THE URBAN EXODUS. 261 



twenty-one, are divided into five-acre lots, two 

 acres of which have been planted with fruit- 

 trees, leaving three acres of arable land. The 

 rent is based on an interest payable to Mr. 

 Fels of 5 per cent on the capital expended in 

 the creation and equipment of the holdings. 

 An excellent system of easement is afforded 

 in that no rent is charged the first year, a 

 small one the second year, a larger one the 

 third year, and the full rent is not demanded 

 until the fourth or fifth year, which, roughly 

 speaking, works out at £30 on each holding. 

 Very little dairy work is attempted, most of 

 the small holdings being devoted to market 

 gardens. 



In spite of these favourable conditions in 

 land tenure, I found that most of the small 

 holders were deeply in debt to Mr. Fels. I 

 was shown how the system of co-operative 

 distribution in sending away the produce of 

 all in bulk to market had been perfected, 

 so I was told, " up to the last button " ; but 

 what was the use of that when the produce 

 was sent to Covent Garden on the chance of 

 what it might fetch ? It is like casting your 

 throw against an enemy who plays with loaded 

 dice. In many instances produce hardly 



