under the old regime three labourers were employed on the 195 acres, there are now fifty men interested in the same land. A landholders' court has been formed to manage a large surplus, which has been formed from the profitable development of the estate, and all are shareholders, thus binding the men together by some common interest and united effort for mutual trade purposes, while leaving them a direct and sole interest in the land they hold. Over 30 cottages have been built by the labourers; Major Poore's liability has been paid off; there are practically no arrears; the surplus credit amounts to £800; and the population of the village has increased, while other parishes in the same union have shewn a large decrease. Similar success has attended another experiment with a farm of 170 acres at Bishopstowe, in the Wilton Union.

GARDEN CITIES.

The most ambitious, and at the same time the most practical and beneficial, co-operative project bearing on housing is that supported by the Garden City Association (77, Chancery Lane, London, W.C.), which was formed in 1899, to promote the realisation of the essential principles advocated in Mr. Ebenezer Howard's book, entitled, "Garden Cities of To-morrow." In the main, it is a project for relieving the congestion in crowded cities, by an organised redistribution of the industrial population upon the land in new model towns, by a concerted movement of manufacturers and others to some suitable site selected for the purpose. Briefly, Mr. Howard's scheme is as follows:

(1) The purchase of a large agricultural estate of, say, 6,000 acres (which is equivalent to rather over 3 miles square), with the object of establishing a Garden City, as an experiment in housing and important social and industrial reforms.

(2) The retention by the community of the Garden City of the large anticipated increase in the value of the estate caused by its conversion from country into town.

(3) The estate selected to be carefully planned under the best expert advice, so that as the town grows its factories and workshops, the houses of the people, the parks and open spaces, schools, churches, and other public buildings, may be placed in the most convenient positions.

(4) The provision of a broad belt of agricultural land round the town, under such restrictive covenants as may secure to the inhabitants the enjoyment for all time of the combined advantages of town and country life, while the agricultural tenants may have a market for their produce brought to their doors.

(5) The provision for manufacturers, co-operative societies, and private individuals, of sites for works, stores, and houses, under leases, which, while giving the fullest security to tenants for all improvements made by them, would secure to the community the increased value of the land -such increased value to be expended for the benefit of the town.

(6) The erection of dwelling houses by

(a) The Garden City Company;

(b) By employers of labour;

(c) By building societies;

(d) By other private enterprise.

(7) The scheme provides for the retention of a very large amount of open space for recreative purposes, and for the allowance of land for a fairsized garden to each house. It provides for a population of about 30,000 people protected against overcrowding by strict covenants.

(8) The method proposed is to form a company to acquire or purchase a site, and let land to tenants on building leases and otherwise. The first charge on the net profits of such company would be a cumulative dividend to the shareholders, limited so as not to exceed a rate of, say, 4 to 5 per cent. Any remaining profits would be applied for the benefit of the inhabitants, who would have the right collectively to purchase the company's undertaking at par.

It is proposed that the city be built on the most hygienic, scientific, and artistic principles; there should be pure air, abundant water, lovely foliage, wide streets, stately avenues, parks and winter gardens, public halls, lecture halls, libraries, and art galleries. In the outer ring of the town might be placed factories, warehouses, dairies, markets, timber yards, coal yards, etc., fronting on a circular railway, which encompasses the town, thus saving charges for packing, cartage, transfer, and breakage, besides lessening heavy traffic on the roads of the town.

Workpeople would obtain a far better home at far less rent; they would save money, time, and energy in going to and from work; they would get cheaper and fresher food from the community's own estate ; they could cultivate their own gardens; and while their happiness would be added to by better health, their pockets would benefit from the many consequent reductions in their expenses.

As to the practicability of the scheme, it is sufficient to point out that manufacturers, to avoid excessive rents and rates, or for other reasons, often seek out new sites for their works in places in the country, at a considerable distance from those they have hitherto occupied in some crowded city.

It is

The boot and shoe industry has largely migrated to Northamptonshire, Leicestershire, Bristol, and Norwich, and the clothing industry to Leeds, Bradford, and other places; and, as is well known, many of the largest printing firms have now established branches in the country—at Aylesbury, St. Albans, Tonbridge, Dunstable, Beccles, and Watfordtowns, which were little more than rural villages a few years ago. not alone a question of rates and rents. Colour and photographic printing are becoming increasingly difficult in large centres, owing to the impure atmosphere, as is shewn by the fact that this class of printers, as well as photographic paper manufacturers, have their works at such places as Ashstead, Watford, Elstree, Rickmansworth, and West Drayton. The Xylonite Company have transferred their works from Homerton to Hale End, and have a small colony near Harwich; the Linotype Company from Manchester to Altrincham; Kent (brush makers) to Hemel Hempstead; Smith (printers) to St. Albans; Burroughs and Wellcome to Dartford; the Nine Elms Locomotive Works of the L. and S. W. R. have been transferred to Eastleigh, Hants.

Messrs. Cadbury (cocoa manufacturers), Messrs Lever Bros. (soap makers), Messrs. Milne and Co. (car builders), and others, have not only moved out, but have acquired freehold sites on which they have established new industrial centres, where they have scope for the development of their factories, and are also able to provide bright and cheerful homes for their workers at less rents than the rents of worse