1 the New Tenement: Tradition and Modernity Friday, 10 May 2013, Mackintosh Building, Glasgow School of Art, 167 Renfrew Street, Glasgow

Total Page:16

File Type:pdf, Size:1020Kb

1 the New Tenement: Tradition and Modernity Friday, 10 May 2013, Mackintosh Building, Glasgow School of Art, 167 Renfrew Street, Glasgow THE NEW TENEMEnt: TRADITION AND MODERNITY Friday, 10 May 2013, Mackintosh Building, Glasgow School of Art, 167 Renfrew Street, Glasgow A one-day conference at the Mackintosh School of Architecture on Friday 10 May 2013 Mackintosh Building, Glasgow School of Art, 167 Renfrew Street, Glasgow G3 6RQ Organised by Miles Glendinning (University of Edinburgh) and Florian Urban (Mackintosh School of Architecture), in partnership with the Mackintosh School of Architecture and DOCOMOMO- International, and with support from the Architectural Heritage Society of Scotland (AHSS) and the Scottish Centre for Conservation Studies (University of Edinburgh), the conference examined the re-emergence of the tenement as an urban building form. The tenement has been ‘reinvented’ all over Europe since the 1970s. The conference focused on the renaissance of this widespread and, until recently, very controversial housing type, which for the purpose of this conference was defined as dense flatted residences on a street block plan. Tenements are particularly prominent in Scottish cities and have been a symbolic battleground in the long- running confrontation of ‘history’ and ‘modernity’ in the built environment. There, and in many other European countries, nineteenth-century tenements inspired a variety of new buildings that adapted features such as perimeter block plans, variations of small-scale design, multifunctional spaces, and regional aesthetics to contemporary uses and preferences – in the process synthesising elements of ‘tradition’ and ‘modernity.’ While the New Tenement is now widely accepted as a desirable dwelling-type, the new vision of the city and its inhabitants is subject of on-going debates. This includes questions of difference and local identity as well as ideas about individual responsibility and the role of the state. Against this background, the conference contextualized the international ‘tenement renaissance’ since the 1970s and its continuation today. Because a number of presentations were submitted in PowerPoint form without any fixed text, these proceedings comprise those for which text have been made immediately available. It is intended in due course to add remaining contributions to the proceedings as and when transcribed texts cans be sourced. Organizers: Miles Glendinning (University of Edinburgh) [email protected], Florian Urban (Mackintosh School of Architecture) [email protected] Other Contacts: Ruxandra Stoica (University of Edinburgh), research and organization [email protected] Ambrose Gillick (Mackintosh School of Architecture), research and organization [email protected] Simon Green (Architectural Heritage Society Scotland) [email protected] 1 THE NEW TENEMEnt: TRADITION AND MODERNITY Friday, 10 May 2013, Mackintosh Building, Glasgow School of Art, 167 Renfrew Street, Glasgow Day Programme Registration Welcome – Christopher Platt, Head of the Mackintosh School of Architecture, and Florian Urban, Mackintosh School of Architecture SESSION 1 – The international tenement renaissance – the historians’ view Moderator: Florian Urban • Professor Richard Rodger, University of Edinburgh • Professor Kathleen James-Chakraborty, University College Dublin • Dr. Katharina Borsi, University of Nottingham Lunch break – speakers’ lunch in the Mackintosh Room, Glasgow School of Art SESSION 2 – New Tenements – Recollections of Pioneering Actors Moderator: Raymond Young, founder of ASSIST architects, Glasgow, Theodor Winters, chief executive S.T.E.R.N. Berlin • Wolfgang Förster, Head of the Department for Housing Research and International Relations with the City of Vienna • Stuart Gulliver, Professor Emeritus of City Development, University of Glasgow, former director of Scottish Development Agency Coffee break SESSION 3 – The New Tenement – Current Practitioners and Standpoints Moderator: Neil Baxter, Secretary, Royal Incorporation of Architects in Scotland • Christoph Kohl, KK architects, Berlin • Karen Anderson, Anderson Bell + Christie Architects, Glasgow • Ken MacRea, Civil Engineering with Architecture Programme Leader, Mackintosh School of Architecture, Glasgow School of Art Concluding remarks – Miles Glendinning RECEPTION - Mackintosh Room 2 THE NEW TENEMEnt: TRADITION AND MODERNITY Friday, 10 May 2013, Mackintosh Building, Glasgow School of Art, 167 Renfrew Street, Glasgow ‘THE NEW-OLD TENEMENT: 19th-CENTURY LEITMOTIV OF 20th-CENTURY HOUSING’ by Miles Glendinning (Director, MSc. Architectural Conservation, Edinburgh College of Art) INTRODUCTION What I want to do in this paper is to interject a note of caution, and to argue that ‘the tenement’, as an idea The subject of this lecture, the Tenement, might well and a ‘thing’, far from being