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IMPROVED DWELLINGS FOR THE INDUSTRIAL
CLASSES.
(Brounb JJlan anb Cilcbation
OF
LANGBOURN BUILDINGS,
MARK STREET,
PAUL STREET, FINSBURY SQUARE,
DESIGNED AND ERECTED FOR MR. ALDERMAN WATERLOW
BY MR. MATTHEW ALLEN:
WITH DESCRIPTIVE NOTES, AND AN APPENDIX,
BY
J. A. MAYS.
LONDON:
ROBERT HARDWiCKE, 192,
1863.
PICCADILLY
�*** The number of visitors who are flocking to the building,
which it was the purpose of the following notes to describe for the
benefit of those who were present at the Opening, renders a further
issue of them necessary.
An account of the proceedings at the Opening is now added.
J. A. MAYS.
�IMPROVED DWELLINGS FOR THE
INDUSTRIAL CLASSES.
The friends of the movement for improving the condition
of the dwellings of the working classes have cause to he
thankful, in one respect, to the projectors of the twentynine schemes now before Parliament, for extending and
completing the railway system of the metropolis, as great
good is likely to be accomplished by causing public
attention to be forcibly directed to the tremendous extent
of the evils under which hundreds of thousands of the
working population of London are suffering—evils arising
mainly from the overcrowded and unhealthy condition
of their dwellings. The success of the Underground
Railway seems to have given extraordinary vitality to
a whole host of metropolitan extension and junction lines,
the construction of which, while necessitating the appro
priation of some of the very few open areas that London
still possesses, and going further towards converting the
metropolis into a huge network of tunnels, aqueducts
and arches, will also necessitate the entire removal of
many hundred houses, the majority of which are occu
pied by the industrial classes. The unhealthy nature
and the insufficient extent of the accommodation with
which thev are already provided, coupled with the
sweeping and sudden destruction of the large number
of dwelling-houses which the carrying out of these
�4
projects involves, becomes a matter of serious incon
venience to the working portion of the population, and
of more than ordinary anxiety to the employers of labour
and to the legislature. It is perfectly needless therefore
to offer one word of apology in introducing the accom
panying drawings to public notice. The importance of
the project to which they relate, whether considered as
regards the furtherance of social reforms, the prevention
of disease, the extension of the railway systems of the
country, the general amelioration of the condition of the
labouring classes, or as purely a commercial speculation,
renders it of the deepest moment that everything in the
shape of practical experience, especially of that kind
which points to a remedy for a state of things which every
one deplores, should be placed before the public without
delay.
The nature and extent of the evils sought to be grappled
with by a well-organized scheme, having for its object the
rendering of the dwelling place of the working man a
home in its truest sense, need not be here depicted, as they
have been so often and so eloquently described by abler
pens ; but assuming that there is no longer any doubt as
to their existence, the object of the present paper is to
attempt the indication of a cure rather than to describe
the disease. Laborious efforts have been made of late
years, under the auspices of the two great Societies, and by
many benevolent persons, in attempting to surmount this
subject, beset as it is on every hand with apparently unap
proachable difficulties. Society is indebted to an incal
culable extent to the labours of the late Prince Consort,
the Earl of Shaftesbury, Miss Burdett Coutts, and many
other generous spirits who have been content to spend
large sums in this good work—a work which the noble
earl just named rightly appreciates when he says : “ This
�o
is a subject about which you cannot think or speak too
earnestly. The condition of the dwellings of the labour
ing classes is the besetting sin and difficulty of. the time,
for it stands in the way of every good moral impression.”—
It is due to the unremitting efforts of philanthropists,
under the auspices chiefly of the two great bodies,—the
Society for Improving the Condition of the Working
Classes, and the Metropolitan Association, coupled with
the beneficial operation of certain legislative enactments,
that the debasing condition of the dwellings in which so
many many thousands of our countrymen arc located
has been to some extent alleviated. A perusal of the
annual reports of these Societies shows the long period
over which their operations have extended, and the large
amounts which they have expended ; but it is with a pang
of heartfelt regret that one is forced to acknowledge that,
most praiseworthy as their exertions have been as
pioneering this good work, the success which might have
been expected to result, from their labours has not yet been
achieved. Though they have succeeded in producing in
certain cases houses which satisfy the requirements of
the working classes it is undoubtedly true that no
building has yet been erected which, while combining
the essential elements of comfort and respectability,
produces in the shape of rent such a return on the money
sunk in its erection as to induce capitalists to repeat
similar experiments on a larger scale for the sake of the
profits. It is obvious that if a scheme could be devised which
would in every case attain these important objects, espe
cially the latter, the matter would be set at rest at once
and for ever; and it is equally obvious that until this can
be done the subject must continue to be regarded as the
greatest social difficulty of the day. The late Prince
Consort indicated his clear perception of this truth some
�6
years since in the observation he made to the Honorary
Architect of Lord Shaftesbury’s Society—“ Mr. Roberts,
unless we can get 7 or 8 per cent, we shall not succeed, in
inducing builders to invest their capital in such houses,”
Instead of addressing themselves vigorously to the ac
complishment of what is here indicated, architects and
builders, on whom such a project would naturally devolve,
seem in a great measure to have relaxed their efforts
latterly, and to be content to allow the question to be con
sidered as one incapable of a profitable solution by any
known application of the materials at their disposal.
It would seem to be a matter of extreme importance,
therefore, to examine previous experiments, with a view
to ascertain in what respects greater economy in the cost
of construction may be attained, and whether at the
same time any of the buildings themselves present features
which may be judiciously avoided. Addressing one’s
attention to the last point, first let us notice incidentally
the Institutional appearance that many of them present.
