The problem with which we have now to deal, shortly stated, is this: How to make our Garden City experiment the stepping-stone to a higher and better form of industrial life generally throughout the country. Granted the success of the initial experiment, and there must inevitably arise a widespread demand for an extension of methods so healthy and so advantageous; and it will be well, therefore, to consider some of the chief problems which will have to be faced in the progress of such extension.

It will, I think, be well, in approaching this question, to consider the analogy presented by the early progress of railway enterprise. This will help us to see more clearly some of the broader features of the new development which is now so closely upon us if only we show ourselves energetic and imaginative. Railways were first made without any statutory powers. They were constructed on a very small scale, and, being of very short lengths, the consent of only one or at the most a few landowners was necessary; and what private agreement and arrangement could thus easily compass was scarcely a fit subject for an appeal to the Legislature of the country. But when the “Rocket” was built, and the supremacy of the locomotive was fully established, it then became necessary, if railway enterprise was to go forward, to obtain legislative powers. For it would have been impossible, or at least very difficult, to make equitable arrangements with all the landowners whose estates might lie between points many miles distant; because one obstinate landlord might take advantage of his position to demand an altogether exorbitant price for his land, and thus practically stifle such an enterprise. It was necessary, therefore, to obtain power to secure the land compulsorily at its market value, or at a price not too extravagantly removed from such value; and, this being done, railway enterprise went forward at so rapid a rate that in one year no less than £132,600,000 was authorised by Parliament to be raised for the purpose of railway construction.[27]

Now, if Parliamentary powers were necessary for the extension of railway enterprise, such powers will certainly be also needed when the inherent practicability of building new, well-planned towns, and of the population moving into them from the old slum cities as naturally, and, in proportion to the power to be exercised, almost as easily as a family moves out of a rotten old tenement into a new and comfortable dwelling, is once fairly recognised by the people. To build such towns, large areas of land must be obtained. Here and there a suitable site may be secured by arrangement with one or more landowners, but if the movement is to be carried on in anything like a scientific fashion, stretches of land far larger than that occupied by our first experiment must be obtained. For, just as the first short railway, which was the germ of railway enterprise, would convey to few minds the conception of a net-work of railways extending over the whole country, so, perhaps, the idea of a well-planned town such as I have described will not have prepared the reader for the later development which must inevitably follow—the planning and building of town clusters—each town in the cluster being of different design from the others, and yet the whole forming part of one large and well-thought-out plan.

Let me here introduce a very rough diagram, representing, as I conceive, the true principle on which all towns should grow. Garden City has, we will suppose, grown until it has reached a population of 32,000. How shall it grow—How shall it provide for the needs of others who will be attracted by its numerous advantages? Shall it build on the zone of agricultural land which is around it, and thus for ever destroy its right to be called a “Garden City”? Surely not. This disastrous result would indeed take place if the land around the town were, as is the land around our present cities, owned by private individuals anxious to make a profit out of it. For then, as the town filled up, the agricultural land would become “ripe” for building purposes, and the beauty and healthfulness of the town would be quickly destroyed. But the land around Garden City is, fortunately, not in the hands of private individuals: it is in the hands of the people: and is to be administered, not in the supposed interests of the few, but in the real interests of the whole community. Now, there are few objects which the people so jealously guard as their parks and open spaces; and we may, I think, feel confident that the people of Garden City will not for a moment permit the beauty of their city to be destroyed by the process of growth. But it may be urged—If this be true, will not the inhabitants of Garden City in this way be selfishly preventing the growth of their city, and thus preclude many from enjoying its advantages? Certainly not. There is a bright, but overlooked, alternative. The town will grow; but it will grow in accordance with a principle which will result in this—that such growth shall not lessen or destroy, but ever add to its social opportunities, to its beauty, to its convenience. Consider for a moment the case of a city in Australia which in some measure illustrates the principle for which I am contending. The city of Adelaide, as the accompanying sketch map shows, is surrounded by its “Park Lands.” The city is built up. How does it grow? It grows by leaping over the “Park Lands” and establishing North Adelaide. And this is the principle which it is intended to follow, but improve upon, in Garden City.