palpable and unchanging, seem a completely obvious, unambiguous subject. is in fact subjective, ambiguous, shifting – and certainly Almost more than any other building type of the past not inevitably fated to stay a central feature of housing two centuries, everyone has some idea what ‘tenement’ debates. I want to argue that ‘The Tenement’ has been means, and everyone has some idea that it’s a building not so much a fixed object but a fluid polemical device, type of wider cultural importance than just ‘mere a piece of political rhetoric dating from an age when architecture’. This is maybe because the tenement is seen housing was one of the most ‘political’ areas of public by many people as the specially Scottish contribution life. By ‘political’, I do not mean party political, but to urban housing, and thus as something which falls something concerned with matters of burning public especially within the area of ‘national identity’, an area concern, with conflicting ideals, which could only that has assumed such a heightened significance in the be made sense of by extreme polemical arguments. new era of home rule. Over the previous three decades, And this has a consequence for today, because while especially - the 1970s, 80s and 90s - the tenement has housing was inevitably ‘political’ in that way in the past, come to be viewed as something which is both firmly under the new market economy it’s become largely rooted in the Scottish communities of the past and depoliticised, and so ‘the tenement’, as an ideal, seems to also points forward to the uncertain future. In other be very slowly but surely slipping into the background words, it has come to appear an especially Scottish way again. of making sense of the housing problems of modern society, of rooting modern solutions in tradition and So, to begin with, the question of why housing had to in national community. It seems to be both a living be political and polemical? Well, over a period of about testament and a bridge to the future. 100 years, the era of mass society and world war, from the late 19th century until the 1970s and ‘80s, the main That idea was, for example, expressed in the very name domestic political issue in Scotland was class politics. Its of one notable 1980s housing project modelled on the focus was whether and how the conditions of the mass tenement pattern, in Maryhill, Glasgow. This project of the people, or what used to be called the ‘lower orders’ tried to combine innovative internal planning with of society, should be improved. The ‘housing question’ a classical exterior evoking the 19th century work of was probably the most impassioned and important Alexander Thomson. Some 20 years before time, it aspect of this system of class politics. Like other aspects called this combination the ‘21st Century Tenement’. of party politics, it was addressed through a series of And although the 90s saw a change in the architectural competing visions whose main feature was their highly style of housing towards a revival of modernism, still polarised, polemical character in relation to each other. descriptions of virtually all new urban housing projects The reason for this combative framework was as a way of in the past decade have made some reference to the motivating people’s zeal and passion, and defusing more inspiration of the ‘traditional’ tenement. It was seen as extremist positions. This general political passion about admirable for both social and visual reasons. It was seen housing was also paralleled by a more specific debate as a dense and sociable setting, in which all different about the architecture of housing, a debate which in social groups can freely mix, and whose wall-like facades Scotland and England had also been highly ‘politicised’ reinforce the public space of the traditional street. It since the late 19th century. This housing built form was seen as something that could combine a strong debate also took the form of a succession of polemical, moral and social authority with a direct, highly specific utopian visions of architecture and society, each one material aspect, because it is associated with a real, very vehemently rejecting its predecessor. Such a violent, distinctive object. So for all these reasons, it was seen as combative framework was doubtless essential, to act as something simple, directly accessible, and important to a lightning conductor, but it had the effect of concealing the wider community. the in many ways even more fundamental continuities 1 THE NEW TENEMEnt: TRADITION AND MODERNITY Friday, 10 May 2013, Mackintosh Building, Glasgow School of Art, 167 Renfrew Street, Glasgow ‘THE NEW-OLD TENEMENT: 19th-CENTURY LEITMOTIV OF 20th-CENTURY HOUSING’ by Miles Glendinning (Director, MSc. Architectural Conservation, Edinburgh College of Art) which also ran through the
Recommended publications
  • Wooden Porches of Houses from the Late Nineteenth and Early Twentieth Centuries
