1938-10-15 — Page 13

THE HONGKONG. TELEGRAPH, SATURDAY, OCTOBER 15,

1988.

Mr. W. H. Owen's Housing Memorandum

HONGKONG'S SOCIOLOGICAL AND FINANCE PROBLEMS CONSIDERED

Possible Methods Of Financing Big Scheme

TO-DAY the Telegraph pub-

fishes a second Instalment of the housing memorandum com- piled by Mr. W. H. Owen of the P.W.D., which la incorporated in the Housing Commission's Report. In yesterday's section of the memorandum Mr. Owen discussed at full length the economic factors governing slum clearance and the abolition of overcrowding in Hongkong. To- day the sociological issues and financial aspects are considered, and Mr. Owen makes sugges- tions for meeting the problem of financing a big scheme which would remove the local housing problems.

The memorandum follows: 41. The unit of occupation is the family and standards should be based on the requirements of family life. 1 that the have endeavoured to show present standard tenement, under exist. ing economie circumstarices, adapted to family life for the majority. No housing can be considered satis factory unit every family has a oWN self contained quarters.

not

42. To ensure the provision of aeparate home for each famliy it is necessary to know how many families there are With no figures available one can only estimato 'or, more correctly in this caso, make an intelligent guest. In the 1031 Census Report the popula

Kowloon in tion for longkong and Kiven as 654,716. Of thesa 304,004 are single, (both sexes) 189,002 are married men, 101,509 married women and the remaining 20,180 are almost all widow. Taking the normal family as con-

ed.

4

SCAVENGING LENC

201

ROOM

T

Ground floor and upper floor plans of the type of Chinese tenement buildings suggested in Mr. Owen's memorandum

Flaws Found In Hongkong'

Property Valuation Methods

one floor without overcrowding. Puverty, leiting off to a ledger. For the sake of

sailag of father, mother and children. I frequently compels more than two Inmi- economy the combined area of the three vices has been the subject of experi

a shortage of

was taken in

40. The Hongkong Ordinances es to share a floor.

+01

roenin abould be fl.. near as possible to the minimum area required by law for the whole family.

nra

מן

BALCONI

1DUN

referred to as Typa B.

cost of the building is lower than that, of Type A; the height is the same, but A extra four in included. In conno. QUENCE under similar elreumstances rents for an upper dour in Type B con be reduced to nearly half of those for Type A. It cannot be claimed that, under all circumstances, rents can ba reduced to suit ail pockete, but, under favourable conditions, a three roomed fat, with kitchen and W.C., just sum- clent for one normal family, can bo let The provision of communal sec

at as low as $5 per month on an avor- age, and if, amongst a number of much ment to a far greater extent in con-

house, higher rent can be obtained inental European countries chan

for those more favourably #ituated, with 131,359 married women, it might

England. In many European, schemes

then the rents for the remainder might be taken that that would represent the quire a minimum clear height of 10

51. With the exception of the very these communal features includo za-

be reduced accordingly. maximum possible number of familien.

And reading ZDODIR, guest

65. In Appendix IV are giren e num Many of the married men and some of per floor in order to let light and air

floor space of 36 square ment has only una latrine, and that is roums, sewing rooms, blillard roome, ber of tables showing development the women have their wives or. hu. Into laner cubicles. Thoy no requira latest type, the normal standard bene-creation

and restaurants, Atorage bands and families living in the coun-

feet and a minimum air space of 350 on the ground floor and inaccessible to gymnasia

costs, and valuations for different types try. It in naturel.to presume that this cubic feet par person, 12 light and air upper floor ichants. Even in the lateri space for prame and bicycles is alment nt fouses under dilforent circumstances.)

These however would apply mainly to married men, of

were directly accessible to all habit-type only one latrine per floor is pro invariably provided,

were re-vided to serve ten or twelve adults, are asmoshat te the nature of luxurios. Whilst it has not been possible to deal able parts and floor helgbis

with the innumerabia whom there is a surplus of 68,13 over

variations in 69. The frequent absence of baths conditions a sumcient married women. If it be assumed that

dured to 8 6 clear, a door space of and many mare in overcrowded houses.

number have 20% of the married wonten are living 44 square feet per person would pro- The addition of another Intrine would and the general absence of Individual; been considered to show that, condi- alue (a rather generous percentage) vide air space of 30% cubic feet. With only increase building costs and there hot water systems in European Bousing Lions being equal, rents for Type B then the remaining 80% or 105,095 may an improved plan this additional floor ford rents, which are already iva high. schemes in largely counterbalanced by house are appreciably lower than for be provided The desirable minimum is one latrine the provision of publie bath houses, Type A and that, if built by Govern- be assumed to be fiving with their fat-space per person could