It is unquestionable that in most of the buildings of this
class the long rows of windows have a dreary monotonous
effect, and impress on the mind the idea of a workhouse or
of a penitentiary. This is perhaps not altogether preventible where many suites of dwellings have to be arranged
in floors or flats one above the othei’; but it certainly
speaks volumes as to the great want of decent accommo
dation felt by the working classes, that although this
is an objection which is universally admitted, it does
not seem to operate to the exclusion of tenants ; still,
it is an objection that should, if possible, be obviated
in planning other buildings. Every opportunity should
be seized of providing, if possible, a home which in
every way tends to increase the self-respect of its occu
pant, and to engender that principle in the mind which
�7
indicates its presence in the cleanly appearance of the
home itself, and sometimes adorns it with flowers and
shrubs. It is advisable to give to each dwelling an
individuality of appearance; and also to dissipate the
feeling, unfortunately but too general, that the occu
pants of the “ model dwellings ” are the recipients of
charity. The next thing to be borne in mind is, that
every tenant should have complete and exclusive use
of all the essential accessories to a home ; such as water
supply, sink, copper, dusf-shoot, coal-place, and watercloset. In some cases economy both of space and cost of
building has been sought to be obtained by arrange
ments whereby two or more tenants have had the use of
these in common; but the divided use of such important
requisites, which ought if possible to be in a decent wellregulated home reserved to the exclusive use of only a
single family, is, I think, far from compensated by a
slight saving of space and cost of erection. It would
certainly be preferable to provide these appendages to
every dwelling, even though it should render it necessary
to adopt an exterior of tlic plainest possible description.
In some of the so-called model dwellings recently erected,
and to which the foregoing remarks would also apply,
that which must at once be characterized as a defect of no
ordinary kind is observable. Somewhat showy exteriors
have been obtained at a great sacrifice of internal comfort ;
—in the one case by the introduction, at a very great
expense, of elliptical counter arches over every window
and doorway in four large blocks of buildings containing
in the aggregate some hundreds of openings : and in the
other bv the use of ornamental stone columns at the door
ways. These architectural luxuries seem to me to be
sadly misplaced in buildings which cannot boast a
particle of either plastering or paper on their internal
�8
walls, and where every room, whether parlour, living-room
or bed-room, presents a repetition of the bare and cheer
less aspect of a prison cell. It is surely to be regretted
that money should be lavishly applied to the production
of that which is clearly unnecessary, at the expense of
denying to the tenants the cheerfid effect and air of
comfort that would be given to these dwellings by the
addition of a few yards of plastering and paper-hangings.
In no case save in the houses for working people would any
architect venture to ignore the power of appreciation on
the part of any portion of the community of the decencies
of a well-arranged dwelling, or to profess that a mere
whitewashed brick wall complies with the requirements
of a modern dwelling-house in respect to its internal
decoration.
I am not alone in believing that the
homes of workmen cannot by any possibility be rendered
too attractive, complete, and comfortable; and that while
they will often meet with stolid indifference anything of a
“ missionising ” tendency, the working classes gladly
welcome and warmly appreciate the efforts made to
obviate the evils and improve the condition of their
dwellings. What they very properly desire is, that,
if possible, homes shall be provided capable of meeting the
requirements of an English workman’s family—a home
which shall present an appearance not unattractive, and
the occupation of which shall not engender a feeling on
their part that their friends will regard them as being the
occupants of almshouses.
I am conscious that this brief introduction has already
extended beyond its proper limits; without indulging in
any further digression, therefore, let me at once proceed
to call attention to the peculiarities of the building repre
sented in the accompanying })lan and elevation of a block
of dwellings recently designed and erected by Mr. Matthew
�9
Allen, of Tabernacle Walk, Finsbury, for Mr. Alderman
Waterlow.
A patient and anxious consideration of the whole subject
led to the conclusion that the following were among the
most important points which required consideration :—
I. A ground plan easily adaptable to any plot of
ground, capable of repetition to any extent, and
presenting in the elevation a pleasing and attrac
tive appearance.
II. Suites of rooms at different rents, so planned as
to secure the greatest economy of space, mate
rials, and labour, in the erection of the building,
providing at the same time for the exclusive
use of each family, within the external door of
the lettings, every essential requisite of domestic
convenience.
III. The construction of a flat roof capable of being
used as a drying and recreation ground, so as to
leave as much space as possible available for
building.
IV. Planning the positions of the doors, windows,
and fireplaces, with reference to a suitable ar
rangement of the furniture of the apartments,
and the placing of proper fireplaces, cupboards,
shelves, &c., in every room.
V. An efficient system of drainage and ventilation.
VI. Making the joinery as near as possible to an
uniform size and pattern, so that machinery
might be brought to bear in economizing its
manufacture to a considerable extent.
VII. The discovery and adaptation of a new material
combining the properties of strength and dura
�10
bility, adaptability, attractiveness of appearance,
and cheapness, in an eminent degree.
VIII. The combination of these advantages in build
ings which, when let at fair rentals, would
produce a good return on the outlay incurred in
their erection.
IX. The selection of a locality where the ground rent
would not be excessive, although the tenants
would be sufficiently near* their work to enable
them to take their meals at home.
Let us now see to what extent these advantages have
been attained and combined in the present building. Its
general plan may be described as a parallellogram of 56
feet by 44 feet, divided into four sections by a party wall
in the centre and the two passages (EE) in the middle of
each wing. The two centre sections arc set back about
3 feet from the line of frontage, for the purpose of giving
space for a balcony of that width on each of the upper
floors. Each section comprises one suite of rooms, to
which access is obtained from the passages (EE) leading
(on all the upper floors) direct from the balcony (G). The
balconies arc reached by a fireproof staircase having a semi
elliptical form, the entrances to which are shown on the
elevation by the two doorways in the centre of the building.