    Annals of Warsaw University of Life Sciences - SGGW Forestry and Wood Technology № 94, 2016: 67-73 (Ann. WULS - SGGW, For. and Wood Technol. 94, 2016) Wooden porches of houses from the late nineteenth and early twentieth centuries DARIA BRĘCZEWSKA-KULESZA1, GRZEGORZ WIELOCH 2 1/ University of Science and Technology, Faculty of Civil and Environmental Engineering and Architecture , Architecture Department Bydgoszcz, Poland, 2/ University of Life Science, SGGW, Faculty of Wood Technology, Wood Mechanical Processing Department, Warsaw, Poland, Abstract: Wooden porches of tenement houses from the late nineteenth and early twentieth centuries At the turn of the XIX and XX centuries with the industrial revolution and the development of capitalism one can observe the rapid development of multi-family housing for rent in the form of multi-family tenement. It was connected with the processes of transformation of urbanization and the introduction of new materials for building such as concrete, cast iron, reinforced concrete or steel. Still, wooden forms existed all the time as elements of construction of adjacent objects and decorations of facades. Porches were usually made of wood. The paper presents examples of porches found in Poland in tenement houses from the turn of the XIX and XX centuries. Keywords: tenement houses, wood, porches, INTRODUCTION On the turn of XIX and XX centuries together with modernization of European countries caused by industrial revolution and development of capitalism one can observe quick development of multi-family housing which was connected with the process of transformation of urbanization. Both were determined by the socio-economic (e.g. increase of wealth, migrations to towns) as well as with the spatial situation of towns.
    [Show full text]
  • Tenement Toolkit Your Step by Step Guide to Organising Shared Repairs to Your Property Part 1: Factsheets
    Tenement toolkit Your step by step guide to organising shared repairs to your property Part 1: Factsheets Your DIY guide to STEP 1 STEP 2 Identify shared Find out what getting your areas and who’s needs repaired. repairs sorted. liable. Click on a step to find out more. STEP 3 STEP 4 STEP 5 Let owners know Organise an Vote on your repair options. about the repair. owners’ meeting. STEP 6 STEP 7 STEP 8 Let owners Organise your Get your repairs know the repair money. done. decision. Contact us for free information and advice: Helpline: 0131 529 6778 www.edinburgh.gov.uk/sharedrepairs Edinburgh Shared Repairs Service Identify shared areas and who’s liable The first step in getting your repairs organised is to find out which areas of your building are shared and who is responsible for their upkeep. Tracing owners can seem complicated when flats in your building are unoccupied or owned by a landlord. This fact sheet will help you to find out: ▪ what the common or shared areas of your property are ▪ who’s responsible for maintaining what ▪ who the other owners are in your block (if you are unsure). Useful Hints and Tips ✓ Check your title deeds to find out about your shared areas Your deeds should give details of your shared areas and how to work out your share of a bill. ✓ Don’t know how to get your title deeds? Contact your property manager, solicitor or lender for a copy. You can also get a copy (for a fee) from Registers of Scotland.
    [Show full text]
  • Glasgow City Council 20Th November 2018 Neighbourhoods, Housing and Public Realm City Policy Committee
    Item 1 Glasgow City Council 20th November 2018 Neighbourhoods, Housing and Public Realm City Policy Committee Report by Executive Director of Regeneration and the Economy Contact: Patrick Flynn Ext: 79920 Condition of Pre 1919 Tenement Stock- Interim Report Purpose of Report: To provide members with information on the issues affecting our pre 1919 tenement housing stock and highlight the work that will be undertaken over the next 12 months to determine the condition of the stock. Recommendations: That Committee considers the content of this report and notes that detailed findings, outlining the condition of the city’s pre 1919 tenement stock will be reported back to committee in 12 months’ time. Ward No(s): Citywide: Local member(s) advised: Yes No consulted: Yes No PLEASE NOTE THE FOLLOWING: Any Ordnance Survey mapping included within this Report is provided by Glasgow City Council under licence from the Ordnance Survey in order to fulfil its public function to make available Council-held public domain information. Persons viewing this mapping should contact Ordnance Survey Copyright for advice where they wish to licence Ordnance Survey mapping/map data for their own use. The OS web site can be found at <http://www.ordnancesurvey.co.uk> " If accessing this Report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked scale 1. Policy Background 1.1 Statutory powers have been available to local authorities since the Housing (Scotland) Act 1969 to address private sector repair issues in flatted dwellings in common ownership with the focus in Glasgow always being on the older pre 1919 tenement stock.
