rates 10 be paid by the tenan!.

But ccrtain as it is that the 'ralNm" woold represent a very considerable incrone .o~er ~ bare rml forroorly paid by tho tenantl on tho ostate,lt 15 still vory much a matter of conjoctUTC what tbe 'ratc-rent' would be; and we ahall, tbercfore be Beting prudently if we gIeatly under-ostimate the 'ratc-re'nt' which would probably be ofl'ercd. If, then, in viow of all tbe circum­

. atanco!, wo OItimato that the farmlng POPUlOllo1l of Garden City will be prepare<! to pay for ratea .nd rent SO por cont more than they before patd for rml alolte, W\I shall reach tho following rosolt:

Eltllfllllod Gros. R, .. n"" from Á8rievlllllYll Ella,. Oricinal reo! paid by ""'anls oC '-000 acreo. say U 500 Add SO per c:enl Cor contributiont lo raros and slnk- '

!na Cund 3,2SO •

19,7SO TolaI 'rate-II!I\I' Crom '1' Io:ultural estale 64

L. ESTATE GlllCUL. TUllA roount whicb may,

TtiE A ter escroatc \he~..d froro tbe town L_II in tbe nc:xt c~twaúon, be eX!ffici;ncy of tbe total

~e Sil»" reasonable consider tbe su tbe roost prO'ccd tO . -As of tbe towo.

011 d t betI . . --\ D<"'" ~te. an {OT tbe rouQlClr­~~rcou

65

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