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243
be made to surmount the problems arising from control because,
in the long run, failure to do so will result in greater demands
being made of social security and the housing and welfare services.
Intrinsically, housing is a constant cycle of regeneration and the
idea that its problems can be "solved" by a once-and-for-all rebuilding
effort is fallacious.
Seeing that our very serious housing problem will long be with
us, how can its harmful effects be countered or ameliorated?
Assuredly housing should not be just an exercise in building
construction. It should be the practical application of social
planning which gives full regard to the specific needs of the
inhabitants, their attitudes and environment.
Additional finance, though doubtless very welcome, is not necessarily
the answer. In the first instance we much ensure that existing
subsidies are used to the advantage of those who really need
them. Furthermore, to those who can afford it, encouragement and
facilities must be provided for them to purchase their own homes
for any newly built and occupied house will add to the nation's
stock which will eventually benefit the poorest and the underprivileged.
We must also take to heart and act upon the fact that
experience shows high rise dwellings are rarely cheaper than
houses, their maintenance costs in labour and equipment are sub—
stantially greater and social and cultural amenities which evolve
naturally in a mature community become a costly local authority
responsibility. We must not insist on increasing our stock of
dwellings at the expense of other more humane aspects nor must
houses which are basically sound be demolished principally
because the site can be redeveloped at a higher density.
Revival rather than renewal is called for and the preservation
of such properties which, on paper at least, are scheduled for
demolition has much to recommend it. In these older premises,
rooms tend to be large and conversion is often effective in increasing
accommodation. Delays in rehousing which are occasioned by
clearance, demolition and rebuilding lasting sometimes for as long
as seven years could be materially reduced. Lower unit costs
which, by reason of the fact that modernisation can be applied
speedily to small areas, offset the interminable rise in building
prices inevitable during long-term planning. Area decay and blight
which always accompanies comprehensive clearance and development
schemes could be avoided and existing vital social and community
structures would be preserved. Of significant importance
would be that such "revival" schemes would afford local authorities
vital "breathing" space which they could use with great advantage.