    [Show full text]
  • A Spatial History of Independent Art Spaces in Krakow from the 1970S to 2019
    arts Article A Spatial History of Independent Art Spaces in Krakow from the 1970s to 2019 Jarosław Działek Institute of Geography and Spatial Management, Faculty of Geography and Geology, Jagiellonian University, ul. Gronostajowa 7, 30-387 Krakow, Poland; [email protected] Abstract: Independent art spaces not only play an important role in exploring frontiers in the visual arts but are often also pioneers discovering new artistic territories within cities. Due to their subordinate position in the field of art, they often occupy marginal spaces in terms of their location within the urban structure and/or in terms of their physical visibility within the built environment. Their location outside the established artistic cores reflects, at the same time, their weaker economic standing and wish to distinguish themselves from previous generations of cultural producers. Post- socialist cities offer the opportunity to study the spatial history of independent art spaces under different political and economic systems. In this paper, I have used a detailed database of private art galleries in the period from the 1970s to 2019 and content analysis of press and internet texts about them to uncover the stages of development of independent art venues in Krakow, Poland, an example of a post-socialist city with a rich cultural heritage. They included periods of dispersion within the wider inner-city followed by cycles of concentration in rather neglected quarters that were emerging as epicentres of alternative artistic life only to dissipate due to unfavourable economic conditions and the appearance of the next generations of artists who wanted to mark their distinctive presence both in the art world and in the urban space.
    [Show full text]
  • Working Group on Maintenance of Tenement Scheme Property Final Recommendations Report
    Working Group on Maintenance of Tenement Scheme Property Final Recommendations Report rics.org rics.org Foreword Housing affects all of us. After all, we all have to live somewhere. But it gets precious little attention in the media unless things go wrong. As someone who used to work in the media I have always thought that’s a real shame. One time when something went wrong was in June 2000. Christine Foster, an Australian, was working in an Edinburgh city centre pub when masonry fell from the roof, through an awning, and hit her. She died from serious head injuries. She was just 26. Christine’s father, Michael, called on the government to lay down tougher regulations to help ensure safer construction in Scotland. Very little has happened since to ensure that buildings, such as the one involved in that tragic case, are maintained properly; evidenced by recent figures from the City of Edinburgh Council that indicated over 20 reported incidents of falling masonry every month. We know from the most recent housing condition survey that 68% of all dwellings have some degree of disrepair. Disrepair to critical elements stood at 50%, while 28% of dwellings had some instance of urgent disrepair, and 5% had some extensive disrepair. These figures have not moved in a year. Nearly a fifth of all our housing is pre-1919 – that’s 467,000 homes – and 68% of those have disrepair to critical elements, and 36% have critical and urgent repair needs. This is why MSPs of all parties started to discuss the issue of tenement maintenance over a year ago.
    [Show full text]
  • III. Housing Market Prices
    III. Housing Market III.1. Primary housing market in Krakow In 2010, we observed a natural correction due to earlier investment limitations – the market waited for the surplus of completed houses Housing statistics to be absorbed. Additionally, developers positively assessed market developments in the following quarters, commencing construction The year 2010 was very interesting from the perspective of Krakow’s of 9,158 flats (an increase of 47.7 %) and obtaining a building permit housing statistics. On the one hand, compared to the previous year, for a another 12,180 flats (an increase by 95.3 %). The figures are we have observed a clear drop in the number of flats commissioned. similar to the ones in 2007 that led to record results of the con- The preliminary data from the Statistical Office in Krakow shows struction industry in the years 2008–2010. Thus, unless we observe that 4,710 flats were commissioned in 2010, while in the peak severe deterioration of other indices determining the demand and year 2009 – as many as 10,332 houses. A year-on-year decrease housing growth, i.e. credit availability, costs of investment comple- amounted to nearly 55 %. We cannot speak about a crisis, though, tion, inflation rate, unemployment indices and general economic since the number of flats commissioned in 2010 was lower than situation, in the years 2011–2012 an increase in the number of flats the average in the years 2004–2008 only by a few hundred flats. commissioned can be expected. Number of flats commissioned, for which building permits were issued, and construction of which was commenced in Krakow in the years 2007–2010 2007 2008 2009 2010 The number of flats commissioned 4,922 6,621 10,332 4,710 The number of flats whose construction was commenced 10,499 7,583 6,199 9,158 The number of flats for which building permits have been issued 11,168 12,051 6,238 12,180 Source: Statistical Office in Krakow 24 III.
