> SECT. XXIII. FARM-HOUSES. 3002. The mere building denominated a farm-house is simple enough in its distribution, and scarcely justifies a section here, because the persons engaged in agriculture have generally the best notion of the mode of suiting it to their own particular business and the nature of the farm they occupy. It is first to be considered whether it is expedient to place it close to the other buildings of the farm, such as the barns, stables, and stalls for cattle, &c. If so, it should be designed in character with them, and a large space of ground is enclosed for the formation of a farm-yard; which, notwithstanding the seemingly repulsive nature of the subject, may be made a very picturesque composition as a whole. The farm-house itself, though it must be sufficiently large to accommodate the family of the farmer, should be restricted in the size of its rooms and the extent of its plan by the magnitude of the farm, it being altogether an absurdity to plant a large house on a small farm, not only because of the original cost, which the rent of the land will not justify, but because of the cost of the annual repairs which a large building entails beyond those of a smaller one. The same observation applies to the farm buildings themselves, which in extent must be regulated by the size of the farm cultivated. It is moreover to be considered, in respect of the latter, whether the farm be grazing or arable. In the first case more provision of cattle sheds must be afforded; in the latter case more barns must be allotted to the cultivator. These, however, are matters upon which the architect receives his instructions from the proprietor, and whereon, generally speaking, he is himself incompetent to form a correct judgment. 3003. In the commonest farm-houses the external door may open to a plain passage, at the end whereof the staircase may be placed. On one side of the passage may be a common kitchen, and on the other side the better or larger kitchen, serving also as a parlour for the farmer and his family. Beyond these, on one side, may be placed the pantry, and on the other side the dairy-room, the last being much larger than the former, and being on the side of the parlour or best kitchen, not so liable to the heat. To these, as needful, may be added more rooms on the ground floor; the upper story being divided into bedchambers for the family, with garrets over them for the servants. The kitchens should be placed upon arched cellars on several accounts, not the least of which is that the farmer should have the means of preserving in good condition the malt liquor or cyder which is the principal beverage of his establishment. It is a sad mistake on the part of landed proprietors, though common enough, to think that such buildings are not only below the care of an architect, but that he is too ignorant of the wants of the farmer to be competent to the task; if, however, he will reflect for a moment, he must admit that the artist who can make the most of a large plot of ground, with numberless requirements in the accommodation, is not less able to turn to the greatest advantage for the comfort of the occupier even a small farm-house. 3004. In the erection of a larger farm-house the choice of the site, as before, must depend on the nature of the ground and the situation of the farm. Health and convenience are the primary governing matters. It must never be placed where it cannot be well drained. It should be central to the land, and as near the road as the conditions will admit. For such a building the principal door may open into a moderately wide passage, having therein a staircase to the upper rooms. On the right of the passage a common kitchen may be provided for the family, and on the left a room somewhat larger, which in very small farm-houses used to be called the best kitchen, but which in this may be really the parlour, where the family may sit retired from the servants. Under these, cellars, as above mentioned, may be provided. On the ground floor we may now add a bakehouse and scullery to the pantry and dairy provided in the first scheme, as also closets and such conveniences for the housewife. The floor above may be extended over the additional rooms just mentioned, thus giving lodging room to a larger number of persons than to those contemplated in the first scheme. "In this manner," says Ware, in his Complete Body of Architecture, folio, London, 1756, "the young architect will very easily see how to enlarge or contract his plan for the building of farm-houses, according to the intended bigness." They all consist of the same number of rooms, and in general of the same number of offices; this is where the bare article of convenience for farming is concerned. Where the inhabitant is grown rich, and intends to live in another manner, he may add what he pleases, which the architect may adopt.". "It is then no longer to be considered a farm-house, but as the house of some person of fortune, who intends to live as those independent of business do, but withal to have some farming in his eye." When the farm-house comes to this extent it trenches hard upon the condition of the villa, though not quite reaching it, because the latter includes many provisions for a refined mode of living which the yeoman, the pride of England, does not require; a class which, we fear, the manufacturing and commercial classes are fast annihilating. COTTAG 4 la general, every cottage ought to be two SECT. XXIV. COTTAGES. "We are 3005. "Estates," observes Kent, (Hints to Gentlemen of Landed Property, 8vo. London, 1776,) "being of no value without hands to cultivate them, the labourer is one of the most valuable members of society: without him the richest soil is not worth owning." It follows, then, that his condition should be most especially considered, and it is a duty on every country gentleman to take care that the labourers on his estate are so considered as to be made at least comfortable. "The shattered hovels," says the same author, “which half the poor of this kingdom are obliged to put up with, is truly affecting to a heart fraught with humanity."