1938-10-18 — Page 7

THE HONGKONG TELEGRAPH, TUESDAY, OCTOBER 18, 1938.

Final Instalment of Mr. Owen's Housing Memorandum SUGGESTIONS FOR CLEARING THE

SLUMS AND

No Sympathy Felt For Speculators

Any Improvements Need Aid of The Law

THE concluding part of Mr. W. H. Owen's monumental

memorandum on slum clearance and the abolition of overcrowding in Hongkong is published below. In it the author resumes his analysis of the factors to be considered in creating model tenement areas for the poorer class Chinese, and lays stress on the need for careful planning. Mr. Owen does not attempt to make any recommendations of a conclusive nature, but suggcats various features which must be taken into consideration when searching for a solution to the housing problem.

ut

in the

RE-PLANNING

ENGAGEMENT. The above photograph was taken at a dinner party, given to celebrate the an nouncement of the engagement ustween Mr. Yus Tas chow and Miss Cheung Po king, daughter of Mr. Cheung Kat ahing, managing director of On Lok Yuen Co., Ltd. The Rev. Wong Chung-hoi, of the Chinese Methodist Church, presided at the ceremony-King's Studio.

new bottle- would have to be found from Kome large areas in Hongkong could legi plus elsewhere. Sites for

and planned. other source. General revenue or some timately be cleared of buildings in this ments must be found special form of tax, which ennnat be way, and, when resumption is desirable. There are several possible areas in the passed directly onto the poor, appear and value only would have to be paid. New Territories such as Shatin, Tsun to offer the only alternatives for this Land value itself should be based, not Whe. Un Long, Taipo and Fantleg, but purpose. The erection of such bull on the rentals derived from overcrowd- before development can be commenced inga, with Improved accommodation at ed property but on the rentals which the questions, af water supply, com lower rents, will salut in promoting might reasonably be derived if the pro- munleattans, food prevention, drainage pelvate owners,perty were tegltimately ured. If sixty and sewage disposal and in some cases competition amongst particularly thane with dilapidated out. prople occupy a tenement, and pay $40 reclamation must be given serious con

Slam clearance itself af-date property. When the man of a munth at told in rent, then the sideration. tenants see what enn be done it may Average rent paying enpuckty can be means Iarge scale replanning of de- If the veloped areas, affected by janunerable provoke thera to demand, either more taken at 65 cents per head." In return for their money, or reduced tenement can only legally accommodate complications such an separate owner- bulldings, compensation, new rents for what is provided.

2 people, then, based on the average ship. rent paying capretty of the occupants, existing public services on such like. 86. Whilst wang 'owners of old 19 the total rentel which enn legitimately) No authority can cope with these dif-

For re

eventually The last part of the memorandum velopments themselves are follows.

to be extensive they will take masy 70. Two other items in the valun years to complete and will provide be considered to require almost permanent employment fur a tione, may

They explanation.

renis fairly number of both theag clasare, Are the

developments themselves adopted for shops and the proportion The

will of shops to flats. The rents which can sooner or Inter, attract the owners of be reasonably demanded for shops may shops and small workshops. If it he beat no relation to the cost of building posible to ensure that the majority of the Abop. Favourably situated shops these new residents come from sum will frequently command a rent which areas, there will possibly ben reduc- will provide a handsome return on ton in the population density in there outlay, not only for the shops, but all areas. It is probably that for the most the data above then. A shop rent at part those leaving the alume will con-perty would be only too pleased to ce relied on would be $18.18, any $20. Bleulties unless endowed with suitable 190 a month is more than sufficient to Fint of Class B prople. The remainder cerato in comprehensive rebuilding in this latter rental from which the legal powers, which at prement do not

scheme there are undoubtedly many ad value should be entculated. Com-exist. show 6 per cent. on the total ullay in the alum will therefore have n

unless forced pention should always be thimited to

Town planning deals in the main for a house costing $0,000, and this grenter proportion of Cines C and, with who will do thing,

with private property and the rights of without a cents in rent from the upper the present type of tenement, unless The long narrow type of building in value based on legitimate usage

One of the greatest difficultios] vested interest are Jealously guarded, Hours. On the other, hand an un rent aro considerably reduced, will uneconanical and ends to overcrowl-i Wider frontuge word abullower