Our diagram may now be understood. Garden City is built up. Its population has reached 32,000. How will it grow? It will grow by establishing—under Parliamentary powers probably—another city some little distance beyond its own zone of “country,” so that the new town may have a zone of country of its own. I have said “by establishing another city,” and, for administrative purposes there would be two cities; but the inhabitants of the one could reach the other in a very few minutes; for rapid transit would be specially provided for, and thus the people of the two towns would in reality represent one community.

And this principle of growth—this principle of always preserving a belt of country round our cities would be ever kept in mind till, in course of time, we should have a cluster of cities, not of course arranged in the precise geometrical form of my diagram, but so grouped around a Central City that each inhabitant of the whole group, though in one sense living in a town of small size, would be in reality living in, and would enjoy all the advantages of, a great and most beautiful city; and yet all the fresh delights of the country—field, hedgerow, and wood-land—not prim parks and gardens merely—would be within a very few minutes walk or ride. And because the people in their collective capacity own the land on which this beautiful group of cities is built, the public buildings, the churches, the schools and universities, the libraries, picture galleries, theatres, would be on a scale of magnificence which no city in the world whose land is in pawn to private individuals can afford.

I have said that rapid railway transit would be realised by those who dwell in this beautiful city or group of cities. Reference to the diagram will show at a glance the main features of its railway system. There is, first, an inter-municipal railway connecting all the towns of the outer ring—20 miles in circumference—so that to get from any town to its most distant neighbour requires one to cover a distance of only 10 miles, which could be accomplished in, say, 12 minutes. These trains would not stop between the towns—means of communication for this purpose being afforded by electric tramways which traverse the high-roads, of which, it will be seen, there are a number—each town being connected with every other town in the group by a direct route.

There is also a system of railways by which each town is placed in direct communication with Central City. The distance from any town to the heart of Central City is only 3¼ miles, and this could be readily covered in 5 minutes.

Those who have had experience of the difficulty of getting from one suburb of London to another will see in a moment what an enormous advantage those who dwell in such a group of cities as here shown would enjoy, because they would have a railway system and not a railway chaos to serve their ends. The difficulty felt in London is of course due to want of forethought and pre-arrangement. On this point, I may quote with advantage a passage from the Presidential address of Sir Benjamin Baker to the Institute of Civil Engineers, Nov. 12th, 1895: “We Londoners often complain of the want of system in the arrangement of the railways and their terminal stations in and around the Metropolis, which necessitates our performing long journeys in cabs to get from one railway system to another. That this difficulty exists, arises, I feel sure, chiefly from the want of forethought of no less able a statesman than Sir Robert Peel, for, in 1836, a motion was proposed in the House of Commons that all the Railway Bills seeking powers for terminals in London should be referred to a Special Committee, so that a complete scheme might be evolved out of the numerous projects before Parliament, and that property might not be unnecessarily sacrificed for rival schemes. Sir Robert Peel opposed the motion on the part of the Government, on the grounds that ‘no railway project could come into operation till the majority of Parliament had declared that its principles and arrangements appeared to them satisfactory, and its investments profitable. It was a recognised principle in these cases that the probable profits of an undertaking should be shown to be sufficient to maintain it in a state of permanent utility before a Bill could be obtained, and landlords were perfectly justified in expecting and demanding such a warranty from Parliament.’ In this instance, incalculable injury was unintentionally inflicted upon Londoners by not having a grand central station in the Metropolis, and events have shown how false was the assumption that the passing of an Act implied any warranty as to the financial prospects of a railway.”

But are the people of England to suffer for ever for the want of foresight of those who little dreamed of the future development of railways? Surely not. It was in the nature of things little likely that the first network of railways ever constructed should conform to true principles; but now, seeing the enormous progress which has been made in the means of rapid communication, it is high time that we availed ourselves more fully of those means, and built our cities upon some such plan as that I have crudely shown. We should then be, for all purposes of quick communication, nearer to each other than we are in our crowded cities, while, at the same time, we should be surrounding ourselves with the most healthy and the most advantageous conditions.