Without increasing the total floor area, per family but this is only possible it laundries and drying rooms, convenientment or some non-pront making Trusi. lies. In other words, It seems reason- able to assume that there are round as, In the present tenement a large accommodation be exactly adjusted to ly situated and fitted in a most up-to- rents can be reduced to about half date manner. There are eight com those which would normally be requir- about 100,000 familles requiring accounasaount of the floor space is taken up the needs of the family.

the 62. Separate bathrooms. desir-munal batha in Hongkong and these ared, under existing circumstances, with nodation. The latest building returns y passage way, necessitated by whew that there are, ut present, about long narrow plan With floor heights able but not essential. A small tub of largely patronized. The women fro- 75,000 tenement floors in Victoria and

66. The rent which would have to be required for bathing, and the kitchen the local bath houses are somewhat charged for a given type of house will Kowloon, On the basis of one family reduced conatdorable savings in build water and a dipper are all that are quently do their laundry work in them, housing supplied by private enterprise.

Ing costs could be effected.

present can be used for the purpose. Alteras primitive but appear to be effective. fepend on a number of varying factors. per floor. there is thus

47. For ground doors the about 25.000 floors, or, approximately minimum height is 11' 0" clear. The tively, a shower bath is economical in Until a 100% effelent method of ration- fon 8,000 three Atoried tenements. Since height of a domnvalle building to the water consumption and the cost of in-log and preventing waste can be devised

(a) Cost of development- La, "cont 1031 1 even must not exceed the width of the tallation negligible. With the native communal hot water supply to in- the Census

of land, alte formation, roads, estimated that the population in Vir-road on which it fronts, For a 60 faut tree W.C. sunk level with the floor the dividual houson or flats does not appear

newors and buildings. bas increased to road therefore, a building of four shower could be fixed in the latrine and to be a practical proposition but, to a

(b) Rate of interest required, toria and Kowloon

extení, communal bath

(ei Type of ownership. Increase of 15tories will not take full advantage of the W.C. would then serve the double reasonable about 750,000, an

deficiency. The height, hut a purpose f sanitary appliance and bath houses make up tho Presumably, the number of families has permissible building

(d) Situation provision of laundries would be an as-

of property increased in the same proportion. At building of Ave noors will exceed it. waste.

neighbouring development. 63. For the Chinese a separate kit.net but does not seem to be essential. to the present time therefore a reasonable The normal practice therefore is

"gas"ar] Climatle conditions and the

67. In England the costs of roads general and sowers Bro charged as a separato estimate of the number of familles is make the ground floor 10 feet high nadchen is essential. Electricity, way between 100,000 and 110,000 and the introduce a cockloft, or mezzanine floor, coal used in an enclosed stove are quite absence of balconies und verandahs item to property owners, but in long-

but beyond their means. Normal cooking make the washing and drying of cloth- kong they are included in the #hortage of accommodation between anleially for storage purposes, 25,000 and 35,000 fats. If the widowed normally used as sleeping quarters for is one on a chatty under a hood which, ing much more dimcult in Europe than price of the land. The average for and single be inken as divided equally asalstants. This additional door height in theory, draws the fumes and smoke in Hongkong.

Band, ronds and sewers for London do. With communal kitchend cooked Housing estates up to 1934 was 238 per amongst the families, the average size also permite of pulleys and shafting into the due. In actual practice it does of fanillies would be six, the figures for machinery being installed and the as such thing, to judge by the smoke foods can be provided in greater variety have at an average density of loss

and at less cost than begrimed Average Kiteben.To cook in which was presumed in Paragraph 18. ground flours of dwelling hours being the living room is therefore not desir- could be provided by the housewife in ately at 15 houses per acre the cost similar meala than 12 hovaas por sers. Proportion- 43, 11 the shortage of fats is to be converted into factories. It is goner- able.

the house. In blocks of flats communal would be £30, which, at current rato: made up, it in highly desirable that ally agreed amongst the authorities

should conform that cucklofts are undesirable, and the human health. It is desirable therefore The provision of good food at cost price kong. In ilongkong, In Shamehulpo and 54. Light and air are essential for eating rooms might also be provided. of exchange, would be $480 in Ilong- these new dwellings more nearly than do the present tene use of ground floors as factorios in that every habitable room or part of would, in very many borderline cases, similar districts,

and circum objectionable. the needs ments, with

the upast price of 48. If floor heights of 80 clear be tenement should be well lit and that raise the value of incomes to a level Crown Land Is $1.50 per sq. ft. of atonces of prospective tenants. They