9. In any elvillard cummunity favourably situated shop may command overcrowd Into a few tenements,

Humera Reparato uwnerships. Reliberty of action cannot be allowed if terest on the whole tenement, excessive achievement will, under there circum- existing buries of numerous lots sumption of suitable arees progressive such action in detrimental to the in- no lew a rent that, to innke up the in- and leave the rest empty. The total of depth will necessitate re-adjustment of the way of slum clearance is the ters must be charged for the upper stances he the provision of better planning it will he essential to treat asians may arise however where ne

under separate ownership..

ly will overcome thia difheulty. Oc- terests of the community us a whole, If cane has been wale out for Chas floors. In trying to arrive the healthier quarters for numbers of Class

area is being dealt with and owners) clearance and replanning of slum areas lowest rent which might be charged for people. Even if this be all, it is ut Blocks of husses as units. As an illus

restrictions on rebuilding by upper door dats it is essential to allow least a step in the right direction. It tration take a blurk of eight existing in another aren wish to rebuild. Reme

tenements each 15 x 60 total froning & for a shop sent which has every reason may be however that the rate of de-

verting to the previous Illustration of private owners became essential. Pri. For 608 partures from the slum will be counter should be permitted

120. On rebuilding, only, rix, houses a block of eight houres; if they are yate interests must be safeguarded| nbin hapo of materialising. houses, chosen haphazard antongst the balanced by normal increase in popula~ total frontage 120'. The loss on total

vach 2016 unter eight diferent ownerships and it however and compensation paid for any in desired that only six houses be fegitimate losses incurred. f England, congested areas of Victorin and Kaw. tion and pupulation denalty.

120 X 15 or 1.500 erected on the area then compensation under the Town and Country Planning. Inon, it was found that for those in Alumna will not decrease. If This prove area is a strip Kowloon, average rent won

$40 per to be the case the only remedy appears are feet. Under the existing Ordin might be paid to two owners and the Act of 1933 compensation is payable month, the highest being 198 and the to be to increase the speed of new deter the owner could reverest eight remaining six allowed to rebuild with when property is injuriously affected. heures on the old lot, with the neces

wider frontage and shallower depik bul Towost $18. Very few however were velopments,

81. It might be argued that the only any improvements in planning requilted each with the same area of land that

1) By the coming Into operation of Lelow 320, the main variations lying

a Town Planning Scheine (czy de effect of this process on the slums will these Ordinances, No powers exist he possessed before. Alternatively, the between $20 and $50. For new

Loss In value). hounes whose by which the owner could be compelled eight owners might be purenuded to velopment therefore a rent of 820 per be to produce clapty

(2) By infringement or curtalinient their resources. an: build month for a shop was taken as the in owners will then be forced into Class to limit the number of new houses to

lx. Also, until, the property is strachute

of owners' legal rights, between them, ench taking tial rent, with the possibility of a rise C. In a very few cases this may be

now consider the slums and rally jusafe, no powers exist, under shares in proportion to the value of up to $50 per month when the develop so hot

which the owner can be cumpelled to his original halting. their owners. ment renches msturily.

77. In Paragraph 30 It was mention-

H. The great majority of slumn pro-effect structural improvements on the 91. it in porrible however that the grounds of publle health. Before stam land on which the block in built may ed that, in Kewlean, the majority of perty is old, dilapidated, out of date in

clearance can be effectively carried out

be required for one would be necer- or & New houses were only three stories high design and construction, and out worn, but, for mest streets, greater heights highly desirable that it should the responsible authority must possess road, in which case it were permissible and from that it was he cleared away. Its origiant cost was, there and other similar powers, which anty to resume the whole area.

To re decided that three stories was the degenerally speaking, less than half then be exercised without involving cor- luce cash compensation to a minimum

12301472 BETHIN in compensation. sirable maximum height. In the con- cost of tenement property tals.

The innd of equal valus in new settlemente Eenied areas the ground floor s Those who bought the property more majority of owners have had amplu might be offereal in exchange. On or maily a shop or workshop. In Appen than twenty years ago have had time time to provide for rebuilding and im casion it may arise that a number of

praving their properly. It would be dix V are the 1.0.0, returns for the to recover the cost and provide ter re-

hink any five to be idealt with in Blue Book of 1037 which show that in building, Those who have bought in acting no hardship on them, are order to make rebuilding operations

building, to make the new structures in with the redevelopment plan. The Victoria and Kawloon there are 70,757 recent years at boom prices have been

conform with modern standards, even

aning proecilure 'un an enlarged neule Noors and 20,075 houses, an average ofpeculators, who have hoped to make a 1.27 floors per house. Hot many sulek ante and a pront, or who have though their rentals may not be to

might be adopted. great as they were, a prospect which is houses have ground floor shops is not hoped to maintain rents for old pro

2. It is highly denirable that al a certainty. It would Housing known but 75% weenie

he fale perty at boom levels. Theno last den means

Finance should

kupt certainly 02 assumption.

