Page:Garden Cities.djvu/28

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GARDEN CITIES

arisen at the date of the lease. In a first experiment it proved necessary, however, to offer this alternative, inasmuch as the unaccustomed form of the revisible lease placed obstacles in the way of obtaining the advances, which would be required by many of those undertaking to build upon the estate. Another objection to the revisible lease is that development necessarily takes time, and the rents are lowest when money is most needed by the developing company, and highest when they have become a matter of minor importance. When confidence has been established in the success of the undertaking both these objections to the revisible lease should disappear. The dividend payable to the shareholders is limited to 5 per cent.

I have been able only to give a slight sketch of the present position of the first endeavour to place the distribution of the industrial population upon the land upon a scientific footing. In a very short time we hope to present to the country an example of a Garden City in full swing. It is obvious, however, that unaided individual effort cannot do more than give an object lesson. If the matter is to be followed up assistance must be had from the State. The initiative nevertheless might still be left to individuals. Schemes for garden cities showing the area proposed, the number of inhabitants to be provided for, and the limit of the dividends to be paid to the undertakers, after approval of the Board of Trade, should be laid before Parliament in the form of Provisional Orders, and Compulsory Powers of purchasing land under the Lands Clauses Consolidation Act should be given to the undertakers. Our own experience has shown the difficulty of acquiring a suitable site by private contract, and without compulsory powers the difficulty of extending the scheme when the first Garden City became full might prove insuperable. Indeed, if the importance of the