fertility. The question of sewage disposal is naturally a difficult one to deal with, but its inherent difficulty is often much increased by artificial and imperfect conditions already in existence. Thus, Sir Benjamin Baker, in his joint report with Mr. (now Sir) Alexander Binnie to the London County Council, says: “In approaching the consideration of the vast question of the whole sewerage system of the Metropolis, and the state of the Thames, as a practical problem ... we had clearly at once to recognise the fact that the general features of the main drainage system were unalterably settled, and must be accepted in the same way as the main lines of thoroughfares have to be accepted whether quite as we could wish them to be or not.” But on Garden City site, given the skilful engineer, he would have comparatively little difficulty. He would have, as it were, a clean sheet on which to prepare his plans, and the whole estate being equally the property of the municipality, he would have a free course before him, and would doubtless succeed in adding greatly to the productiveness of the agricultural estate.

The great increase in the number of allotments, especially such favourably situated allotments as are shown in Diagram 2, would also tend to raise the total sum offered in rent.

There are yet other reasons why the rent which a farmer on the Garden City estate would be willing to pay for his farm, or a labourer for his allotment, would tend to increase. The productiveness of the agricultural part of the estate, besides being increased by a well-devised system of sewage disposal, and by a new and somewhat extensive market, with unique conveniences for transit to more distant markets, would also be increased because the tenure on which the land is held encourages maximum cultivation. It is a just tenure. The agricultural portion of the estate is let at fair rents, with a right to continue in occupation as long as the tenant is willing to pay a rent equal to that offered by any would-be occupier, less, say, 10 per cent. in favour of the occupying tenant—the incoming tenant having also to compensate the outgoing tenant for all unexhausted improvements. Under this system, while it would be impossible for the tenant to secure to himself any undue share of that natural increment of land-value which would be brought about by the general growth in well-being of the town, he would yet have, as all tenants in possession probably should have, a preference over any new-comer, and would know that he would not lose those fruits of his past industry which were not yet ingathered but were still adding their value to the soil. Surely no one can doubt that such a tenure would, of itself, tend greatly to increase at once the activity and industry of the tenant, the productivity of the soil, and the rent which the tenant would be willing to pay.

That there would be this increased offer of rent will become yet more obvious if we consider for a moment the nature of the rent paid by a tenant of Garden City. Part of what he pays would be in respect of interest on the debentures on which the money to purchase the estate was raised, or in the redemption of those debentures, and would thus, except so far as the debentures were held by residents on the estate, pass away from the community altogether; but the whole of the remaining sum paid would be expended locally, and the farmer would have a share equal to that of every adult in the administration of such money. The term “rent,” therefore, has, in Garden City, acquired a new meaning, and, for the sake of clearness, it will be necessary in future to use terms which will not be ambiguous. That part of the rent which represents interest on debentures will be hereafter called “landlord’s rent”; that part which represents repayment of purchase-money “sinking fund”; that part which is devoted to public purposes “rates”; while the total sum will be termed “rate-rent.”

From these considerations, surely it is obvious that the “rate-rent” which the farmer will be willing to pay into the treasury of Garden City will be considerably higher than the rent he would be willing to pay to a private landlord, who, besides increasing his rent as the farmer makes his land more valuable, will also leave him with the full burden of local taxation resting upon him. In short the plan proposed embraces a system of sewage-disposal which will return to the soil in a transmuted form many of those products the growth of which, by exhausting its natural fertility, demand elsewhere the application of manures so expensive that the farmer becomes sometimes blinded to their necessity, and it also embraces a system of rate-rents by which many of the farmer’s hard-earned sovereigns, hitherto lost to him by being paid away to his landlord, shall return to his exhausted exchequer, not indeed in the form in which they left it, but in a variety of useful forms, such as roads, schools, markets, which will assist him most materially, though indirectly, in his work, but which, under present conditions, entail so severe a burden as to make him naturally slow to see their inherent necessity, and even to look upon some of them with suspicion and dislike. Who can doubt that if the farm and the farmer can be placed under conditions so healthful and natural alike in a physical and moral sense, the willing soil and the hopeful farmer will alike respond to their new environment—the soil becoming more fertile by every blade of grass it yields, the farmer richer by every penny of rate-rent he contributes?

We are now in a position to see that the rate-rent which will be readily paid by farmer, small occupier, and allotment holder, would be considerably greater than the rent he paid before (1) because of the presence of a new town population demanding new and more profitable farm products, in respect of which railway charges can be largely saved; (2) by the due return to the soil of its natural elements; (3) by the just, equitable, and natural conditions on which the land is held; and (4) by reason of the fact that the rent now paid is rate and rent, while the rent formerly paid left the rates to be paid by the tenant.

But certain as it is that the “rate-rent” would represent a very considerable increase over the bare rent formerly paid by the tenants on the estate, it is still very much a matter of conjecture what the “rate-rent” would be; and we shall, therefore, be acting prudently if we greatly under-estimate the “rate-rent” which would probably be offered. If, then, in view of all the circumstances, we estimate that the farming population of Garden City will be prepared to pay for rates and rent 50 per cent. more than they before paid for rent alone, we shall reach the following result:—

Estimated Gross Revenue from Agricultural Estate.