This staircase is continued to and gives access to the roof.
The larger lettings, consisting of three rooms and a wash
house, occupy the end sections of the building. E D the
entrance door, g is a living room provided with a range
having an oven and boiler. Leading out of the living room
is tlie washhouse or scullery (ft) which contains in every
case what may be called the accessories of the dwelling,—
water cistern, sink, a small fireplace, washing copper, dust
shoot, water-closet, &c. It is expected that the fireplace
�11
in the washhouse will conduce greatly to the comfort of
the living room in the summer time. Q is a comfortable
bedroom having a fireplace; a capacious cupboard (H) is
arranged in the party wall between this room and the
entrance lobby, and over the latter is a useful receptacle
for the stowage of bulky objects. Passing out towards
the front parlour (0), is a series of shelves having
an artificial stone bottom and back, intended by its
proximity to the living room to serve as a cupboard for pro
visions, &c. 0 is a, spacious handsome parlour having two
windows : the fireplace is placed a little out of the centre
of the room, so as to leave a convenient space in which to
put an additional bed in cases where this would be
required to be used as a bedroom. On the other side of
the fireplace is a sideboard and cupboard.
The centre sections, comprising the smaller lettings,
consist of two rooms and a washhouse, &c. The wash
house A and the living room B are exactly similar to
those in the larger letting The bedroom Q can be con
veniently converted into a parlour by arranging a set of
curtains across the recess at the back of the room, and
thus dividing the part where the bed would be placed from
the rest of the apartment. WWW represent the win
dows. The plan is the same on each side of the party
walls, and every floor or flat is a repetition of the
other. Close to the ceilings of all the rooms a ventilator
is placed which communicates with air shafts running
through the centres of the chimney stacks. The air is thus
constantly rarified, and a system of natural ventilation is
produced. Besides this, it will be seen that by setting open
the windows a current of external air can be at one
passed through every room in the direction of the dotted
lines. The lower panes of the windows are filled in
with ornamental ground glass, so that no window blinds
�12
are necessary. The windows are constructed oil a some
what novel principle, being made to open outwards
like ordinary French casements, but the two lower
panes are not made to open, so that the danger of
children falling out, as well as the disadvantages of
the ordinary window sashes, are avoided. All the rooms
are 8 ft. 9 in. in height. The other dimensions are figured
on the plan, and need not be repeated here. Drainage is
effected by means of 4-in. stoneware pipes passing from
the top of the building, down the corners of the washhouses,
directly to the common sewer. The dust shaft carries the
dust to covered receptacles at the base of the building,
and each shoot is provided with an iron cover so as to pre
vent the return of dust and effluvia. The dust shafts are
also continued to the top of the building, and act as ven
tilators to the dust bins. The greater part of the rooms
especially the living rooms, have scarcely any external
walls, so that they will be always warm and dry. All
the rooms are plastered and papered, and the wash
houses are plastered and coloured. Every tenant has
his apartments completely to himself, and nothing
is used in common except the roof as a drying
and recreation ground. By extending the area of the
building three or four feet in every direction the size of
the rooms could be easily increased, and suites of rooms
obtained well adapted to the requirements of any class
of the community. With the view of judging of the
happy effect that a row of these buildings would produce,
the visitor is requested to stand a hundred yards away
from the building and imagine the pleasing appearance of
a street having several buildings like this on eacli side
of the way. The party walls on the roofs might be
dispensed with in cases where several blocks arc built
side by side, and the roofs thus connected together would
���observing the rapid and facile manner in which it is made
to assume any desired shape. Castings will be made and
removed from moulds in the presence of the visitors.
With respect to the window
dressings and sills it will, probably, be admitted that the use
of the new material is a vast improvement on the ordinary
York sills, and yet the moulded ornamental sill is actually
the cheaper of the two. In the case of the chimney pieces,
too, a marked improvement is recognizable. The com
monest Bath stone, got up in the plainest style, would
cost about twice as much as those of artificial stone with
ornamental sunk panels, and as there are seventy fire
places in the building, there is a great saving in the
aggregate. The effect when these are painted to imitate
marble is very tasteful. The Building Act renders
it imperative to make the stairs of fireproof materials ;
and when we compare the cost of the stairs formed of
this material with the price of ordinary stone steps, the
saving is found to be enormous. The patent material
possesses all the advantages of appearance and durability
of allrtland stone staircase at one-fifth of its cost, and at
half the price of even the commonest York staircase.
These stairs were all fixed in their places as the building
progressed, and they have endured the wear and tear of the
�1G
workmen s heavy boots for some months past—more wear,
probably, than they will suffer for the next three or foul
’s. In some cases they were “nosed” with Portland
nreprooi noors, m ordinary c
construction of 9-in. walls for their support, but here the
extraordinary lightness and strength of the material just
described enables 4-in. walls to be used with perfect safety.
The economy of materials and labour in this respect in a
building of five stories is so obvious that it need hardly be
referred to. Portions of the building will remain unoc
cupied for a few days after the opening for the inspection
of visitors presenting their cards, and opportunities of
making accurate comparisons of the superiority and
diminished cost of various articles formed of this material
and of the ordinary building stones will be afforded.
