POSTSCRIPT.

“To-Morrow,” of which this book is substantially a reproduction, having been published towards the end of 1898, the reader who has followed me thus far will be interested to learn what has been done, and what is proposed to be done to realise the project which was there set forth. I will endeavour to answer these questions.

At the outset, I perceived that the first thing was to make the project widely known—that the city which was pictured so vividly in my own mind must be pictured more or less vividly by many, and that a strong and widespread desire for its up-rearing must be created before a single step could be wisely taken to put the project in a concrete form. For the task before me was, I was fully conscious, a most difficult one, and demanded the hearty co-operation of men and of women[32]experienced in very numerous departments of human activity; and many of these had to be reached and enlisted. City building, as a deliberately thought-out enterprise, is indeed a lost art, in this country at least, and this art has not only to be revived, but has to be carried to finer issues than those who have before practised it ever dreamt of. Autocrats like Alexander the Great and Philip II. could build cities according towell-thought out and carefully-matured plans, because they could impose their will by force; but a city which is to be the outward expression of a strong desire to secure the best interests of all its inhabitants can, among a self-governing people, only arise as the outcome of much patient and well-sustained effort. Moreover, the building of the first of such cities necessarily involves co-operation on new lines—in untried ways; and, as it is essential that the freedom of the individual as well as the interests of the community should be preserved, very much work must needs be done to prepare the way for the successful launching of such an experiment.

My task—hardly a self-imposed one, for, when I commenced my investigations many years ago, I little dreamed where they would lead me—was rendered especially difficult by the nature of my professional work, which it was impossible for me to give up; and I could, therefore, only give odds and ends of time and energies largely exhausted to the work. But, fortunately, I was not left without help. First the press came to my aid. “To-Morrow” was very widely noticed. Many books have been more fully reviewed, but few have been noticed, and favourably noticed, in such a variety of types of journals as “To-Morrow” has been. Besides the daily and weekly papers of London and the provinces, the project has been favourably commented upon in journals representing widely different points of view. I may mention, merely as illustrations of this—“Commerce,” “Country Gentleman,” “Spectator,” “Leisure Hour,” “Court Circular,” “Clarion,” “Builder’s Journal,” “Commonwealth,” “Young Man,” “Councillor and Guardian,” “Ladies’ Pictorial,”“Public Health Engineer,” “Municipal Journal,” “Argus,” “Vegetarian,” “Journal of Gas Lighting,” “Labour Copartnership,” “Hospital,” “Brotherhood,” “Municipal Reformer.”

Nor was the reason of this widespread interest difficult to discover. The project, indeed, touches life at every point, and when once carried out will be an object-lesson which must have far-reaching and beneficial results.

But, although approval of my aims was general, doubts were often, especially at first, expressed as to their realisability. Thus, the “Times” said: “The details of administration, taxation, etc., work out to perfection. The only difficulty is to create the city, but that is a small matter to Utopians.” If this be so, then, by the “Times’” own showing, I am no Utopian, for to me the building of the city is what I have long set my mind upon, and it is with me no “small matter.” A few months after this, however, the “Journal of Gas Lighting” put my case very forcibly thus: “Why should the creation of a town be an insuperable difficulty. It is nothing of the kind. Materials for a tentative realisation of Mr Howard’s ideal city exist in abundance in London at the present moment. Time and again it is announced that some London firm have transferred their factory to Rugby, or Dunstable, or High Wycombe for business reasons. It ought not to be impossible to systematise this movement and give the old country some new towns in which intelligent design shall direct the social workings of economic forces.”

In my spare time I lectured on the Garden City, the first lecture after publication being given in December, 1898, at the Rectory Road Congregational Church, Stoke Newington, N. In the chair was Mr. T. E. Young, past President, Institute of Actuaries, and I was supported also by Dr. Forman, A.L.C.C.; Rev. C. Fleming Williams, A.L.C.C.; Mr. James Branch, L.C.C.; and Mr. Lampard, L.C.C. The lecture was well reported in a local journal, and I speedily found that, by means of lectures, interest in the project could be widened, because the subject made “good copy.” I, therefore, as far as possible, have always given lectures when requested, and have spoken in London, Glasgow, Manchester, and many provincial towns. Friends, too, began to help, the Rev. J. Bruce Wallace, M.A., of Brotherhood Church being among the first to lecture upon the project; nor shall I ever forget the pleasure I felt at hearing his simple and forcible exposition of it.

