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111
would allow the Council to extract the full value of "betterment"
from the occupiers and owners of properties increased
in value by the improvement, and to withhold compensation
for losses sustained by the carrying out of the improvement,
and experience leads one to believe that claims for compensation
would far exceed any sum that could be realized for
"betterment."
A better example than the formation of Shaftesbury
Avenue can scarcely be imagined for illustrating this point.
By this improvement, property which was in second-rate
thoroughfares has been thrust forward into one which
promises to become one of the most important, in proportion
to its length, in London. On the other hand tradesmen in
neighbouring streets have suffered heavily, by the dispersion
of their customers owing to the demolition of property.
The channel of traffic has, moreover, been permanently
diverted to some extent, and thus the occupiers and owners
of property in some thoroughfares are deprived of that
natural gradual growth in the value of their businesses
and properties which they had a reasonable right to
anticipate.
In the case of Shaftesbury Avenue, a "betterment" contribution
was not taken in respect of property undoubtedly
benefited by the improvement, nor was compensation paid
for losses undoubtedly arising from the same improvement,
It would probably have been found that the cost of compensating
losses would have outweighed the produce of the
"betterment."
But as regards the Strand Improvement, there is 110
thrusting inferior property forward into a main thoroughfare.
The Council seek power to purchase, at its present