The judicious arrangements of the plan already alluded
to as securing the greatest economy of space and cost of
construction, combined with the application of this
beautiful material, overcome the great difficulty hitherto
felt in attempting to deal with the problem of reducing
the cost of such buildings to a sum that the net rent
would pay a good return in the shape of interest on the
outlay. The pleasure with which one greets the appear
ance of such a building is enhanced by the knowledge,
�17
based on experience, that similar erections can be under
taken at a cost of something like £110 per dwelling
(see account annexed at page 20). All that is now required
seems to be the judicious application of capital to the ex
tension of the system in the overcrowded districts of the
metropolis and the large towns of the kingdom.
It is earnestly desired to avoid the use of any names
which could have the effect of attaching to the buildings
the idea of their being intended for the exclusive use of
a particular class. It is feared that the somewhat indis
criminate use of the word “model” in connection with
this and kindred subjects, has had anything but a bene
ficial effect; it seems to be associated with the ideas of
centralization so repugnant to the feelings of Englishmen.
The Earl of Shaftesbury honoured the building with a
visit some few days since, and stated distinctly that a more
cheerful and attractive home had been built for £110 than
either of the Metropolitan Associations had produced at a
minimum of £180. On leaving, he expressed himself as
having spent one of the happiest afternoons of his life, as
he had that day seen that which he had been looking for
in vain for many years, viz., a clean, healthy, and desira
ble home for a mechanic, erected at a price that would pay a
fair return on the money invested.
The careful inspection of the friends of the movement,
with which the name of this noble earl is so honourably
associated, are cordially invited to afford the projectors the
benefit of their criticism. It is hoped that it will be easy
to engraft upon the plan as it stands any minor improve
ments that may be suggested by the experience and know
ledge of others.
It should not be forgotten that the buildings now under
review have been erected within a quarter of an hour’s
walk of the Bank of England, and therefore easily within
2
�18
the reach of the large number of artizans employed in
the City of London. This is a most important feature, for
the oftener a man takes his meals at home, and the more
he cultivates a domestic life, the less he is likely to yield
to the flaring attractions of the beershop and the gin
palace : the more he associates with his family, and sub
mits to the gentle influence of little children, the easier
will he be elevated in the social scale, improved as a
neighbour and influenced as a Christian.
Looking down from the beautiful flat roof of Lang
bourn Buildings, the eye-rests upon four or five acres of
ground covered with the most wretched houses, or rather
hovels, the majority of them containing only two rooms each
and having no back windows : the sight is saddening, and
would be most depressing if it were not cheered with a
knowledge that all these vile, tumble-down dwellings, so
close to the heart of the City of London, are now the
property of the Corporation of London, and will in 1867
revert to the Ecclesiastical Commissioners : there is some
hope that one or both of these public bodies, being so
deeply interested in the improvement of the homes of the
labouring classes, may devote a large portion of the site
to the accomplishment of so important an object.
In conclusion, it is possible that the objection may be
raised that the rents of the dwellings in Langbourn
Buildings (0.5. to 6-s. 6<7. per week) are beyond the means of
the working class. The reply to this would be, that, con
tiguous to the spot where this building stands, four other
blocks are to be erected ; and that long before this the first
block was completed, applications were received to a suffi
cient number to have filled the whole of the five blocks had
they been ready, and now that this one is ready for occupa
tion, not a day passes without bringing with it swarms of
eager applicants to be received as tenants at these and even
���APPENDIX.
THE OPENING.
After a minute inspection of the building in every part, and an
examination of the various uses to which the patent material had
been applied, as explained by the builder and inventor, Mr. Allen,
the company adjourned to the flat roof, where refreshments were
served under an awning.
Amongst the noblemen and gentlemen present were :—
Lord Radstock,
Lord Ebury,
W. A. Wilkinson, Esq.,
Samuel Morley, Esq.,
S. Gregson, Esq., M.P.,
C. S. Fortescue, Esq., M.P.,
Fredk. Byng, Esq., M.P.,
Edwin Chadwick, Esq., C.B.,
Wm. Hawes, Esq.,
Hy. Roberts, Esq ,
Benjamin Scott, Esq., F.R.S.S.,
Russell Scott, Esq.,
J. H. Friswell, Esq.,
Rev. W. Denton,
George Godwin, Esq., F.R.S.,
Revd. E. Bayley,
H. Barnett, Esq.,
Thos. Benton. Eso..
W. H. Collingridge, Esq.,
C. Reed, Esq.,
J. C. Colquhoun, Esq.,
Hy. Dawson Esq.,
Robt. Dimsdale, Esq.,
Edward Enfield, Esq.,
C. Gatliff, Esq.,
J. C. Conybeare, Esq.,
A. Haldane, Esq.,
C. J. Hilton, Esq.,
Jno. Hollinshead, Esq.,
H. De Jersey, Esq., C.C.,
D. Simms, Esq., C.C ,
Rev. A. P. Kelley,
W. J. Makwell, Esq.,
Rev. S. Minton,
Jno. Sperling, Esq.,
HrV. Tt TiinrwAll
Ebury.
The noble Chairman said that at the request of Mr. Waterlow he
proposed to say a few words in reference to the object which had
brought them together that day ; but it was a subject so extremely
interesting in itself, and of such extraordinary importance, that it
was really hard to say only a few words upon it. At that high
altitude and somewhat low temperature, however, he would endea
vour to be as brief as possible. Important and absorbing as had
�22
been the events of the past week in connection with the marriage of
the Prince of Wales, fraught as they were with interest to every one
present, and the excitement of which would be still fresh in their
minds, he yet felt that the circumstance which had brought them
together on the top of that house were of deeper interest and of far
more importance than those of which he was quite certain they all
had so lively a recollection, for upon the successful solution of this
great problem the welfare of our town populations entirely depended.