    [Show full text]
  • Chicago Flat Type Planning: Sustainability and the 1902 Tenement House Ordinance
    1st Residential Building Design & Construction Conference – February 20-21, 2013 at Sands Casino Resort, Bethlehem, PA PHRC.psu.edu Chicago Flat Type Planning: Sustainability and the 1902 Tenement House Ordinance R. Gnat1 1School of Architecture, University of Nevada, Las Vegas, Box 454018, 4505 S. Maryland Parkway, Las Vegas, NV 89154-4018; PH (702) 895-1906; FAX (702) 895-1119; email: [email protected] ABSTRACT This paper examines the planning flexibility and the passive ventilation and day- lighting potential of the various multi-unit apartment types developed in response to the 1902 Tenement House Ordinance in Chicago. Instead of thinking about the future of sustainable multi-family housing design as built upon current planning strategies, this paper examines a historic planning precedent that may be more applicable, or appropriate, based upon the criteria of the new sustainability paradigm. Beyond explaining the history and requirements of the Ordinance, this paper illustrates how basic planning strategies adapted from the Chicago two-flat apartment building could be combined and repeated to form ever larger, taller and complex apartment buildings. Today, many “sustainable” multi-unit apartment buildings are planned in a manner that requires constant mechanical ventilation and artificial lighting even during daylight hours. This is done without asking whether a building that requires energy to be habitable should even be considered sustainable. Air-conditioning for housing was not technically or economically feasible until after 1930 so these Chicago flat type apartment buildings relied upon passive planning strategies to ventilate and light each unit. In an era of increasingly expensive energy, the advantages of planning every unit to accommodate the passive ventilation and lighting strategies inherent in these pre-air conditioned designs becomes apparent.
    [Show full text]
  • Calendar No. 542
    Calendar No. 542 105TH CONGRESS REPORT 2d Session SENATE 105±303 "! LOWER EAST SIDE TENEMENT NATIONAL HISTORIC SITE ACT OF 1997 SEPTEMBER 8 (legislative day, AUGUST 31), 1998.ÐOrdered to be printed Mr. MURKOWSKI, from the Committee on Energy and Natural Resources, submitted the following REPORT [To accompany S. 1408] The Committee on Energy and Natural Resources, to which was referred the bill (S. 1408) to establish the Lower East Side Tene- ment National Historic Site, and for other purposes, having consid- ered the same, reports favorably thereon without amendment and recommends that the bill do pass. PURPOSE OF THE MEASURE The purpose of S. 1408 is to establish the Lower East Side Tene- ment National Historic Site, in New York City, as an affiliated area of the National Park System. BACKGROUND AND NEED Between 1880 and 1921, millions of immigrants flooded New York, entering through Ellis Island and finding their way to thou- sands of dwellings in the Lower East Side of New York City. These dwellings, called tenements, were designed and constructed to pro- vide affordable shelter to the incoming masses of poor immigrant workers. The tenement located at 97 Orchard Street in New York City was built in 1864 during the first immigration rush to provide housing for immigrants. The brick building, rising five stories with a raised basement, housed more than twenty families on a lot planned for a single-family residence. Each floor had four three- room apartments, with two windows in one room and none in the others. The privies and water spigot for all residents were located 59±010 2 outdoors and immediately adjacent to the building.
    [Show full text]
  • Webster Hall, 119-125 East 11 Street, Manhattan, Built: 1886; Architect
    Webster Hall, 119-125 East 11th Street, Manhattan, Built: 1886; Architect: Charles Rentz. Proposed Landmark site: Borough of Manhattan, Tax Map Block 556, Lot 68 Webster Hall was constructed in 1886 to the design of Charles Rentz; a massive seventy by one hundred foot, three-story ballroom and concert hall, constructed of Philadelphia Brick with stone accents, and un-glazed red terra- cotta that originates from an 1884 Boston Terra Cotta Company catalogue. Designed in the Renaissance Revival style, the building is adorned with a fluted bracketed cornice and Corinthian pilasters, decorative terra-cotta panels incorporating foliate motifs, gryphon, putti, and musical instruments. In 1892, a twenty by ninety-eight foot lot at No.125 was annexed and an addition was constructed for a bar, sitting rooms and living quarters for the owner. The addition used the same decorative motifs to create a seamless association between the two buildings. Webster Hall is one of the largest public gathering halls left in New York City, and has gone through many incarnations during it existence. Halls for hire or “Pleasure Gardens” have helped sustain the city's civic life, offering large interior spaces for use by many different social and political groups. Used primarily as a dance hall during the 1880s and 1890s, the building is one of the only dance halls still extant on the Lower East Side. At the end of the 19th century, it was estimated that there were over 130 dance halls, mostly located on the Lower East Side, because of the large working-class immigrant population that helped to popularize the Pleasure Garden.