Soon after the publication of “To-Morrow,” I began to receive many letters, and these often from business men. One of the first of these was from Mr. W. R. Bootland, of Daisy Bank Mills, Newchurch, near Warrington, who wrote heartily commending the project as “sound business,” and yet as likely to confer great public benefits.

After a few months of such fitful work as I could undertake, I consulted a friend, Mr F. W. Flear, and we decided it would be well to form an Association with a view to securing supporters in a more systematic manner, and of formulating the scheme more completely, so that, at as early a date as possible, a suitable organisation might be created for carrying it out. Accordingly, on the 10th June, 1899, a few friends met at the offices of Mr. Alexander W. Payne, Chartered Accountant, 70Finsbury Pavement, E.C., Mr Fred. Bishop, of Tunbridge Wells, in the chair, and the Garden City Association was formed—Mr. Payne being its first Hon. Treasurer, and Mr. F. W. Steere, a barrister, who had written a very useful summary of “To-Morrow” inUses, its first Hon. Secretary. On the 21st of the same month, a public meeting was held at the Memorial Hall, Farringdon Street, E.C., which was presided over by Sir John Leng, M.P., who, at a very short notice, gave an interesting outline of the project, and urged those present to support me in my very difficult task. At this meeting a Council was formed, and at the first sittings of that body Mr. T.H.W. Idris, J.P., L.C.C., was elected chairman, a post which he resigned at a later stage on account of ill-health, though remaining as firmly convinced as ever of the soundness of the Garden City idea.

Lecturers now began to come forward in different parts of the country, and additional interest was afforded by lantern slides and diagrams. The Association steadily grew, and three months after its formation I was able to write to the “Citizen”:—“The Association numbers amongst its members, Manufacturers, Co-operators, Architects, Artists, Medical Men, Financial Experts, Lawyers, Merchants, Ministers of Religion, Members of the L.C.C., Moderate and Progressive; Socialists and Individuals, Radicals and Conservatives.”

Our subscriptions, however, were very small. We had put the minimum at the democratic shilling, so that none should be shut out, but, unfortunately, some who could afford much more were content to subscribe that sum, and, from the formation of the Association until August 13, 1901—a little more than two years—the totalsubscriptions to the general funds of the Association only reached £241 13s. 9d.

A change suddenly came over the Association. I learned early in 1901 that Mr. Ralph Neville, K.C., had written in “Labour Copartnership” expressing his full approval of the essential principles of the Garden City project, and when I called upon him he at once consented to join our Council, and, shortly afterwards, was unanimously elected its chairman. At about the same time, though our financial position hardly justified such a step, we took an office of our own, and engaged a paid secretary, who agreed to devote his whole time to the work.

And here the Garden City Association was very fortunate. It secured the services of Mr. Thomas Adams, a young Scotchman, who has proved active, energetic, and resourceful—to whose suggestion was due the Conference held last September at Mr. Cadbury’s beautiful village of Bournville, which has done more than anything else to make the Garden City Association and its project known to the great public, and to give to our members ocular proof of the feasibility—indeed, the wonderful success—of a scheme in so many respects like our own.[33]

Since our Annual Meeting in December our membership has increased—thanks mainly to a special effort of members—from 530 to 1,300; and, as many of our friends, anxious to put the project to the test of experiment at an early date, are offering to subscribe very considerable sums, a Joint Stock Company, to be called theGarden City Pioneer Company, Limited, with a small capital of about £20,000, is being formed for the purpose of securing the option of a site, and of preparing and presenting to the public a complete scheme adapted to the development of the site thus selected—a scheme which will be in accordance with the general principles set forth in this book, but differing, of course, in many details. Subscribers to this preliminary Company will, of course, run considerable risk; and, as the profits, even in the event of the most complete success, will only be nominal, the appeal will be addressed only to those who take an interest in the project as public-spirited citizens. The Secretary of the Garden City Association will give the latest information on this subject, and will also gladly enrol members.

