BOXTED, ESSEX

General Booth and his Officers are, as I know from various conversations with them, firmly convinced that many of the great and patent evils of our civilization result from the desertion of the land by its inhabitants, and that crowding into cities which is one of the most marked phenomena of our time. Indeed, it was an identity of view upon this point, which is one that I have advanced for years, that first brought me into contact with the Salvation Army. But to preach the advantages of bringing people back to the land is one thing, and to get them there quite another. Many obstacles stand in the way. I need only mention two of these: the necessity for large capital and the still more important necessity of enabling those who are settled on it to earn out of Mother Earth a sufficient living for themselves and their families.

That well-known philanthropist, the late Mr. Herring, was another person much impressed with the importance of this matter, and I remember about five years ago dining with him, with General Booth as my fellow-guest, on an occasion when all this subject was gone into in detail. So lively, indeed, was Mr. Herring\'s interest that he offered to advance a sum of ￡100,000 to the Army, to be used in an experiment of land-settlement, carried out under its auspices. Should that experiment prove successful, the capital repaid by the tenants was to go to King Edward\'s Hospital Fund, and should it fail, that capital was to be written off. Of this ￡100,000, ￡40,000 has now been invested in the Boxted venture, and if this succeeds, I understand that the balance will become available for other ventures under the provisions of Mr. Herring\'s will. A long while must elapse, however, before the result of the experiment can be definitely ascertained.

The Boxted Settlement is situated In North Essex, about three miles from Colchester, and covers an area of 400 acres. It is a flat place, that before the Enclosures Acts was a heath, with good road frontages throughout, an important point where small-holdings are concerned. The soil is a medium loam over gravel, neither very good nor very bad, so far as my judgment goes, and of course capable of great improvement under intensive culture.

This estate, which altogether cost about ￡20 per acre to buy, has been divided into sixty-seven holdings, varying in size from 4-1/2 acres to 7 acres. The cottages which stand upon the holdings have been built in pairs, at a cost of about ￡380 per pair, which price includes drainage, a drinking well, and, I think, a soft-water cistern. These are extremely good dwellings, and I was much struck with their substantial and practical character. They comprise three bedrooms, a large living-room, a parlour, and a scullery, containing a sink and a bath. Also there is a tool-house, a pigstye, and a movable fowl-house on wheels.

On each holding an orchard of fruit trees has been planted in readiness for the tenant, also strawberries, currants, gooseberries, and raspberries, which in all occupy about three-quarters of an acre. The plan is that the rest of the holding should be cultivated intensively upon a system that is estimated to return ￡20 per acre.

The arrangement between the Army and its settlers is briefly as follows: In every case the tenant begins without any capital, and is provided with seeds and manures to carry him through the first two years, also with a living allowance at the rate of 10_s_. a week for the man and his wife, and 1_s_. a week for each child, which allowance is to cease after he has marketed his first crops.

The tenancy terms are, that for two years the settler is a tenant at will, the agreement being terminable by either party at any time without compensation. At the end of these two years, subject to the approval of the Director of the Settlement, the settler can take a 999 years\' lease of his holding, the Army for obvious reasons retaining the freehold. After the first year of this lease, the rental payable for forty years is to be 5 per cent per annum upon the capital invested in the settlement of the man and his family upon the holding, which rent is to include the cost of the house, land, and improvements, and all moneys advanced to him during his period of probation.

It is estimated that this capital sum will average ￡520 per holding, so that the tenant\'s annual rent for forty years will be ￡26, after which he will have nothing more to pay save a nominal rent, and the remainder of the lease will be the property of himself, or rather, of his descendants. This property, I presume, will be saleable.

So, putting aside all legal technicalities and complications, it comes to this: the tenant is started for two years after which he pays about ￡4 a year rent per acre for the next forty years, ............