Bo sympathy.

ananable that the separate There are therefore ap- Arve

There remain public should pay the owners

from general Colonini Ac- proximately 17,300 shops to 58,500 fata then those who have invented In Propensation for what they ought to do in been suggested that the general public com counts. For new building work it now or 2 hopa to 7 flats. Many of there perty in recent years as a genuine In- shops are really workshops which, Investment, and who bought at prices y cine, nur would it be unreasonable he invited to buy ahnres, but for Flum course of time, will probably have to which, in accordance with

to prevent them from re-erecting build clearance the money for compensation| ings which are For new de standards, would be considered reason public health, Compensation should be ment. The costs for compensation "end- give way to factories.

detrimental to tho would have to be supplied by Govern- velopment therefore it

would be able. A sudden exodus from the slum strictly limited to cover lounDE SUS visable to reduce the proportion of would hit this class hard, but, unless taised by imitation or annulment of development plan and

not parsibly be estbented until a re- clearance pro- aums are to be spent an legitimate rights. In the case of the gramate have been prepared. shops to date and 2:10 is suggested as hormous reasonable. The reduction of popula-sually on new development, it will be luck used as an illustration enmpensa not norm possible to commence actunt It does tion density in new development may at least fifteen to twenty years before tion would be limited to the value of clearance work for some years. In pre- mean less total spending power, but these new developments will even begin the 15 fect strip of land in rear of paration for the time when the pre-

o affect alum rents,

the bulkkings.

liminary work has been completed, an:1; artial operations are possible, it come advisable that Government should start

To

for.

low rents and a reduced number shops may restore the turnover to Ha present level per shop.

TOO MANY HOUSES..

38. In the congested areas not only

present

8. The policy of previding low rent- dheuser in new weltlenients will 87. In one enses the redevelopnim therefore Improve the situation for a of a block may result in a peit increase

1) By enforcement of carry out n scheme.

powers

tu

(4) By incurrenço of expenditure in

carrying out a scheme. 02. Certain canes

are specified in which the owner of property affected by a Town Planning Scheme is excluded from claiming compensation. They

Are

1) Prescription of Apinco about

buildings.

(2) Limitation of number of build-

ing..

433 Regulation of size, hotght terize or external appearance of build. ingr

(4) Prohibition of restriction of

building operations only pending, A general development order. (5) Prohibition or restriction of building operations permanently by reason of situation or naturé of land, if buildings thoreen are likely to Involve danger or injury to health or exernalve cost, in nubile services,

Continued on Page 5.)

HOW CLEAN ARE

of the community and in and Stum Clearance your false teeth?

themselves are overdeveloped, with capital by the Insue of housing shares

And, I thm suggestion for raising floor, six shops with increased frontage be lapted, there will be suficient

CAN IMPROVEMENTS BE MADE NOW?

and less competition, fueing anto a

HH. In theory the collection of "bet-

It i

will do no harm to the remainder. An strip of land be taken off the front of with an annual contribution of a mach deavour has been made to show that the lot and tied for strost widening can be afforded. By this means, if are housen overcrowded but the areas low rented houses are a possibility, then there would be, on the ground the "resume, re-plan and re-sell" policy niany houses per mere. Reduction 1

funds avaliable to pay for the first re- the number of haunes and elimination proves successful, these houses can be wider street. These shops would ench cumpilan. A proportion of the pur- of overcrowding will obviously result Provided at very small cost to Govern have an Increased rental value which chase price will lio recovered on resale in a number of peoplu being forced to ment and, in the long run, are likely might easily more than counterbalance and thereafter the annual contribution find accommodation elsewhere. Accurd to prove valuable and worth while the loss of two shops in the block. In to the Housing Fund will be required Ing to the 1931 Census Report, there vetest. The development of these other countries many instances of in dealt with. The rate of progress will to make up the losses on each aren were then um 1270 nerer with an

new settlements is a necessary first erensen It value under similar eir-

cumstances are to be found. In such depend on ther anuni contribution average population density of 1,000 per ep towards slum clearance. nere. If the denalty be only reduced