    [Show full text]
  • Chapter 2: Land Use, Zoning and Public Policy
    Special West Chelsea District Rezoning and High Line Open Space EIS CHAPTER 2: LAND USE, ZONING, AND PUBLIC POLICY A. INTRODUCTION The proposed action would not result in significant adverse land use impacts and would be consistent with zoning and public policies in West Chelsea and adjacent areas. A detailed assessment of land use, zoning, and public policy is appropriate if an action would result in a significant change in land use or would substantially affect regulations or policies governing land use. The proposed action would result in substantial land use changes on Tenth and Eleventh Avenues, between W. 16th and W. 22nd Streets and W. 24th and W. 30th Streets. West Chelsea is currently occupied by art galleries, parking lots, auto-repair facilities, manufacturing and storage uses, and bars and nightclubs. By 2013, with the proposed action, West Chelsea would be transformed into a mixed-use community, with much of the area occupied by primarily residential buildings with commercial, including retail and gallery uses, community facilities such as museums and a new linear open space on the High Line. While the anticipated changes are significant, they are not expected to result in significant adverse land use impacts. In recent years, the adjacent Chelsea neighborhood east of Tenth Avenue has experienced an increase in residential development, in the form of new construction and conversions and enlargements of existing buildings. Similarly, the northwest corner of the West Village, directly south of West Chelsea has experienced a rise in residential and commercial redevelopment, as former industrial buildings have converted to residential and commercial uses.
    [Show full text]
  • The Case for Investing in Tenement Housing November 2019 About GWSF Glasgow and West of Scotland Forum of Housing Associations (GWSF)
    GWSF Glasgow and West of Scotland Forum of Housing Associations The case for investing in tenement housing November 2019 About GWSF Glasgow and West of Scotland Forum of Housing Associations (GWSF) GWSF is the leading membership and campaigning body for local community-controlled housing associations and co-operatives (CCHAs) in the west of Scotland. The Forum represents 67 members who together own almost 88,000 homes. Along with providing this decent, affordable housing CCHAs also deliver factoring services to around 33,000 owners, mostly in mixed tenure housing blocks. For over 40 years CCHAs have been at the vanguard of strategies which have helped improve the environmental, social and economic wellbeing of their communities. www.gwsf.org.uk • Tel: 0141 946 0645 • Follow us on Twitter @GWSForum • @DavidGWSF Contents Executive summary ............................................................................p3 1. The scale of the problem .................................................... p4 2. How should private tenemental improvement be funded? ...................................................p6 3. Legislative issues ......................................................................p9 4. Conclusion – a new approach from the Scottish Government ...................................................p10 5a. Case studies – supporting housing association acquisitions .......................................................p11 Southside HA ...............................................................................p11 Paisley HA
    [Show full text]
  • 1 Rents and Welfare in the Second Industrial Revolution
    Rents and Welfare in the Second Industrial Revolution: Evidence from New York City Rowena Gray1 Note: Preliminary Draft, Do not Cite. Abstract: This paper presents new archival evidence on housing rents in New York City for the period 1880-1910 from newspaper advertisements. The rental information was geocoded and linked to information on local amenities and disamenities using historical maps of Manhattan Island and the software program GIS. This allowed additional linkage with ward and district-level census and health study data. With this comprehensive dataset, a quality-adjusted index of rents is developed and the capitalized value of each feature estimated, adjusting for spatial correlation at the sub-city level. The resulting index shows an overall increase in quality-adjusted nominal rents in the city of 39%, with a ramp up in average rents during the 1880s, to a peak in the early 1890s and further increase and increased volatility in the 1900s. More data is being added to the current sample to build a clearer picture of the evolution of rents over this period, a key component of estimates of standard of living which are typically ignored or ill- measured. 1 Rowena Gray, Department of Economics, University of California, Merced, 5200 N. Lake Road, Merced, CA 95343. Email: [email protected]. 2 I acknowledge the support of an EHA Cole Grant which facilitated the collection of rental data, and a UC Merced Committee on Research Grant which facilitated geocoding of the data. Excellent research assistance provided by Frank Chou, Cecilia Garcia, Sewon Kim, Jason Lee, Charles Martin, Jacob Miller, Jose Ulloa and Richard Wright.
    [Show full text]