It was a subject upon which, as Lord Shaftesbury had eloquently said,
no man could think or speak too earnestly; for the condition of the
dwellings of the labouring classes was the besetting sin and difficulty
of the time, as it stood in the way of every good moral impression.
He was very sorry that that noble Lord was not present to share
their gratification, but he was quite sure that he would have been
there had it been possible. He saw before him a great number
of gentlemen who with himself had been long labouring in this
cause, and though they had met with somewhat bare success, he
was sure he was but speaking the feelings of all his friends and
fellow-labourers in saying that although they had not achieved
great commercial success, yet the work had not disgusted or
dissatisfied them, because they knew the real good they had effected
among certain classes of the people, and that in the commence
ment of an undertaking with the details and practical working of
which they were not practically acquainted they must expect to meet
with considerable failures. But to-day their interest in that under
taking centred itself in the project before them. He did not know
whether it was too early in the clay to say that the problem was
solved altogether ; but after having very attentively perused
the document which described the building, and having now care
fully inspected the building itself, he must say that, taking the
figures to be correct, and that it was capable of producing a rent
which would give a per-centage of seven or eight per cent, on the
outlay in its erection, a result had been obtained of no slight impor
tance, as it solved the difficulty over which previous experimentalists
had stumbled, and proved that building enterprises of that nature
could be rendered commercially remunerative. There were tides in
the affairs of men,—crises in the development of all great movements.
Buildings (5s. to 6s. 6c/. per week) are beyond the means c
the working- class. The reply to this would be, that, cor
tiguous to the spot where this building stands, lour othi
, 1 -]
J •) _ X J
-1 i 1
rftAll lUVfveti 111 villi
there to criticise the budding in every way, and he could tell him
that he had some severe critics there that day—critics who would
look to the proper accommodation of even the smallest child in the
establishment, and that had in fact been done; indeed,it was neces
sary that all these things should undergo the most careful scrutiny.
He could fairly say for himself, although he did not pretend to
possess the knowledge and experience of some of his friends around
him, that he could really find but little fault. He had looked at it
�23
in the most careful manner—he had felt it with his fingers—he had
walked about it—he had poked it with his umbrella, and he had
asked his friends’ opinion about it; and at that moment he had not.
been able to find anything of any importance to criticise. He was
quite unable to pick a hole in the undertaking, and he thanked God
that he had put it into the heart of a Christian man to do this great
and good work. (Cheers.) He thanked Mr. Waterlow from the
bottom of liis heart for the privilege of being allowed to be present
that day. He felt that this was a movement which laid at the
foundation of all social and religious progress, for it was impossible
to make impressions for good which could have any permanent
effect on the min<ls of the people, surrounded as they were in their
homes with that which tended only to brutalize and degrade. He
begged to propose Mr. Alderman Waterlow’s very good health.
(Loud cheers.)
In responding to the toast, Mr. Alderman Waterlow thanked
the noblemen and gentlemen present for their attendance there that
day and for their kind appreciation of his endeavours. He said that
his object in asking them there was twofold—first, of obtaining the
advice and criticism of men far better acquainted with the subject than
himself, before proceeding to the further development of his scheme ;
and he hoped also that the result of assembling together so many
distinguished philanthropists would be, that they would not separate
without laying the foundation of some broad and comprehensive
scheme for giving further stimulus to this most important movement,
in which he had endeavoured to render some assistance. He would
not dwell upon that which the Chairman had already urged with so
much clearness, as to the necessity of improving the domestic con
dition of the people before hoping to effect anything in the way of a
permanent moral reform, but he would <ask how much of the great
increase of that form of crime which was designated the social evil
owed its origin to the over-crowded and immoral huddling together
of the sexes. So long, too, as the working classes were compelled
to live in close, inconvenient, badly devised and overcrowded dwell
ings, it was impossible to make them thoroughly feel and appreciate
the great truths of the Bible. He was thoroughly convinced that
before the preaching and teaching of ministers of religion could have
that beneficial effect on the labouring classes which they all lookedfc >r ■
ward to, that the demoralizing influences which now surrounded the
poor in the condition of their homes must be removed. So strongly
had this been seen of late, that vigorous attempts had been made to
improve the dwellings of the poor. Without referring in detail to
the great efforts that had been already put forth in various quarters,
he would go at once to that which was undoubtedly the great diffi
culty of the matter—the apparent impossibility of obtaining a good
return on the outlay incurred in the erection of Improved Dwellings.
It was because of this failure of remuneration that capitalists could
not be found willing to continue the erection of such dwellings. He
wanted to show that 8 or 9 per cent. CQuld be obtained by the adoption of the present plan. He was constantly referred to the practical
�24
results realized by the Metropolitan Associations, and was told that
the return he predicted looked better on paper than would eventually
tarn out; but the Metropolitan Associations were the pioneers of
the movement—they had had to contend with and conquer diffi
culties which would now be avoided—they had gradually acquired
an experience of which others were reaping the profit; and their
own accounts showed a return of 4| per cent, on the Family Dwell
ings erected in St. Pancras Square on a cost of erection at the
rate of £160 per dwelling, but here the cost of such a dwelling
would be only £110, and the same rents were obtained: there
fore it was obvious that that which returned 4J per cent, on
£160 would amount to 7 per cent, on £110. But the average
return on the operations of the Metropolitan Association was not
encouraging. This society had spent about £80,000, and had
only realized a return of about 2| per cent. He felt certain that
it was on this point that he was able to demonstrate a remedy.
It was simply a question of reducing the cost of dwellings to such
a sum that the amount received by their rental should form a good
and encouraging return on the outlay. It was absurd to suppose
that the great body of working people were to be allowed to depend
on the efforts of charitable people to provide them with homes.
