amongst the working classes in our cities. He realized, in common with so many more, that much of the ugliness of modern life was due to the terrible overcrowding existing in all our cities, the frequent result of which is that men, women, and children have to live under conditions of the most repulsive and degrading nature; and he saw that neither moral nor physical improvement could be looked for until the cause of those conditions was removed, and the people of England led from the congested districts back to the country.

He decided, therefore, to make a practical experiment in social reform, and to this end he commenced the foundation of the village of Bournville, an example which was destined to exercise a far-reaching influence.

At the present time nearly 1,000 houses have been built, the total population of the village being about 4,000 persons, and the founder has secured the perpetuation of the scheme by making over the whole of the land, consisting of about 400 acres, with the houses already erected, to a board of trustees. These trustees receive the whole of the revenues of the estate, which are to be applied solely to maintaining it, or building new houses, acquiring fresh land, and generally extending the scheme. The total value of the property thus handed over to the trustees was estimated at about £180,000. It will be seen that the scheme is capable of almost endless development. The capitalist landlord is eliminated, and as no personal gain accrues to anyone, all the profits are at the disposal of the trust.

We now turn to a consideration of the main principles upon which the estate has hitherto been developed, and the future observance of which is ensured by the terms of the deed under which the trust is created. It should be noted that the scheme is not intended for the benefit only of the work-people of Messrs. Cadbury, but is open, as far as possible, to all who wish to share its advantages. It was the original intention of the founder to give the tenants the option of purchasing the houses on a 999 years' lease,

and some were disposed of on these terms; but as it was found that the purchasers frequently resold them at a high profit, this plan has been discontinued for the present, and all the houses are now let in the ordinary way. The average garden space allowed to each house is about 600 square yards, and as far as possible no dwelling will occupy more than one quarter of the site on which it is erected. Each garden is planted with fruit trees, and a staff of practical gardeners is kept, whose advice and help are at the service of the tenants. Every encouragement is given to the latter to take up practical gardening. Lectures on the subject are arranged from time to time, gardening classes for young men are held under competent supervision, and there are also a number of allotment gardens available. In addition to the liberal allowance of land to each house, a large proportion of the whole has been kept for open spaces, and formed into parks and pleasure grounds. The trus tees have full discretion for the erection of public buildings, including schools, hospitals, baths, libraries, etc.; and the deed provides that the administration of the trust shall be wholly non-sectarian and non-political, and all influences which would tend to defeat this object are to be rigidly excluded. The trustees also have power to allow any part of the property to be used as shops or factories, and it is provided that the area occupied by factories shall not exceed one-fifteenth part of the total area of the estate.

The liquor question has not been overlooked, and some discretion in this matter is given to the trustees, but they are charged to remember the founder's wish that the sale of intoxicating liquors shall be entirely suppressed on the estate unless such suppression should lead to greater evils.

It will thus be seen that adequate steps have been taken to secure through succeeding years the maintenance of the principles observed by the founder in inaugurating the scheme. The beauty of the land will always be preserved, and the general health of the village has been guarded by the preservation of the open spaces already alluded to, and by the prevention of overcrowding in any form.

With regard to the houses themselves, it should be borne in mind that it was never the intention of the founder to erect big houses for people of means; rather, he sought to provide houses, which, whilst being constructed on the most approved principles, and under beautiful and healthful conditions, should yet be within the reach of ordinary workingmen. The architect chiefly responsible for the buildings is Mr. W. Alexander Harvey, and he has introduced a large variety into his designs, which are very quaint and picturesque and revive the best traditions of country architecture. The cottages are either semi-detached or built in blocks of four. It may be mentioned that the nature and shape of the ground upon which a house is to be erected is always carefully considered when the architect's plan is being decided upon: there is no indiscriminate adoption of plans which may have been already used.

