It is scarcely necessary to say that the enforcement of this Act involves a considerable expenditure of work and time in the office of the town surveyor.
The buildings which are erected on the sites dealt with under this Act are generally of the “high block” class, as it is found that the labouring man prefers to live near his work, and land is generally too expensive in such localities to admit of the erection of any other description of buildings.
As to whether this class of dwelling is as healthy as ordinary cottages or houses, the following death-rates for the year 1879 will be some guide:
| The London Improved Industrial Dwellings | 16·4 | per | 1000 |
| The Peabody Trust Dwellings | 17·2 | „ | „ |
| The Metropolitan Association Dwellings | 14·3 | „ | „ |
| The Newcastle Improved Industrial Dwellings | 12·0 | „ | „ |
| The general death rate for the Metropolis at the same date being | 21·2 | „ | „ |
It is of course necessary that the sanitary arrangements of industrial dwellings of the block type should be very perfect, and as to the manner in which they should be erected the following words of Mr. John Price, who for twelve years had lived in one of them himself, can be here given with advantage:[201]
“Model dwellings are therefore most appreciated by working men when placed near the scene of their daily labour. The arrangements most preferred are those which bring the fewest families or persons in contact with one another on a flat or landing. As a rule the buildings should not exceed four stories in height; the staircases should be about four feet in width, and broken by short landings, lighted by large windows open to the external air; the window-sills should not be less than three feet from the floors for the safety of young children, and for the same reason well staircases should be avoided. The steps of the stairs should only have a 6-inch ‘rise,’ for the more easy accommodation of old people and young children; they should be fire-proof, and well lighted with gas on an evening. There should be a thick layer of deafening between the floors. The waterclosets should be placed in an offshoot from the main building, opening on to each landing, and well ventilated by open windows and air bricks. The watercloset apparatus should be as simple and effective as possible. Patents depending upon the proper working of valves and ball-cocks should be avoided, as the fruitful cause of trouble and expense; little reliance must be placed on their proper use by tenants where more than one family have access to them. I have seen excellent closets stopped up with cloths and all manner of earthenware and hardware, children of careless parents being the principal offenders; what is everybody’s duty is often most neglected. It will be found most economical in large buildings of this class to appoint a person whose duty it should be to attend to the proper flushing of waterclosets daily. I would suggest that there should be a large cistern under the roof (distinct from the cistern used for domestic purposes), a ³⁄₄-inch feed pipe should lead to each w.c., which should consist of a simple metal or earthenware pan, provided only with a tap, flushing rim, and plug, placed under the seat securely, and under the sole control of the attendant, who, by the necessary daily inspection, would detect any stoppage or injury to the fittings. The expense of such supervision would probably be soon saved in plumbers’ bills. Of course the soil-pipes should be well ventilated above the roof of the building, and all drains and sinks should be properly trapped. The attendant on his daily rounds would also be able to see that these are kept in proper order. The dust-shaft, extending to the full height of the building, should have proper hoppers connected with it to prevent the dust coming from the lower or upper landings; a nuisance sometimes complained of in block dwellings. The washhouses should be placed on the roof or in the yards, fitted with set pots and requisite conveniences. The soft water from the roofs should be stored in tanks for washing and domestic purposes—it will be much appreciated by sensible tenants, and save the water bill greatly.
“The great desiderata of these large blocks of buildings is ample playground for the children, without which they play upon the stairs, and are often the cause of strife amongst neighbours. I know those who have experience in the matter may say that it is more easy to state what is desirable than what is practical. The enhanced value of land in all our large towns precludes any liberal investment on what appears so financially unremunerative as playgrounds, yet they are essential adjuncts wherever there is an infantile population. Mr. Powell, on behalf of the London Trades’ Unions, enumerated before Sir Richard Cross’s Committee certain objections which the working classes of London entertained against the earliest erected blocks of dwellings, amongst which was their barrack-like and uninviting appearance, and also their want of playgrounds for children. Recently these defects have been greatly remedied.”
A few words are necessary upon the “Labouring Classes’ Lodging Houses Acts” (14 & 15 Vic. c. 34; 29 & 30 Vic. c. 28; 30 & 31 Vic. c. 28).
The object of these Acts was to empower urban authorities, under certain restrictions and after certain formalities, to appropriate any lands vested in them or at their disposal, or to purchase or rent the necessary lands for the purpose of erecting suitable buildings for lodging-houses for the working classes, or to convert any buildings into lodging-houses, and “repair and improve the same respectively with all requisite furniture, fittings, and conveniences”; and further powers are given in the Acts for the urban authority to contract with persons for different objects, &c.
I am unable to give any experiences of the working of these Acts, for I do not know of any urban authority which has carried them into effect, the Artizans and Labourers’ Dwellings Improvement Acts having virtually superseded them.