# Garden Cities of To-morrow/Chapter 1

CHAPTER I.
THE TOWN-COUNTRY MAGNET.
"I will not cease from mental strife, Nor shall my sword sleep in my hand, Till we have built Jerusalem In England's green and pleasant land."
—Blake.
"Thorough sanitary and remedial action in the houses that we have; and then the building of more, strongly, beautifully, and in groups of limited extent, kept in proportion to their streams and walled round, so that there may be no festering and wretched suburb anywhere, but clean and busy street within and the open country without, with a belt of beautiful garden and orchard round the walls, so that from any part of the city perfectly fresh air and grass and sight of far horizon might be reachable in a few minutes' walk. This the final aim."—John Ruskin, "Sesame and Lilies."
The reader is asked to imagine an estate embracing an area of 6,000 acres, which is at present purely agricultural, and has been obtained by purchase in the open market at a cost of £40 an acre, or £240,000. The purchase money is supposed to have been raised on mortgage debentures, bearing interest at an average rate not ​exceeding £4 per cent. The estate is legally vested in the names of four gentlemen of responsible position and of undoubted probity and honour, who hold it in trust, first, as a security for the debenture-holders, and, secondly, in trust for the people of Garden City, the Town-country magnet, which it is intended to build thereon. One essential feature of the plan is that all ground rents, which are to be based upon the annual value of the land, shall be paid to the trustees, who, after providing for interest and sinking fund, will hand the balance to the Central Council of the new municipality, to be employed by such Council in the creation and maintenance of all necessary public works—roads, schools, parks, etc.
The objects of this land purchase may be stated in various ways, but it is sufficient here to say that some of the chief objects are these: To find for our industrial population work at wages of higher purchasing power, and to secure healthier surroundings and more regular employment. To enterprising manufacturers, co-operative societies, architects, engineers, builders, and mechanicians of all kinds, as well as to many engaged in various professions, it is intended to offer a means of securing new and better employment for their capital and talents, while to the agriculturists at present on the estate, as well as to those who may migrate ​thither, it is designed to open a new market for their produce close to their doors. Its object is, in short, to raise the standard of health and comfort of all true workers of whatever grade—the means by which these objects are to be achieved being a healthy, natural, and economic combination of town and country life, and this on land owned by the municipality.
Garden City, which is to be built near the centre of the 6,000 acres, covers an area of 1,000 acres, or a sixth part of the 6,000 acres, and might be of circular form, 1,240 yards (or nearly three-quarters of a mile) from centre to circumference. (Diagram 2 is a ground-plan of the whole municipal area, showing the town in the centre; and Diagram 3, which represents one section or ward of the town, will be useful in following the description of the town itself—a description which is, however, merely suggestive, and will probably be much departed from.)
Six magnificent boulevards—each 120 feet wide—traverse the city from centre to circumference, dividing it into six equal parts or wards. In the centre is a circular space containing about five and a half acres, laid out as a beautiful and well-watered garden; and, surrounding this garden, each standing in its own ample grounds, are the larger public buildings—town hall, principal concert and lecture hall, theatre, library, museum, picture-gallery, and hospital.
The rest of the large space encircled by the "Crystal Palace" is a public park, containing 145 acres, which includes ample recreation grounds within very easy access of all the people.
Passing out of the Crystal Palace on our way to the outer ring of the town, we cross Fifth Avenue—lined, as are all the roads of the town, with trees—fronting which, and looking on to the Crystal Palace, we find a ring of very excellently-built houses, each standing in its own ample grounds; and, as we continue our walk, we observe that the houses are for the most part built either in concentric rings, facing the various avenues (as the circular roads are termed), or fronting the boulevards and roads, which all converge to the centre of the town. Asking the friend who accompanies us on our journey what the population of this little city may be, we are told about 30,000 in the city itself, and about 2,000 in the agricultural estate, and that there are in the town 5,500 building lots of an average size of 20 feet × 130 feet—the minimum space allotted for the purpose being 20 × 100. ​Noticing the very varied architecture and design which the houses and groups of houses display—some having common gardens and co-operative kitchens—we learn that general observance of street line or harmonious departure from it are the chief points as to house-building over which the municipal authorities exercise control, for, though proper sanitary arrangements are strictly enforced, the fullest measure of individual taste and preference is encouraged.