No one can possibly be under a greater obligation than he who has an idea which he earnestly wishes to see carried out and who finds others helping him to make visible that which exists only as a thought. Under this greatest of debts am I. By writing; by speaking; by organising public meetings and drawing-room meetings; by suggestion, encouragement, and advice; by secretarial and other work; by making the project known among their friends; by subscribing funds for propaganda work; and, now, by offering to subscribe considerable sums for practical steps, many have helped and are helping me to do that which, without their aid, must have been quite impossible. They have thus multiplied my strength a thousandfold; and from the very bottom of my heart I thank them for the assurance of speedy success which their efforts have thus given me. Ere long, I trust we shall meet in Garden City.

Chairman—Ralph Neville, K.C.Hon. Treasurer—A. W. Payne, F.C.A., F.S.S.

(The full Council will consist of 30 Members.)

General Secretary—THOMAS ADAMS, 77 Chancery Lane, London, W.C.

To promote the discussion of the project suggested by Mr. Ebenezer Howard in “To-morrow”[34], and ultimately to formulate a practical scheme on the lines of that project, with such modifications as may appear desirable.

Payment of an Annual Subscription of not less than 1s. confers Membership. A Subscription of 2s. 6d., or more, entitles the Subscriber to all literature published by the Association. More funds are required for the immediate purpose of bringing our proposals prominently before the public, and an average subscription of 5s. per member is necessary to meet current expenditure. The income forthe first half year 1901-02 was ten times that of the same period of the previous year. The Membership is over 1,300, being an increase of 700 since January 1st, 1902. It is hoped that all who are desirous of improving, by constitutional means, the present physical, social, and industrial conditions of life in town and country, will help to immediately increase this number.

Committees have been or are being appointed to consider questions of detail, such as Land Tenure, Manufactures and Trade, Co-operative Societies, Labour, Housing and Public Health, Liquor Traffic, Education, Smoke Abatement, Art, etc. Members desirous of taking part in the work of any section are requested to communicate with the General Secretary.

The Association publishes a number of tracts which are forwarded to members on joining. A list of publications and some explanatory literature will be sent free on application. A few reports of the Bournville Conference may still be had, price 6d., post free. These reports consist of 80 pages, and contain reports of speeches by—Earl Grey, Mr. Ralph Neville, K.C.; Mr. George Cadbury, Mr. Aneurin Williams, the Mayor of Camberwell, Sir M. M. Bhownaggree, M.P.; Mr. R. B. Martin, M.P.; Mr. Ebenezer Howard, Dr. Mansfield Robinson, and others.

All communications should be addressed to the Secretary, Garden City Association, 77 Chancery Lane, London, W.C. Cheques and postal orders should be crossed London City and Midland Bank, Fore Street.

Printed at the Rosemount Press;London Office: 149 Fleet Street, E.C.