He was quite prepared, if any gentlemen were desirous of proof,
to show that these buildings, which were certainly quite equal to
those of St. Pancras, could be erected in any number for £110
each. He would say one word as to locality : he believed it to be a
m atter of the most essential importance, both as a matter of economy
and policy, that the working man’s home should be near enough to
his work to enable him to take every meal with his family ; it was
better, cheaper, and more comfortable in every respect. He believed
that the more a man was Subjected to home influences of a healthy
kind, the less he was likely to succumb to the flaring attractions of
the gin palaces. One of the best possible localities, he thought,
for carrying out an experiment of this kind was that in which they
then were,the freehold of which belonged to the Ecclesiastical Com
missioners, and held by the Corporation of the City of London, on
a jease expiring in 1867. If those two powerful bodies could be
influenced to give preference in reletting the ground to the pro
moters of a movement having for its object the removal of the
wretched hovels they saw around them, and the replacing them
with dwellings of a similar character to that on which they then
stood, a great advantage would be gained. The importance of such a
movement was admitted on all hands, and he thought that he had now
proved its feasibility. He did not, for one moment, mean it to be
understood that they were desirous of obtaining possession of the
ground on more favourable terms than others ; all that he wanted was,
the assurance of an ordinary lease on the ordinary terms at the
ordinary market value of the ground. In the present case, the ground
rent was twice that which it ought to be, in consequence of his
having had to negotiate with and pay large premiums to persons who
stood between himself and the freeholders. He would add a word
�25
or two further, before sitting down, when he would be prepared,
and anxious, to answer any question which might be put to him. The
piece of ground of which he had obtained possession was sufficient for
the erection of ninety homes such as they had just inspected, by
the removal of 32 two-roomed houses such as those around him ;
he felt that in the erection of these ninety homes, and in thus
assisting to prove the possibility of making such undertakings pay,
he was doing as much as could be properly expected of him as a
private individual; but he could not sit down without saying, that, in
his opinion, the figures and facts he had brought forward made out
a proper case for the operations of a public company, a body having
a large capital divided into two classes, the protected capital and the
unprotected capital, the former bearing a fixed rate of interest, 4 per
cent., the latter taking the commercial risk and the rest of the
profit. He made this suggestion because he was told, on very good
authority, that there were plenty of people who, if they could be
guaranteed a fixed rate of 4 per cent., would be glad to invest large
sums of money in such an undertaking; and he believed that the
public would be readily tempted to take up the unprotected capital,,
on the prospect of obtaining 10 or 12 per cent, for their money.
In this case he showed a return of over 9 per cent., even under the
disadvantage of the high ground-rent which he had mentioned 'r
but if they thought this overestimated, let them strike off 20
or 25 per cent., as a discount on his statements ; that would then
leave them more than 6 per cent., and the difference between
that and 4 per cent., which would have to be paid on the protected
capital, would bring up the other half—the unprotected capital—
to 9 per cent. If the suggestion was thought worth acting on, he
would be only too happy to do all in his power to carry it out.
He, was sure that there were many gentlemen present who were
able to offer valuable advice and criticism, and he assured them
that he was very anxious to hear everything they might have tosay. He begged to thank them heartily for the honour they did
him in drinking his health, and to express the great pleasure he
derived in seeing so many friends of the working classes present on
the occasion.
Edwin Hill, Esq., as an old director of the Metropolitan Associa
tion, claimed the privilege of saying a few words. He said that
the physical and moral good created by the erection of such a
building as the present extended far beyond its own area, as it
acted as a most powerful competitor with the dirty, squalid habita
tions by which it was surrounded, and that in many cases the
landlords of the latter had been compelled in self interest to
imitate the good example of cleanliness set by these kind of dwell
ings. He felt, moreover, that such a home greatly conduced tothe moral purity of its inmates.
Edwin Chadwick, Esq., C.B., said there could not be a doubt that
these buildings were a very large stride in economy of construction,
and that if the same economy had been enforced by the Metropo
litan Association they would have had 7 or 8 per cent. All the
�26
medical officers of health would agree with him that this building
was perfectly fever proof if they took care to prevent two people
occupying space intended only for one. This building might be
looked upon as well adapted to the requirements of the
Earl of Shaftesbury’s provision, that in future railway com
panies proposing to pull down a number of dwellings should be
compelled to erect a proportionate number of others in their place.
It was plain, in fact, that the railway companies would probably
make more money by the erection of such buildings than by the
construction of their lines.
Lord Radstock thought that as the gentlemen invested with the
disposition of Mr. Peabody’s munificent gift appeared to be
undecided as to how to apply it, it might go with some force
to them if those present were to unite in suggesting to them,
that before making any arrangement for its disposition they
should, at any rate, give this matter their most careful considera
tion. He was quite sure that any representation from such an
influential body of gentlemen as those then present would be apt to
attract more attention on the part of the trustees than would be
likely to be awakened by merely seeing the reports in the news
papers.
Mr. Alderman Waterlow had hoped that the trustees of the
Peabody Fund would have dealt with it in a different way, and he
thought that instead of turning their attention to building homes, it
would be better if they applied the money to the purchase of sites, to
be let at nominal reuts, under a stringent covenant that the lease
should be instantly void if the ground was at any time used for any
other purpose than providing dwellings for the poor. They would
thus be offering most direct inducements for the construction of good,
healthy, well-built dwellings; the ground would be constantly
increasing in value, and would remain in perpetuity as the poor
man’s site.
