472
As to re- sumption of insanitary
areas.
Rsumption of Taiping- shan.
34
In this matter, the recommendations, made from tinie to time, during the past twenty years by the Professional Advisers of Government have been practically set aside. The reason for this is simple. If the number of people, which can be packed on a given plot of ground is reduced by limiting height, and by reserving open spaces, obviously the value of that plot, is reduced also. Now land is costly in Hongkong, either it has to be excavated in the hill-side, or reclaimed from the sea. Naturally, the land-owner desires to get the best rental for his land, by crowding as many tenants upon it as possible. Consequently, during the past twenty years, numerous Building Ordinances, drawn up by the Professional Advisers of the Government, have been brought before the Legislative Council, but in each case, many salutary provisions have been withdrawn or emasculated at the request of the Unofficial Members of Council, representing the landed interest. The Government has hesitated to use its official majority. Since the outbreak of plague, the mercantile section of the community have realised that their interests are not quite independent of the health of the Chinese population. Commerce is disturbed by quarantine in other ports and otherwise. Hence the Petition, which was sent to the Secretary of State for the Colonies.
:
The Commercial and Land-owning interests are opposed. The former desire freedom from epidemic or pandemic disease. The latter, the majority of whom are Chinese, and not British subjects, desire to get the greatest possible rents, which connotes overcrowding and insanitary dwellings. The two objects are absolutely incompatible, one or other must go to the wall. Which is to yield, the European who founded the Colony, or the Chinese who comes to it for his own purposes?
99. One thing is certain, and that is so long as dwellings are overcrowded and insanitary, no amount of external sanitation will give immunity from epidemics of disease. The water-supply, sewerage, drainage, scavenging-all may be perfect, but there will be no complete security, so long as dwellings are over-crowded and filthy. Vigorous measures, such as those now enforced by the Sanitary Board, will no doubt mend matters and tend to prevent an epidemic, but they cannot be depended upon to prevent one certainly and entirely.
The Government in short have to face the problem, which is still awaiting complete solution elsewhere; namely the housing of the working classes.
In London and other towns, it is found almost impossible, on account of the high price of land, to buy up insanitary properties and replace them with proper dwellings at a remunerative price. That is to say, it is not, as a rule, practicable to buy up insanitary areas, and rebuild the dwellings, so that they can be let at a rent that the displaced population can pay; and at the same time pay interest and sinking-fund, on the capital expended, in purchase and reconstruction. So much is this the case, that many hold, the opinion that full value, computed upon rack- rental, and with consideration for compulsory sale, should not be paid, in the case of insanitary building. I am further of opinion that nothing short of the general resumption of insanitary tenements, and their entire re-construction, will bring about any thorough improvement in the sanitary condition of Hongkong. Unless some drastic legislation be adopted, limiting the purchasing price, resumption and reconstruction will prove unremunerative and the loss will have to be paid for by some one. Is the loss to be borne by the community at large, or by the owners of the insanitary property, or how is it to be proportioned? The Housing of the Working Classes Act, 1890, lays down precise instructions, as to the valuation of insanitary property, and enjoins that deductions be made with respect to its improper use or condition. It further enjoins that the usual allowance of 10 per cent. for compul- sory purchase, shall not be added.
. 100. The resumption of Taipingshan affords an example of the non-remunera- tive character of insanitary districts, under existing conditions, as to the purchase of There are on it only a property. The greater part of Taipingshan is still vacant.