FOOTNOTES[1]Dr. Barwise, Medical Officer of Health for the County Council of Derbyshire, giving evidence before a Select Committee of the House of Commons, on 25th April, 1894, on the Chesterfield Gas and Water Bill, said, in answer to Question 1873: “At Brimington Common School I saw some basins full of soapsuds, and it was all the water that the whole of the children had to wash in. They had to wash one after another in the same water. Of course, a child with ringworm or something of that kind might spread it through the whole of the children.... The schoolmistress told me that the children came in from the playground hot, and she had seen them actually drink this dirty water. In fact, when they were thirsty there was no other water for them to have.”[2]This was the average price paid for agricultural land in 1898: and, though this estimate may prove far more than sufficient, it is hardly likely to be much exceeded.[3]The financial arrangements described in this book are likely to be departed from in form, but not in essential principle. And until a definite scheme has been agreed upon, I think it better to repeat them precisely as they appeared in “To-Morrow,” the original title of this book—the book which led to the formation of the Garden City Association. SeeAppendix.[4]This word, “municipality,” is not used in a technical sense.[5]Portland Place, London, is only 100 feet wide.[6]The electric light, with cheap motive power for its generation, with glass-houses, may make even some of these things possible.[7]See“Fields, Farms, and Workshops,” by Prince Krapotkin, 1/-, and “The Coming Revolution,” by Capt. Petavel, 1/-, both published by Swan Sonnenschein & Co.[8]The question of the form of Leases to be granted is one which is being carefully considered by the Land Tenure Section of the Garden City Association.[9]Seenote on page21.[10]See Report, London School Board, 6th May, 1897, p. 1480.[11]No one is, of course, better aware of this possibility than the Professor himself. (See“Principles of Economics,” (2nd ed.) Book v., Chap. x. and xiii.)[12]“London has grown up in a chaotic manner, without any unity of design, and at the chance discretion of any persons who were fortunate enough to own land as it came into demand at successive periods for building operations. Sometimes a great landlord laid out a quarter in a manner to tempt the better class of residents by squares, gardens, or retired streets, often cut off from through traffic by gates and bars; but even in these cases London as a whole has not been thought of, and no main arteries have been provided for. In other and more frequent cases of small landowners, the only design of builders has been to crowd upon the land as many streets and houses as possible, regardless of anything around them, and without open spaces or wide approaches. A careful examination of a map of London shows how absolutely wanting in any kind of plan has been its growth, and how little the convenience and wants of the whole population or the considerations of dignity and beauty have been consulted.”—Right Hon. G. J. Shaw-Lefevre,New Review, 1891, p. 435.[13]“Birmingham rates are relieved to the extent of £50,000 a year out of profits on gas. The Electrical Committee of Manchester has promised to pay £10,000 this year to the city fund, in relief of rates out of a net profit of over £16,000.”—Daily Chronicle, 9th June, 1897.[14]This individual is known to Assessment Committees under the name of the “hypothetical tenant.”[15]“It has been calculated by Mr. Neale” (“Economics of Co-operation”) “that there are 41,735 separate establishments for 22 of the principal retail trades in London. If for each of these trades there were 648 shops—that is 9 to the square mile, no one would have to go more than a quarter of a mile to the nearest shop. There would be 14,256 shops in all. Assuming that this supply would be sufficient, there are in London 251 shops for every hundred that are really wanted. The general prosperity of the country will be much increased when the capital and labour that are now wastefully employed in the retail trade are set free for other work.”—“Economics of Industry,” A. and M. P. Marshall, Chap. ix., sec. 10.[16]This principle of local option, which is chiefly applicable to distributive callings, is perhaps applicable to production in some of its branches. Thus bakeries and laundries, which would largely depend upon the trade of the locality, seem to present instances where it might with some caution be applied. Few businesses seem to require more thorough supervision and control than these, and few have a more direct relation to health. Indeed, a very strong case might be made out for municipal bakeries and municipal laundries, and it is evident that the control of an industry by the community is a half-way house to its assumption of it, should this prove desirable and practicable.