for every occupant should, if he or she so adequate to support a forally whorens, $1,450 per house; this includes the pro- should provide for family life, for an permitted, then with a ground average family of about six and the 110 high a dve storied building. could cairos, be able to obtain fresh air by in other circumstancos, it would be in- vision of

roads and Bowers. Landi charges are therefors shout thres times rent must, on average, not exceed $5 be erected on a nifty foot-road and the opening a window. In the present type umcient

inner

01. The normal tenement possesses higher than those on the outskirts of: per month per family. Where poverty height to the top floor would be no tenement the occupants

the main factor to be dealt with, greater than tho present normal third cubicles can have no say in the matter nu moans of providing heat in cold London, where the price of land in

weather, Cases have been known where notoriously high. to become maximum possible provision, high a cockloft could not be permitted, It must be recognized that, except in minimum permissible standards are apt floor. With a ground floor eleven feet to whether the windows in the outer

compartments be opened or closed. Lenants have been, asphyxiated through 68. Some time ago it was propheed chatties being used in rooma where to develop Kowloon Taal as a European Present and possible standards there but to balance this, there would stem very hat weather,

residential suburb and, after allowing foro need euroful consideration.

the ground floor to cover the whole of closed and no law can force him to Central heating would be

windows nailve menna of ventilation provided,

for all development costs, it was estirami AN OBVIOUS FALLACY

Ideal but ated that, with the exception of a very the building lot, provided it be used

small area reserved for shops, build-} open them.. Openings compulsorily left appears to be Impracticable in view of for non domestic purposes only.

In walls can easily be blocked up. If it the poverty of the normal tenant..

ing land could, ba sold at a handsome' FINANCE

profit at 40 cents par aquare foot. It was proposed to charge $1.00 per aquaYO fost for land in the shopping aron. in its original stata Kowloon Tint was rough and hilly and development costs wore high.

60. It seems therefore that it should be quite feasible to sell land on the (Continued on Page 5.)

44. The question of overcrowding is

of

to be no valid objection to permitting dweller normally keeps his

the Chinese Slum windows have been closed and no altor

With

dependant to a great extent on unit of the 100 acavenging lana naw required to considered necessary to keep thei

by law, ample would be

SEX PROBLEMS

antike it or not, the only scheme:

تابه

Hongkong Ordinances do not cater for able.

62. Throughout the world, the-rent] the family as a unit; nor do they gira

which appears to offer any hope of probieni has constituted the greatest any consideration to, the question of

40, The Hongkong Ordinance places success is to provide an outlet for foul obstacles is the way of providing the sex separation. The overcrowdlag

no restrictions on the number or sex air by means of a dus leading to the houses for the poorest classes. Sour standard is based on so many square of people occupying one room provided; toof. This scheme would depend for its ing standards have: outpared"; "Income feet of floor space and so many cuble there is sufficient air and four space. success upon the very slow changing levels; now large numbers of workers feet of sir space per pornon. Given it is possible that, so far as sex rela- of air without the influx of cold air must live in houses below accepted ramcient floor and air space any num clonably is concerned, there la less being noticeable to the occupant. minimum standards

siteratively, ber of people, regardless of sex, may ilability towards promiscuousness when 65. The successful disposal of ro- must be financially neelated to enable occupy one room. Applied to the nor

a large number of people occupy one fuse from fats is difficult of achieve them to pay an economie rent. The mal tenement each floor of which in

roon thinn there would be with the ment. The carrying of dustbins up normal method of giving this assista capable of accommodating 10 or 1 same number occupying a number of and down pubile stairs le not walls-ance is for the State to subsidize build- persons, and in many cases more, then, rooms. How far this would apply in factors, particularly when they are no ing so that the rents donionded are be. provided those numbers are not ex flangkong in not known, but it is rener full that the ild cannot be properly low an economic lovel, based on the ceeded, there is no overcrowding. If ally recognized in other countries that closed and a trail of garbage in left on cost of the building. the available accommodation be men incest is more frequent in overcrowded chutes appears to be the best method come levele and rent paying capacity

the stairway. Disposal by moane ofi 03. In Paragraphs 19-13 normal In Bured on this basis; then the 75,000 areas then elsewhore, Open sex zela- Noora can accommodate 750,000 to 900,- tlenship may or may not be regarded although, early types of chutes of the maraes in Hongkong were con 090 people and there is no houslag sher with Indiference by the Chliess lower were not very natisfactory, faults have aldered, and the conclusion was drawn be quite impossible ta distribute the kirable that married couples Mul

Inge. The fallacy is obvious. It would classes, but it certainly does seem ut chute is obtainable. No particulars as must not exceed

now been remedied and an efficient that, for a great many, the average cent

any attempt to do so.