Walking still toward the outskirts of the town, we come upon "Grand Avenue." This avenue is fully entitled to the name it bears, for it is 420 feet wide, and, forming a belt of green upwards of three miles long, divides that part of the town which lies outside Central Park into two belts. It really constitutes an additional park of 115 acres—a park which is within 240 yards of the furthest removed inhabitant. In this splendid avenue six sites, each of four acres, are occupied by public schools and their surrounding play-grounds and gardens, while other sites are reserved for churches, of such denominations as the religious beliefs of the people may determine, to be erected and maintained out of the funds of the worshippers and their friends. We observe that the houses fronting on Grand Avenue have departed (at least in one of the wards—that of which Diagram 3 is a representation)—from the general plan of concentric rings, and, in order to ensure a longer line of frontage on Grand Avenue, are arranged in crescents—thus also to the eye yet further enlarging the already splendid width of Grand Avenue.
​On the outer ring of the town are factories, warehouses, dairies, markets, coal yards, timber yards, etc., all fronting on the circle railway, which encompasses the whole town, and which has sidings connecting it with a main line of railway which passes through the estate. This arrangement enables goods to be loaded direct into trucks from the warehouses and workshops, and so sent by railway to distant markets, or to be taken direct from the trucks into the warehouses or factories; thus not only effecting a very great saving in regard to packing and cartage, and reducing to a minimum loss from breakage, but also, by reducing the traffic on the roads of the town, lessening to a very marked extent the cost of their maintenance. The smoke fiend is kept well within bounds in Garden City; for all machinery is driven by electric energy, with the result that the cost of electricity for lighting and other purposes is greatly reduced.
The refuse of the town is utilised on the agricultural portions of the estate, which are held by various individuals in large farms, small holdings, allotments, cow pastures, etc.; the natural competition of these various methods of agriculture, tested by the willingness of occupiers to offer the highest rent to the municipality, tending to bring about the best system of husbandry, or, what is more probable, the best systems adapted for various purposes. Thus it is easily conceivable that it may prove advantageous to grow wheat in very large fields, involving united action under a capitalist farmer, or by a body of co-operators; while the cultivation of vegetables, fruits, and flowers, which requires closer and more personal care, and more of the artistic and inventive faculty, may possibly be best dealt with by individuals, or ​by small groups of individuals having a common belief in the efficacy and value of certain dressings, methods of culture, or artificial and natural surroundings.
This plan, or, if the reader be pleased to so term it, this absence of plan, avoids the dangers of stagnation or dead level, and, though encouraging individual initiative, permits of the fullest co-operation, while the increased rents which follow from this form of competition are common or municipal property, and by far the larger part of them are expended in permanent improvements.
While the town proper, with its population engaged in various trades, callings, and professions, and with a store or depôt in each ward, offers the most natural market to the people engaged on the agricultural estate, inasmuch as to the extent to which the townspeople demand their produce they escape altogether any railway rates and charges; yet the farmers and others are not by any means limited to the town as their only market, but have the fullest right to dispose of their produce to whomsoever they please. Here, as in every feature of the experiment, it will be seen that it is not the area of rights which is contracted, but the area of choice which is enlarged.
This principle of freedom holds good with regard to manufacturers and others who have established themselves in the town. These manage their affairs in their own way, subject, of course, to the general law of the land, and subject to the provision of sufficient space for workmen and reasonable sanitary conditions. Even in regard to such matters as water, lighting, and telephonic communication—which a municipality, if efficient and honest, is certainly the best and most natural body to ​supply—no rigid or absolute monopoly is sought; and if any private corporation or any body of individuals proved itself capable of supplying on more advantageous terms, either the whole town or a section of it, with these or any commodities the supply of which was taken up by the corporation, this would be allowed. No really sound system of action is in more need of artificial support than is any sound system of thought. The area of municipal and corporate action is probably destined to become greatly enlarged; but, if it is to be so, it will be because the people possess faith in such action, and that faith can be best shown by a wide extension of the area of freedom.
Dotted about the estate are seen various charitable and philanthropic institutions. These are not under the control of the municipality, but are supported and managed by various public-spirited people who have been invited by the municipality to establish these institutions in an open healthy district, and on land let to them at a pepper-corn rent, it occurring to the authorities that they can the better afford to be thus generous, as the spending power of these institutions greatly benefits the whole community. Besides, as those persons who migrate to the town are among its most energetic and resourceful members, it is but just and right that their more helpless brethren should be able to enjoy the benefits of an experiment which is designed for humanity at large.
* ↑ 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.
* ↑ 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. See Appendix.
* ↑ This word, "municipality," is not used in a technical sense.
* ↑ Portland Place, London, is only 100 feet wide,