[17]Since “To-Morrow” was published, various Companies have been formed by the Public House Trust Association, 116 Victoria Street, Westminster, S.W., with the object of carrying on the trade on principles advocated by the Bishop of Chester. A limited dividend of 5 per cent. is fixed; all profits beyond are expended in useful public enterprises, and the Managers have no interest whatever in pushing the trade in intoxicating liquors. It may be interesting also to observe that Mr. George Cadbury, in the Deed of Foundation of the Bourneville Trust, provides for the complete restriction of the traffic at the outset. But as a practical man, he sees that as the Trust grows (and its power of growth is among its most admirable features) it may be necessary to remove such complete restrictions. And he provides that in that event “all the net profits arising from the sale and co-operative distribution of intoxicating liquors shall be devoted to securing recreation and counter attractions to the liquor trade as ordinarily conducted.”[18]“Only a proportion of each in one society can have nerve enough to grasp the banner of a new truth, and endurance enough to bear it along rugged and untrodden ways.... To insist on a whole community being made at once to submit to the reign of new practices and new ideas which have just begun to commend themselves to the most advanced speculative intelligence of the time—this, even if it were a possible process, would do much to make life impracticable and to hurry on social dissolution.... A new social state can never establish its ideas unless the persons who hold them confess them openly and give them an honest and effective adherence.”—Mr. John Morley, “On Compromise,” Chap. v.[19]The position was so stated by Mr. Buckingham in “National Evils and Practical Remedies,” see Chap. x.[20]A similar line of argument to this is very fully elaborated in a most able work entitled “The Physiology of Industry,” by Mummery and Hobson (MacMillan & Co.).[21]“Integral Co-operation at Work,” A. K. Owen (U.S. Book Co., 150 Worth St., N.Y.).[22]I may, perhaps, state as showing how in the search for truth men’s minds run in the same channels, and as, possibly, some additional argument for the soundness of the proposals thus combined, that, till I had got far on with my project, I had not seen either the proposals of Professor Marshall or of Wakefield (beyond a very short reference to the latter in J. S. Mill’s “Elements of Political Economy”), nor had I seen the work of Buckingham, which, published nearly fifty years ago, seems to have attracted but little attention.[23]Though Mr. Herbert Spencer, as if to rebuke his own theory that State control is inherently bad, says, “Political speculation which sets out with the assumption that the State has in all cases the same nature must end in profoundly erroneous conclusions.”[24]“Justice,” Chap. xi., p. 85.[25]Buckingham’s scheme is set forth in a work entitled “National Evils and Practical Remedies,” published by Peter Jackson, St. Martins le Grand, about 1849.[26]I hope it is not ungrateful in one who has derived much inspiration from “Progress and Poverty” to write thus.[27]Clifford’s “History of Private Bill Legislation” (Butterworth, 1883), Introduction, p. 88.[28]See, for instance, the opening chapter of “The Heart of Midlothian” (Sir Walter Scott).[29]The chief reason for this is that agricultural land as compared with city land is of vastly larger quantity.[30]It is scarcely necessary to give instances of what is meant; but one that occurs to my mind is that this assumption of the continued growth of London forms one of the fundamental premises of the Report of the Royal Commission on Metropolitan Water Supply, 1893. On the contrary, it is satisfactory to note that Mr. H. G. Wells has recently entirely changed his views as to the future growth of London (see“Anticipations,” chap. ii. ). Read also “The Distribution of Industry,” by P. W. Wilson, in “the Heart of the Empire” (Fisher Unwin), and Paper by Mr. W. L. Madgen, M.I.E.E., on “Industrial Redistribution,”Society of Arts Journal, February, 1902.Seealso note on page31.[31]See“Reconstruction of Central London” (George Bell and Sons).[32]Woman’s influence is too often ignored. When Garden City is built, as it shortly will be, woman’s share in the work will be found to have been a large one. Women are among our most active missionaries.[33]Through the kindness of Messrs. Lever Brothers, a conference is being arranged for July this year at Port Sunlight, a most admirably planned industrial village in Cheshire.[34]Now published by Swan Sonnenschein & Co. (London), under the title “Garden Cities of To-morrow.”