Some of my friends have suggested that such a scheme of town clusters is well enough adapted to a new country, but that in an old-settled country, with its towns built, and its railway “system” for the most part constructed, it is quite a different matter. But surely to raise such a point is to contend, in other words, that the existing wealth forms of the country are permanent, and are forever to serve as hindrances to the introduction of better forms; that crowded, ill-ventilated, unplanned, unwieldy, unhealthy cities—ulcers on the very face of our beautiful island—are to stand as barriers to the introduction of towns in which modern scientific methods and the aims of social reformers may have the fullest scope in which to express themselves. No, it cannot be; at least, it cannot be for long. What Is may hinder What Might Be for a while, but cannot stay the tide of progress. These crowded cities have done their work; they were the best which a society largely based on selfishness and rapacity could construct, but they are in the nature of things entirely unadapted for a society in which the social side of our nature is demanding a larger share of recognition—a society where even the very love of self leads us to insist upon a greater regard for the well-being of our fellows. The large cities of to-day are scarcely better adapted for the expression of the fraternal spirit than would a work on astronomy which taught that the earth was the centre of the universe be capable of adaptation for use in our schools. Each generation should build to suit its own needs; and it is no more in the nature of things that men should continue to live in old areas because their ancestors lived in them, than it is that they should cherish the old beliefs which a wider faith and a more enlarged understanding have outgrown. The reader is, therefore, earnestly asked not to take it for granted that the large cities in which he may perhaps take a pardonable pride are necessarily, in their present form, any more permanent than the stage-coach system which was the subject of so much admiration just at the very moment when it was about to be supplanted by the railways.[28] The simple issue to be faced, and faced resolutely, is—Can better results be obtained by starting on a bold plan on comparatively virgin soil than by attempting to adapt our old cities to our newer and higher needs? Thus fairly faced, the question can only be answered in one way; and when that simple fact is well grasped, the social revolution will speedily commence.

That there is ample land in this country on which such a cluster as I have here depicted could be constructed with comparatively small disturbance of vested interests, and, therefore, with but little need for compensation, will be obvious to anyone; and, when our first experiment has been brought to a successful issue, there will be no great difficulty in acquiring the necessary Parliamentary powers to purchase the land and carry out the necessary works step by step. County Councils are now seeking larger powers, and an overburdened Parliament is becoming more and more anxious to devolve some of its duties upon them. Let such powers be given more and more freely. Let larger and yet larger measures of local self-government be granted, and then all that my diagram depicts—only on a far better plan, because the result of well-concerted and combined thought,—will be easily attainable.

But it may be said, “Are you not, by thus frankly avowing the very great danger to the vested interests of this country which your scheme indirectly threatens, arming vested interests against yourself, and so making any change by legislation impossible?” I think not. And for three reasons. First, because those vested interests which are said to be ranged like a solid phalanx against progress, will, by the force of circumstances and the current of events, be for once divided into opposing camps. Secondly, because property owners, who are very reluctant to yield to threats, such as are sometimes made against them by Socialists of a certain type, will be far more ready to make concessions to the logic of events as revealing itself in an undoubted advance of society to a higher form; and, thirdly, because the largest and most important, and, in the end, the most influential of all vested interests—I mean the vested interests of those who work for their living, whether by hand or brain—will be naturally in favour of the change when they understand its nature.

Let me deal with these points separately. First, I say vested-property interests will be broken in twain, and will range themselves in opposite camps. This sort of cleavage has occurred before. Thus, in the early days of railway legislation, the vested interests in canals and stage coaches were alarmed, and did all in their power to thwart and hamper what threatened them. But other great vested interests brushed this opposition easily on one side. These interests were chiefly two—capital seeking investment, and land desiring to sell itself. (A third vested interest—namely, labour seeking employment—had then scarcely begun to assert its claims.) And notice now how such a successful experiment as Garden City may easily become will drive into the very bed-rock of vested interests a great wedge, which will split them asunder with irresistible force, and permit the current of legislation to set strongly in a new direction. For what will such an experiment have proved up to the very hilt? Among other things too numerous to mention, it will have proved that far more healthy and economic conditions can be secured on raw uncultivated land (if only that land be held on just conditions) than can be secured on land which is at present of vastly higher market value; and in proving this it will open wide the doors of migration from the old crowded cities with their inflated and artificial rents, back to the land which can be now secured so cheaply. Two tendencies will then display themselves. The first will be a strong tendency for city ground values to fall, the other a less marked tendency for agricultural land to rise.[29] The holders of agricultural land, at least those who are willing to sell—and many of them are even now most anxious to do so—will welcome the extension of an experiment which promises to place English agriculture once again in a position of prosperity: the holders of city lands will, so far as their merely selfish interests prevail, greatly fear it. In this way, landowners throughout the country will be divided into two opposing factions, and the path of land reform—the foundation on which all other reforms must be built—will be made comparatively easy.