2 caselt is only right that some portion avaliable for use. but it would be nd to an average of 800 per nero (a-figure

of that increase should accrue to the visable to accumulate approximately higher than la the worst alumi In

planning authority. In England 26% of 900,000 to enable the first resump England) over 100,000 would have to

suck "betterment" is claimed by the time to be minde. authorities. 84. While the new settlements are find accommodation elsewhere and, for

PLANNING

THIS TEST there, about 4,000-8,000 houses would loveloping can anything be done in the

In the

1. Much could be written on the WILL TELL be required, varying nccording to the way of improvements

aluma ferment" is simple but in practice it is subject of planning, but it la technical number of floor per house. Unless themselves! Hongkong alams are set at so easy, owing largely to the dif- aubject best left in the hands of a

AP badly ficulties of assessing increased value. permanent planning authority. this surplus is to be turned into the only overbullt but they

The simplest method is to deal with only necessary here to deal with gen. that accommodation must be planned. The Individual building Int streets found for them before slums clearance excessively deep and narrow fronted, imali arene at a time, resume all land

eral consfiterations having a benrlog can be carried out. If 600 houza, par des improvements would entail cum-au property required for redevelop on this report. year be erected at an annual cost of plete clearance, replanning and rebuild.ment, replan the area and then sell the

24. The planning, of the individual $2,000,000 sfum cleaVIDEO opututions, ing. Complete attainment of the ideal are allotted for building purposes. tenement to Auit the

will meet with innumerable obstacles, Whilst foss in total value may be in people has been desit with, but only would have to be extended over A period of 8-10 years.:

many of theng insuperable. Economy curred it should not be directly pro in connection, with the existing types 70. It would be quite uneless to will dictate that existing underground Portunate to the reduction in the area and one alternative. There are a num elect there now houses, uniona workervices must egatinus in us as much of building land. For example, if an ber of possible alternatives which night corice it guaranteed to do so, or the wo for the tenants could be provided in as possible. The presence of a new area of 10 acres, including 7 acres of he considered, such as hosteln with the neighbourhood. The rate at which and pensive bullding in the middle building land, he resumeit AL 34 per Communal kitchens, dining rooms, lava- almost quare feet for huling area, the cust tories, etc., and cubicles for the ten- this work could be provided would of dilapidated property will naturally affect the rate of new house certainly result in modifications of the resumption would be $1,219,680. If ants, arranged for family or individual building and, with it, the rate of su in the first place, to survey existing an were available for sale then, at $4 room for investigation and experiment

Ideal plan. It is therefore necessary,

on replanning, only & deres of building ase. Fer Inlividual tenements there la clearance, but what "that' rate will be material conditions, and then prepars It is not pozalin to state.

par aquare foot, the Jess would be regariling details, such as the question 40. If the Holley recting low general development plan to which 4. It is however highly pro of staircase or balcony access (see Fion rented houses elsewhere can be follow-re-building can be nijanted na opparble that the neren of land would No. 4), removal of sewage, refuse and rd, then, not only the extent, but the unity occurs.

increase in value to any 36 per square smoke, the insulation and use of dat quality of the menna af Ålvelihood 86. It is essential that many of only he $139,680, If reumatenges are by-laws, which may be desirable fur fact cut, on this. basis the loss would roufs and any modifications in existing availaista near the new settlements' will Glans 11 and C people must remain in

favourable the rine in value might be improved types of dwellings. have a bearing on the slum clearance the central areas. To effect improve- guration. It has heen implied that, it ments better housing must be provided greater and result in a pront in-aggested now design an Plan No. factories could be attracted to now for thein, This task cannot be left to stead of: a loss. ..

Type B does not tanfäem to the existe arcas, and hauses were provided, work- pelvate enterprise unassisted, ne tho

Ing. Ly-inwa). COMPENSATION ** drs would also be attracted thera; but prospective profits would be too

These, Bauren, cost and availablity of different building factories for the most part employ to be sttructive, Hume control housing 8. Where property in below curtain inntoriala and the capacity of the bulld people of Class 11 typo (ane Paragraph | Authority will be necessary to under- standards and cannot, at 21). The process of development itself (aka the work. The cost of now build coat, be brought up to thone standards, gramme are subjects which also need

reasonable | Ing trades to espe with a building pros: w call for people of all ainanes, but ings might, as in the case of new settiest should be possible to declare it as investigation, mainly Class 11 and the unskilled casual ments, be met by the issue of housing unit for habitation : and, compel the 9. The clearance of alums involves Tabourers of Clans C. If the new des, shares, but the cost of resumption | "ware to demollah it at his own coat, the settlement of the diapossesied nurs

jow

needs of tho

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