J. C. Conybeare, Esq., had been long convinced that the only
remedy for the existing evils was the use of some material which
would at once effect a great reduction in the prune cost of construc
tion, and he felt that that was obtained in the present building.
With regard to the proper carrying out of any undertaking for the
complete development of this very valuable idea, he would much
prefer to see it left in the hands of a London Aiderman ; he would
be glad to see it worked by a philanthropic citizen, aided by his
commercial and mercantile fellows of the citizen world of England.
It required to be taken up and prosecuted entirely as a business
matter. He would be sorry to see the Peabody Fund applied to
building any of these houses, but he thought that the suggestion
as to its acquiring sites was a remarkably good one. He was anxious
that something should be done, too, for the improvement of the
cottages of England ; he could speak from experience of the fact
that they were in a most disgraceful condition in several counties.
Samvel Morley, Esq., in moving the first resolution, “ That this
meeting having inspected Mr. Aiderman Waterlow’s model building
�27
ancl listened to the explanations afforded, is of opinion that the very
best moral and social results, and very fair expectations of an ample
return on the capital invested, would result from, the erection of
such buildings,” said, he had very great pleasure in meeting then
Lordships and the gentlemen present on that occasion for he could
not doubt that if the statements they had heard and the figures put
forward in the balance-sheet were borne out by the facts a great
stride had been made in the subject which laid so close to the great
social questions of the day. He joinedmost heartily in the encomiums
that had been pronounced upon the building.. He thought that the
builder had in a very prominent manner exhibited a degree of talent
in designing, and attention to his work in executing it, whic 1
deserved to be taken notice of by them, and that, at any rate, he
ought to receive the expression of their respectfid admiration. He
had read with great interest the pamphlet with which lie supposed
they had all been provided, and he quite agreed with the writer m
insisting that attention should be paid to the provision of every
necessary accessory of a home to the exclusive use of a single letting.
He sympathized also with the respectful attention, which it demanded,
to the comforts of the working-man. He would have been glad to
have seen the fulfilment of the promise which the late Mr. Pearson
made, by which arrangements could be made for large numbers ot
workmen living out of town. With regard to the rents, he accepted
the explanation offered in the pamphlet on that subject, andlie thought
at, the same time that the accommodation was well worth what was
charged. He was entirely in favour of carrying the matter further
under private supervision, and he was quite prepared to go into le
matter if Aiderman Waterlow would put himself at the head of such
an undertaking. He should go into it with a clear and distinct
expectation of receiving a good return on his capital. The amount
of money which could be used iu connection with such a scheme was
perfectly enormous, and he believed it could now be most, profitably
applied in this way.
.
m-Datn
The City Chamberlain (Benjamin Scott, Esq., f .K.b.b.) naci
great pleasure in seconding the resolution He did not know
whether he had been invited there in his official capacity or not,
but he felt that he should not be unduly committing himself, or the
other members of the Corporation who were present, in stating
that in the event of his advice being required as to whether the invest
ment of a portion of the Corporation’s large funds m this undertaking
was advisable, he should have no hesitation whatever in saying that,
in his opinion, such an investment would be a highly safe and proper
one, and that it would be likely to be productive, at the same time,
of the greatest moral and social benefit to the people of the metro
polis. They had gone into the consideration of the question some
years since, and obtained powers from Parliament to apply a large
portion of their spare capital in the erection of Improved Dwellings.
The question had, however, remained m abeyance, m consequence
of their finding they could not build them at a remunerative rate.
The building to which their attention was then directed, how
�28
ever, would, no doubt, lead to a revival of the subject. This building,
so far as his observation went, was a return to a practice uni
versal in the ancient world, and general at the present time in the
eastern world, of availing themselves of the pure air and light of
heaven which were to be obtained at the elevated position in which
they stood. Medical men would tell them that the cheerful
influence of the solar rays, and the refreshing breezes, were of as
much importance to health as a proper supply of good food and pure
water. He saw no reason why we should not, as far as possible,
adopt the salutary practice of the Turk, of constantly frequenting
the housetop.
Henry Roberts, Esq., F.R.S., said that he wished to give ex
pression to the great interest and satisfaction with which he had
gone over this building. It seemed to him to be one of the fruits
produced by the small building erected by His Royal Highness
Prince Albert at the Exhibition of 1851. He had seen that build
ing repeated in various forms, not only in the United Kingdom, but
in many places on the Continent; and he now saw the same build
ing extended and repeated here. Here were the open staircase and
gallery—the fire-proof floors and the flat roof—all of which were
leading features in the lamented Prince Consort’s model dwellings.
He was quite sure that, if they knew as he did, the great interest
with which His Royal Highness devoted himself to the subject,
they would feel especial pleasure in finding that this building was
a further development of the excellences which were so notice
able in those model dwellings of 1851. He would take that oppor
tunity of testifying to the fact that up to the closing scene of his
eventful life the subject before them had been to Prince Albert
one of unflagging interest.
Mr. Robert Cranston supported the resolution, and dwelt with
great force on his experience in connection with the erection of
buildings of a similar class in Edinburgh. He was prepared to
show a clear return of 8 per cent, as the result of his investments.
If a proper plan were adopted in the first instance, and a suitable
locality chosen, he could not have the slightest doubt that this re
turn might be always obtained. He might state that he was origi
nally himself a practical builder, and Mr. Allen had kindly allowed
him access to the figures in connection with this undertaking, and
in the presence of these and his own experience he hoped to hear
no more of the operations of charitable associations, as the necessity
for their help in the matter had now passed away, and it would be
only a matter of time to apply the natural remedy which was now
happily attained.
The resolution on being put from the chair was carried unani
mously.