A

$5 per month peri family, and for many must be even lean. Boma cannot afford any rent at all. Under certain circumstances rents

bould be limited to permanent resid

population sevenly among the available hare privacy. The, partitions In the to cost aro at present nyaliable. houses. Family, ties would frustrate normal tenement ara merely screenai HYGIENE AND ECONOMICS

which give visual but not aural privacy,

66. The Interior Anish to house le as low na 4 or $0 per month can be 45. In England faintly unge la re- 60. For an ordinary family is laž

should largely governed by considerations of achlered 'but, sb, far as can be.neen. at cognized, as the overcrowding stand- highly dealrable that parents

room to themaelves and that hygiene no! econemales. It must be present, It does not neem possible to ards, whilst, laying down minimum re-, tava n

for Vermin proef and easily cleaned, and reduce rents to a lower level without quiremente por person, also lay down there should be separate, rooma

children of ́ench sox. For must ba cheap in first cost and main some form of subsidy. In Hongkong the number por room for sleeping pur-dult

three rvom tenance. Cement render satisfies these the granting of a subsidy would raise! poses according to the size of the rocht, family of alx therefore with a maximum of two persons per would normally be required. It is pre-conditions, but it is rather cheerless the question whether such Marialance room, however big. In addition, the ferable that the living room should not unless painted. Local files might be standarde Ox the number of people who be used for sleeping purposes but, toned, if costs permit, to provide a more

ents or, if not, to what extent would can use a house for sleeping purposes, obtain the lowest possible rents, this cheerful atmosphere,

it be Justifiable to subsidize housing 57. The question of artificial light- for according to the number of anbitable double use cannot be avoided. Whilst

now: Immigranta? For housing rooms in the house. Whilst the word- the living room should be farger than Ing is a subject for enquiry and ex-under central control senanty could ba

the remainder, it is essential that it) poriment. It is obviously a ing of the law refors only to perHODS,

waste of limited to people who have lived for its provialons are based on the use of should not be so large that, to make, money to wire a houan for electricly normally work here, and who, if air-l a given period in the Colony, who the dwelling for normal family pur- full use of it as a sleeping chambar, if the tenant cannot pay for current,

would result. In such a case aconces should be fixed For the remainder, to house wham fin cumstances permit, intend to stay here. Pose. The Hongkong Ordinances com- the mixing of axos plately ignore family life amongst a Children under ten years of age norm.

to the walls to provide for all lamps ancial asalstance would be required, A room or candies. A standard pattern could there seems to be no solation is the people whose regards for family ties.10 pily count as half an adult.

than that of any designed to accommodate thres adults produced in large quantities at degli probism unless Government or charity probably stricter other nation in the world. By English could therefore be used by the parents fills cost and would amply repay can provide the necessary funds. standards, the normal tenement door and two children under ten years old. Initial outley as an insurance against

64. Plan No. 8 Typs ♬ shows a'aug would only permit of four adult per In a family of six the remaining two fra ziak. Even when the rensinuar of sons living in iti sem less than one calldren could have a room sach or if the hog is nut wired, public stair gated-type of tenement designed to Average: family, By: Hongkong, stand- both under ten or of the same sex could ware should be efficiently-flightadana remedy, an: far ne possible, the fanita Sound in present standard types. The ards two normal familles exn occupy share a room and leave one vacant for! night, preferably by elsetricity,

Tell that husband hunter you're all tied up at home!

AMERICA'S LEADING

LOVE TEAM IN THE

COMEDY HIT OF 19381

and

RAINBOW

FULLCREAM Evaporated Milk

USE RAINBOW FOR "ALL PURPOSES. THE RISK-FREE MILK

From Holland's Finest Cows. Obtainable at all Stores.

Distributed by-

THE FRIESLAND TRADING CO., LTD. Wang Hing Building. Hongkong.

•ACENT

QUALITY.

GILMAN

"King Georgs IV Whisky

$1 TIFFINS

at-

has had a REPUTATION for 50 years Every QUALIFICATION of a first-class whisky and

a DESTINATION that is always assured

Jimmy's

Also A

China Bldg., Hongkong.

la Carte

Hankow Rd., Kowloon..

3

HOT

WATER

ALL THE

·TIME

IF THE SYSTEM IS INSTALLED BY

C. E. WARREN & Co., Ltd.

St. George's Building: /

Tol. 20269.

Needed Urgently

'MEN'S. WOMEN'S & CHILDREN'S

Winter Clothing

Hongkong Benevolent Society

11 Ice House Street, MONDAY - THURSDAY 10a.m. to 12 Noor.