... "The weather penetrates all parts of them, which must occasion illness of various kinds, particularly agues; which more frequently visit the children of cottagers than any others, and early shake their constitutions." careful of our horses, nay, of our dogs, which are less valuable animals; we bestow considerable attention upon our stables and kennels, but we are apt to look upon cottages as incumbrances and clogs to our property, when, in fact, those who occupy them are the very nerves and sinews of agriculture." We fear the neglect of the comfort of the cottager has given a greater impulse to poaching and other crimes than his natural propensities have induced. This, however, is not a matter for discussion here. It is not to be supposed that we mean the labourer is to be placed in an expensive dwelling; a difference of rank must exist; and if the whole revenue of the country were divided among the population per head, it would be seen (as M. Dupin has recently shown in a most eloquent and sound address delivered in Paris as respects France) that the division of it per day, after allowing for the expenses of the most economical government that could be devised, would be such as would not satisfy the lowest class of labourer, much less the ingenious mechanic. This is a matter so susceptible of proof, and so proper to be generally promulgated, that we have here gone a little out of our way lest we should be considered too urgent with respect to the cottager. ve the outer surface. The minimum of accommodation ought trash-house, and a pantry, on the gr as and a wash-house on the ground-flut * Every cottage, including its garden, yar un acre, and the garden ought to surro dbere and behind. In general, there ough bng entered from the back kitchen, an for dust and ashes, and place for fuel. practicable, every cottage ought to st ral events not more than two cottages oug at arguments in favour of this arrangem which the sun can shine every day on ev ether in a row, unless that row is in a para ine, the sun will shine chiefly on on may always be placed along any road ade of them provided the point be gi twhich in our opinion ought not fi tages of an equal diffusion of sunshin Every cottage ought to have an entranc which, if possible, the stairs ought to icated with, without passing through t is very desirable, and also in the a swale the family are in the front r The door to the front kitchen or best back kitchen, which, as it contains be fit for being passed through by per regard is had by the mistress to When there is a supply of clear water the efficient source, then there ought t kitchen for drawing it up for use. a haring the tank or well under the ba d that the labour of carrying water w The privy should always be separated 3 soil-pipe communicating with detached the privy should be over on be from the bottom of the basin zay always be kept clean by pouring being left from which smell can arise be hereafter described, will prevent ts, and also ensure a dry and clean seat The situation of the liquid manure tered water tank or clear water well. ce, and have a narrow well adjoining g so as to be pumped up or taken av to the soil about growing crops In general, proprietors ought not estate to the farmers, as it is chiefly exist in the best-cultivated districts 4. No landed proprietor, as we thi s are built than he would receive f Te rent ought to be charged for the than the same sum would yield if obtained by government securities 3006. No cottage ought to be erected which does not contain a warm, comfortable, plain room, with an oven to bake the bread of its occupier; a small closet for the beer and provisions, two wholesome lodging rooms, one whereof should be for the man and his wife, and the other for his children. It would be well always, if possible, that the boys and girls in a cottage should be separated; but this unfortunately entails an expense, and perhaps is not so materially necessary, because the boys find employment at an early age. shed for fuel should be attached. A Cottages should always be placed in sheltered spots, and as near as possible to the farm where the labourer is employed. The wear and tear of a man is not very dissimilar to that of an engine, and it tends as much to the interest of the farmer as it does to the comfort of the labourer that all unnecessary fatigue be avoided. 