Capital in the same way will be divided into opposite camps. Invested capital—that is, capital sunk in enterprises which society will recognise as belonging to the old order—will take the alarm and fall in value enormously, while, on the other hand, capital seeking investment will welcome an outlet which has long been its sorest need. Invested capital will in its opposition be further weakened by another consideration. Holders of existing forms of capital will strive—even though it be at a great sacrifice—to sell part of their old time-honoured stocks, and invest them in new enterprises, on municipally-owned land, for they will not wish to “have all their eggs in one basket”; and thus will the opposing influences of vested property neutralise each other.

But vested-property interests will be, as I believe, affected yet more remarkably in another way. The man of wealth, when he is personally attacked and denounced as an enemy of society, is slow to believe in the perfect good faith of those who denounce him, and, when efforts are made to tax him out by the forcible hand of the State, he is apt to use every endeavour, lawful or unlawful, to oppose such efforts—and often with no small measure of success. But the average wealthy man is no more an unmixed compound of selfishness than the average poor man; and if he sees his houses or lands depreciated in value, not by force, but because those who lived in or upon them have learned how to erect far better homes of their own, and on land held on conditions more advantageous to them, and to surround their children with many advantages which cannot be enjoyed on his estate, he will philosophically bow to the inevitable, and, in his better moments, even welcome a change which will involve him in far greater pecuniary loss than any change in the incidence of taxation is likely to inflict. In every man there is some measure of the reforming instinct; in every man there is some regard for his fellows; and when these natural feelings run athwart his pecuniary interests, then the result is that the spirit of opposition is inevitably softened, in some degree in all men, while in others it is entirely replaced by a fervent desire for the country’s good, even at the sacrifice of many cherished possessions. Thus it is that what will not be yielded to a force from without may readily be granted as the result of an impulse from within.

And now let me deal for a moment with the greatest, the most valuable, and the most permanent of all vested interests—the vested interests of skill, labour, energy, talent, industry. How will these be affected? My answer is, The force which will divide in twain the vested interests of land and capital will unite and consolidate the interests of those who live by work, and will lead them to unite their forces with the holders of agricultural land and of capital seeking investment, to urge upon the State the necessity for the prompt opening up of facilities for the reconstruction of society; and, when the State is slow to act, then to employ voluntary collective efforts similar to those adopted in the Garden City experiment, with such modifications as experience may show to be necessary. Such a task as the construction of a cluster of cities like that represented in our diagram may well inspire all workers with that enthusiasm which unites men, for it will call for the very highest talents of engineers of all kinds, of architects, artists, medical men, experts in sanitation, landscape gardeners, agricultural experts, surveyors, builders, manufacturers, merchants and financiers, organisers of trades unions, friendly and co-operative societies, as well as the very simplest forms of unskilled labour, together with all those forms of lesser skill and talent which lie between. For the vastness of the task which seems to frighten some of my friends, represents, in fact, the very measure of its value to the community, if that task be only undertaken in a worthy spirit and with worthy aims. Work in abundance is, as has been several times urged, one of the greatest needs of to-day, and no such field of employment has been opened up since civilisation began as would be represented by the task which is before us of reconstructing anew the entire external fabric of society, employing, as we build, all the skill and knowledge which the experience of centuries has taught us. It was “a large order” which was presented in the early part of this century to construct iron highways throughout the length and breadth of this island, uniting in a vast network all its towns and cities. But railway enterprise, vast as has been its influence, touched the life of the people at but few points compared with the newer call to build home-towns for slum cities; to plant gardens for crowded courts; to construct beautiful water-ways in flooded valleys; to establish a scientific system of distribution to take the place of a chaos, a just system of land tenure for one representing the selfishness which we hope is passing away; to found pensions with liberty for our aged poor, now imprisoned in workhouses; to banish despair and awaken hope in the breasts of those who have fallen; to silence the harsh voice of anger, and to awaken the soft notes of brotherliness and goodwill; to place in strong hands implements of peace and construction, so that implements of war and destruction may drop uselessly down. Here is a task which may well unite a vast army of workers to utilise that power, the present waste of which is the source of half our poverty, disease, and suffering.