[1]Dr. Barwise, Medical Officer of Health for the County Council of Derbyshire, giving evidence before a Select Committee of the House of Commons, on 25th April, 1894, on the Chesterfield Gas and Water Bill, said, in answer to Question 1873: “At Brimington Common School I saw some basins full of soapsuds, and it was all the water that the whole of the children had to wash in. They had to wash one after another in the same water. Of course, a child with ringworm or something of that kind might spread it through the whole of the children.... The schoolmistress told me that the children came in from the playground hot, and she had seen them actually drink this dirty water. In fact, when they were thirsty there was no other water for them to have.”

[2]This was the average price paid for agricultural land in 1898: and, though this estimate may prove far more than sufficient, it is hardly likely to be much exceeded.

[3]The financial arrangements described in this book are likely to be departed from in form, but not in essential principle. And until a definite scheme has been agreed upon, I think it better to repeat them precisely as they appeared in “To-Morrow,” the original title of this book—the book which led to the formation of the Garden City Association. SeeAppendix.

[4]This word, “municipality,” is not used in a technical sense.

[5]Portland Place, London, is only 100 feet wide.

[6]The electric light, with cheap motive power for its generation, with glass-houses, may make even some of these things possible.

[7]See“Fields, Farms, and Workshops,” by Prince Krapotkin, 1/-, and “The Coming Revolution,” by Capt. Petavel, 1/-, both published by Swan Sonnenschein & Co.

[8]The question of the form of Leases to be granted is one which is being carefully considered by the Land Tenure Section of the Garden City Association.

[9]Seenote on page21.

[10]See Report, London School Board, 6th May, 1897, p. 1480.

[11]No one is, of course, better aware of this possibility than the Professor himself. (See“Principles of Economics,” (2nd ed.) Book v., Chap. x. and xiii.)

[12]“London has grown up in a chaotic manner, without any unity of design, and at the chance discretion of any persons who were fortunate enough to own land as it came into demand at successive periods for building operations. Sometimes a great landlord laid out a quarter in a manner to tempt the better class of residents by squares, gardens, or retired streets, often cut off from through traffic by gates and bars; but even in these cases London as a whole has not been thought of, and no main arteries have been provided for. In other and more frequent cases of small landowners, the only design of builders has been to crowd upon the land as many streets and houses as possible, regardless of anything around them, and without open spaces or wide approaches. A careful examination of a map of London shows how absolutely wanting in any kind of plan has been its growth, and how little the convenience and wants of the whole population or the considerations of dignity and beauty have been consulted.”—Right Hon. G. J. Shaw-Lefevre,New Review, 1891, p. 435.

[13]“Birmingham rates are relieved to the extent of £50,000 a year out of profits on gas. The Electrical Committee of Manchester has promised to pay £10,000 this year to the city fund, in relief of rates out of a net profit of over £16,000.”—Daily Chronicle, 9th June, 1897.

[14]This individual is known to Assessment Committees under the name of the “hypothetical tenant.”

[15]“It has been calculated by Mr. Neale” (“Economics of Co-operation”) “that there are 41,735 separate establishments for 22 of the principal retail trades in London. If for each of these trades there were 648 shops—that is 9 to the square mile, no one would have to go more than a quarter of a mile to the nearest shop. There would be 14,256 shops in all. Assuming that this supply would be sufficient, there are in London 251 shops for every hundred that are really wanted. The general prosperity of the country will be much increased when the capital and labour that are now wastefully employed in the retail trade are set free for other work.”—“Economics of Industry,” A. and M. P. Marshall, Chap. ix., sec. 10.

[16]This principle of local option, which is chiefly applicable to distributive callings, is perhaps applicable to production in some of its branches. Thus bakeries and laundries, which would largely depend upon the trade of the locality, seem to present instances where it might with some caution be applied. Few businesses seem to require more thorough supervision and control than these, and few have a more direct relation to health. Indeed, a very strong case might be made out for municipal bakeries and municipal laundries, and it is evident that the control of an industry by the community is a half-way house to its assumption of it, should this prove desirable and practicable.

[17]Since “To-Morrow” was published, various Companies have been formed by the Public House Trust Association, 116 Victoria Street, Westminster, S.W., with the object of carrying on the trade on principles advocated by the Bishop of Chester. A limited dividend of 5 per cent. is fixed; all profits beyond are expended in useful public enterprises, and the Managers have no interest whatever in pushing the trade in intoxicating liquors. It may be interesting also to observe that Mr. George Cadbury, in the Deed of Foundation of the Bourneville Trust, provides for the complete restriction of the traffic at the outset. But as a practical man, he sees that as the Trust grows (and its power of growth is among its most admirable features) it may be necessary to remove such complete restrictions. And he provides that in that event “all the net profits arising from the sale and co-operative distribution of intoxicating liquors shall be devoted to securing recreation and counter attractions to the liquor trade as ordinarily conducted.”

[18]“Only a proportion of each in one society can have nerve enough to grasp the banner of a new truth, and endurance enough to bear it along rugged and untrodden ways.... To insist on a whole community being made at once to submit to the reign of new practices and new ideas which have just begun to commend themselves to the most advanced speculative intelligence of the time—this, even if it were a possible process, would do much to make life impracticable and to hurry on social dissolution.... A new social state can never establish its ideas unless the persons who hold them confess them openly and give them an honest and effective adherence.”—Mr. John Morley, “On Compromise,” Chap. v.