It is perhaps hardly necessary to remark that in England people who live in small houses usually use one inadequate room as a living-room, keeping a spare room or parlor carefully shut up, which is used on rare occasions only. The result is doubly unfortunate; the parlor is a source of no pleasure or convenience, and its existence means that the living-room is generally far too small to be even moderately healthy. One plan used at Bournville is an attempt, and we believe, a wise and well-considered one, to get rid of an absurd convention. The parlor is abolished, and one large living room is substituted with the addition of a scullery and the usual outhouses. These houses are let at rentals of 4s 6d and 5s 6d weekly so that they are within the reach of the very poorest. It is calculated that the value of the produce of the garden is at least 2s 6d per week, so that the rent of a house at 5s 6d is reduced to 3s, and at the same time healthful recreation is obtained, which in a town would be sought for in more expensive and less healthful ways.

The larger houses contain three or four rooms downstairs, with a similar number of bedrooms, and the addi

tion generally of a bath-room. It is the architect's aim to build all the houses as compact as possible.

The visitor to Bournville would find it hard to realize, as he wandered about the village, that he was near to a great factory employing a number approaching five thousand work-people. The site of the works is surrounded by higher ground, with the result that the beauty of the village is in no way marred by its proximity. On the other hand, the existing arrangement is a great object lesson, showing that the presence of a manufactory need not necessarily mean the deterioration of the country around it—a result which in the past has only too surely followed. At Bournville the roads are wide, and in every case are planted with forest trees or shrubs on each side. This plan has greatly enhanced the beauty of the village, and, added to the undulating nature of the land, which is dotted with coppices and bosky dells, and through which a pretty winding stream runs, gives the special charm that is always connected with old English village scenery.

It is the desire of the founder and trustees to cultivate an enlightened public spirit on the part of all connected with the scheme, and to promote co-operation and corporate enterprise. A tenant's committee, elected periodically by ballot, has already accomplished much useful work. It organizes an annual flower show, and has under its management the bath-houses and a playground reserved for the little children on the estate, where such can play in perfect security.

The Bournville Works, and the institutions connected with them, are kept entirely distinct from the Village Trust which we have been considering. It will, however, be readily understood that a not inconsiderable portion of the interest which Bournville affords is due to the various outdoor arrangements made by the firm of Cadbury Bros., Ltd., for the exclusive benefit of their own employes. On these, however, we cannot dwell.

The successful foundation of Bournville was a national

object lesson. It showed the country that the slums of manufacturing towns were not a necessity. It showed further that the unlovely districts common to all towns, not to be classed as slums but which are full of crowded streets containing unbroken rows of uniform houses, were not a necessity. Bournville became a mecca and a stream of visitors poured into it, many of them expert economists and sociologists. The object lesson which Bournville afforded was not lost. Before long a Garden City Association was formed to undertake propagandist work and educate public opinion with a view to securing sufficient support to render possible the foundation of other Garden Cities. A leading spirit in the association was Mr. Ebenezer Howard, who published a book entitled "Tomorrow," giving an inspiring picture of what the city of the future might be. The work of the association was so successful that it soon became possible to float a Garden City Company for the purpose of carrying into actual effect schemes which till then had only existed in the minds of a few dreamers of dreams. After exhaustive inquiry the new company acquired a suitable estate of 4,000 acres in Hertfordshire, about thirty miles north of London. Here three years ago the building of the first Garden City proper was commenced.

The official details of the progress which has been made since the foundation of this Garden City are of unusual interest. Three years ago it required something more than the eye of imagination to conceive of a modern city arising on what was then a wide sweep of undulating agricultural land. Since that time the Garden City at Letchworth (the name which has been given it) has passed out of the region of speculation into that of an assured success.

In addition to the county roads previously existing on the estate, over four and one-half miles of new roads have been made, fourteen and one-half miles of water mains, eight miles of gas mains and eight miles of sewers have been laid. Water-works and gas-works have been constructed and extensive railway sidings in direct connection