W. A. Wilkinson, Esq. proposed the health of the noble Chair
man, and bore testimony to the readiness with which he associated
himself with every movement of a progressive nature.
The toast having been drank,
The Chairman thanked the gentlemen present for the compli
�29
ment, and said that the work in which they were engaged was bound
to go forward ; it had received an impetus that day which would
not allow of the question standing still any longer. There was one
omission to which he felt bound to call the worthy Alderman’s at
tention. He had invited only gentlemen to be present that day.
Now, the ladies were quite as much interested in the question, and,
whether they knew it or not, he believed that they had a great deal
more influence in it than the gentlemen. (Cheers.)
Mr. Alderman Waterlow explained that the building would
remain open for public inspection for two or three weeks, and he
hoped that would afford a better opportunity for ladies to inspect it.
The Chairman continued. There was a duty before them which
he was sure all would gladly discharge. They had inspected the
whole of this building, and were delighted with the completeness ofits arrangement in every part; but they ought to be mindful of the
fact that that which gave them so much pleasure to see realized
had been a matter of long-continued patient thought and effort on
the part of Mr. Allen. He could quite understand that there must
have been an enormous amount of really laborious work in re
arranging, and altering, and turning about in every way. He proposed
that they should drink the health of the architect and builder, Mr.
Allen, and wish success to the project which had been suggested.
The toast was drank with great cordiality.
Mr. Allen thanked their lordships and the gentlemen present
for the kind manner in which his name had been referred to, and
for the honour they had just done him. He could assure them
that this building had been a matter of the greatest anxiety and
interest to him for the past three or four years, but now that it was
completed he felt that it amply rewarded him for all the time he
had bestowed upon it. He was now only anxious that the number
of them should be greatly increased, and after what had been said
that day he had no doubt that the matter would be placed in
the hands of men capable of ensuring it the success which he was
proud to believe it deserved. (Cheers.)
The Chairman said that the whole subject seemed to him one of
such vital importance in every way that he proposed to ask the
Rev. Samuel Minton, with Mr. Waterlow’s permission, to offer a few
words of prayer for its success.
The Rev. S. Minton having complied with this request the com
pany dispersed.
���HEALTHY DWELLINGS FOR THE INDUSTRIAL
CLASSES,
LANGBOURN BUILDINGS, MARK STREET, PAUL STREET, FINSBURY SQUARE.
Designed and erected by Mr. Matthew Allen, for Mr. Alderman Wateri.ow.
��Ground Plan af a Flat, Nos. 1 and 4 having Four! Rooms, and Nos. 2 and 3 Three Rooms in each Letting.
The coloured parts indicate that the floors are constructed of Alien’s patent fireproof material, of which also the staircases and roofs are composed.
References: A-Wash-house
W
*_________________ ,_______________ _
___________________________________ ___________________ 56' 3‘
W
F' External Staircase
_____________________________________________________________________________________
HEALTHY DWELLINGS FOR THE INDUSTRIAL CLASSES,
LANGBOURN BUILDINGS, MARK STREET, PAUL STREET, FINSBURY SQUARE.
Designed and erected by Mr. Matthew Allen, for Mr. Alderman Waterlow
�
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Title
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Victorian Blogging
Description
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A collection of digitised nineteenth-century pamphlets from Conway Hall Library & Archives. This includes the Conway Tracts, Moncure Conway's personal pamphlet library; the Morris Tracts, donated to the library by Miss Morris in 1904; the National Secular Society's pamphlet library and others. The Conway Tracts were bound with additional ephemera, such as lecture programmes and handwritten notes.<br /><br />Please note that these digitised pamphlets have been edited to maximise the accuracy of the OCR, ensuring they are text searchable. If you would like to view un-edited, full-colour versions of any of our pamphlets, please email librarian@conwayhall.org.uk.<br /><br /><span><img src="http://www.heritagefund.org.uk/sites/default/files/media/attachments/TNLHLF_Colour_Logo_English_RGB_0_0.jpg" width="238" height="91" alt="TNLHLF_Colour_Logo_English_RGB_0_0.jpg" /></span>
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Conway Hall Library & Archives
Date
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2018
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Conway Hall Ethical Society
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Title
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Improved dwellings for the industrial classes: ground plan and elevation of Langbourn Buildings, Mark Street, Paul Street, Finsbury Square, designed and erected for Alderman Waterlow by Mr. Matthew Allen, with descriptive notes, and an appendix by J.A Mays
Description
An account of the resource
Place of publication: London
Collation: 29 p. : ill. (2 folded plates) ; 20 cm.
Notes: Incomplete: p.15/16, part cut away; p. 19/20 removed; p. 21/22 part cut away. From the library of Dr Moncure Conway,
Creator
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Mays, J.A.
Date
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1863
Publisher
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Robert Hardwicke
Subject
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Housing
Social problems
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<img src="http://i.creativecommons.org/p/mark/1.0/88x31.png" alt="Public Domain Mark" /><br /><span>This work (Improved dwellings for the industrial classes: ground plan and elevation of Langbourn Buildings, Mark Street, Paul Street, Finsbury Square, designed and erected for Alderman Waterlow by Mr. Matthew Allen, with descriptive notes, and an appendix by J.A Mays), identified by </span><span><a href="https://conwayhallcollections.omeka.net/items/show/www.conwayhall.org.uk">Humanist Library and Archives</a></span><span>, is free of known copyright restrictions.</span>
Identifier
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G5396
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application/pdf
Type
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Text
Language
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English
Conway Tracts
Housing
Langbourn Buildings - London
London
Sidney Hedley Waterlow
Social Problems
Working Classes