[19]The position was so stated by Mr. Buckingham in “National Evils and Practical Remedies,” see Chap. x.

[20]A similar line of argument to this is very fully elaborated in a most able work entitled “The Physiology of Industry,” by Mummery and Hobson (MacMillan & Co.).

[21]“Integral Co-operation at Work,” A. K. Owen (U.S. Book Co., 150 Worth St., N.Y.).

[22]I may, perhaps, state as showing how in the search for truth men’s minds run in the same channels, and as, possibly, some additional argument for the soundness of the proposals thus combined, that, till I had got far on with my project, I had not seen either the proposals of Professor Marshall or of Wakefield (beyond a very short reference to the latter in J. S. Mill’s “Elements of Political Economy”), nor had I seen the work of Buckingham, which, published nearly fifty years ago, seems to have attracted but little attention.

[23]Though Mr. Herbert Spencer, as if to rebuke his own theory that State control is inherently bad, says, “Political speculation which sets out with the assumption that the State has in all cases the same nature must end in profoundly erroneous conclusions.”

[24]“Justice,” Chap. xi., p. 85.

[25]Buckingham’s scheme is set forth in a work entitled “National Evils and Practical Remedies,” published by Peter Jackson, St. Martins le Grand, about 1849.

[26]I hope it is not ungrateful in one who has derived much inspiration from “Progress and Poverty” to write thus.

[27]Clifford’s “History of Private Bill Legislation” (Butterworth, 1883), Introduction, p. 88.

[28]See, for instance, the opening chapter of “The Heart of Midlothian” (Sir Walter Scott).

[29]The chief reason for this is that agricultural land as compared with city land is of vastly larger quantity.

[30]It is scarcely necessary to give instances of what is meant; but one that occurs to my mind is that this assumption of the continued growth of London forms one of the fundamental premises of the Report of the Royal Commission on Metropolitan Water Supply, 1893. On the contrary, it is satisfactory to note that Mr. H. G. Wells has recently entirely changed his views as to the future growth of London (see“Anticipations,” chap. ii. ). Read also “The Distribution of Industry,” by P. W. Wilson, in “the Heart of the Empire” (Fisher Unwin), and Paper by Mr. W. L. Madgen, M.I.E.E., on “Industrial Redistribution,”Society of Arts Journal, February, 1902.Seealso note on page31.

[31]See“Reconstruction of Central London” (George Bell and Sons).

[32]Woman’s influence is too often ignored. When Garden City is built, as it shortly will be, woman’s share in the work will be found to have been a large one. Women are among our most active missionaries.

[33]Through the kindness of Messrs. Lever Brothers, a conference is being arranged for July this year at Port Sunlight, a most admirably planned industrial village in Cheshire.

[34]Now published by Swan Sonnenschein & Co. (London), under the title “Garden Cities of To-morrow.”

Transcriber's NoteDiagrams have been moved next to the text which they illustrate, and may not match the page numbers in the List of Illustrations. Punctuation in the index has been regularised without comment. Some index entries have no page number. The text following "seeDiagram 5" on p. 71 does not obviously relate to that diagram.The following apparent errors have been corrected:p. 12 "Tillet" changed to "Tillett"p. 96 "be comparatively, feeble" changed to "be comparatively feeble,"p. 118 "ilth" changed to "filth"p. 163 "anounced" changed to "announced"p. 169 "Meyer" changed to "Meyer."p. 169 "Hon Dadabhai" changed to "Hon. Dadabhai"p. 169 "Anenrin" changed to "Aneurin"p. 171 "Wililams" changed to "Williams"The following are used inconsistently in the text:goodwill and good-willMr and Mr.network and net-workovercrowded and over-crowdedplaygrounds and play-groundss and s.shopkeepers and shop-keepers

Diagrams have been moved next to the text which they illustrate, and may not match the page numbers in the List of Illustrations. Punctuation in the index has been regularised without comment. Some index entries have no page number. The text following "seeDiagram 5" on p. 71 does not obviously relate to that diagram.

The following apparent errors have been corrected:

The following are used inconsistently in the text:

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