3007. In the erection of cottages it is not only more economical, but more comfortable to the occupiers, that they should be built double, or in twos at least. In those provinces where brick or stone can be obtained they should never be constructed with timber, and tiles, if they can conveniently be had, should always supersede thatch. Further observation on this subject will be unnecessary, for we have ill delivered the principles of our art if the student be not now prepared to carry out the few hints on the subject of cottages, buildings, in point of fact, of importance paramount to the palace which the sovereign inhabits. The following remarks are by J. C. Loudon, and are extracted from a "Report to Her Majesty's principal Secretary of State, from the Poor Law Commissioners, on an Enquiry into the Sanitary Condition of the Labouring Population of Great Britain," 1842. "The essential requisites of a comfortable labourer's cottage may be thus summed up: "1. The cottage should be placed alongside a public road, as being more cheerful than a solitary situation, and in order that the cottager may enjoy the applause of the public when he has his garden in good order and keeping. "2. The cottage should be so placed that the sun may shine on every side of it during the day throughout the year, when he is visible. For this reason, the front of the cottage can only be parallel to the public road in the case of roads in the direction of north-east, south-west, north-west, and south-east; in all other cases the front must be placed obliquely to the road, which, as we have previously shown, is greatly preferable to having the front parallel to the road. 7 "3. Every cottage ought to have the floor elevated, that it may be dry; the walls double or hollow, or battened, or not less than eighteen inches thick, that they may retain heat; with a course of slate or flagstone, or tiles bedded in cement, six inches above the surface, to prevent the rising of damp; the roof thick or double, for the sake of warmth; and projecting eighteen inches or two feet at the eaves, in order to keep the walls dry, and to check the radiation of heat from their exterior surface. Most of these conditions are laid To the foregoing eighteen essen as on the design for a cottage. The for mice and dirt. Too man "4. In general, every cottage ought to be two stories high, so that the sleeping rooms may not be on the ground floor; and the ground floor ought to be from six inches to one foot above the outer surface. "5. The minimum of accommodation ought to be the kitchen or living room, a back kitchen or wash-house, and a pantry, on the ground-floor, with three bedrooms over; or two rooms and a wash-house on the ground-floor, and two bedrooms over. "6. Every cottage, including its garden, yard, &c., ought to occupy not less than one sixth of an acre; and the garden ought to surround the cottage, or at all events to extend both before and behind. In general, there ought to be a front garden and a back yard, the latter being entered from the back kitchen, and containing a privy, liquid manure tank, place for dust and ashes, and place for fuel. "7. If practicable, every cottage ought to stand singly, and surrounded by its garden; or at all events not more than two cottages ought to be joined together. Among other important arguments in favour of this arrangement, it may be mentioned that it is the only one by which the sun can shine every day on every side of the cottage. When cottages are joined together in a row, unless that row is in a diagonal direction with reference to a south and north line, the sun will shine chiefly on one side. By having cottages singly or in pairs, they may always be placed along any road in such a manner that the sun may shine on every side of them, provided the point be given up of having the front parallel to the road, a point which in our opinion ought not for a moment to be put in competition with the advantages of an equal diffusion of sunshine. "8. Every cottage ought to have an entrance porch for containing the labourer's tools, and into which, if possible, the stairs ought to open, in order that the bedrooms may be communicated with, without passing through the front or back kitchen. This, in the case of sickness, is very desirable, and also in the case of deaths, as the remains may be carried down stairs while the family are in the front room. "9. The door to the front kitchen or best room should open from the porch, and not from the back kitchen, which, as it contains the cooking utensils and washing apparatus, can never be fit for being passed through by a stranger, or even the master of a family, where proper regard is had by the mistress to cleanliness and delicacy. "10. When there is a supply of clear water from a spring adjoining the cottage, or from some other efficient source, then there ought to be a well or tank, partly under the floor of the back kitchen for drawing it up for use, as hereafter described in detail. The advantages of having the tank or well under the back kitchen are, that it will be secure from frost, and that the labour of carrying water will be avoided. "11. The privy should always be separated from the dwelling, unless it is a proper watercloset, with a soil-pipe communicating with a distant liquid manure tank or cesspool. When detached, the privy should be over or adjoining a liquid manure tank, in which a straight tube from the bottom of the basin ought to terminate; by which means the soil basin may always be kept clean by pouring down the common slops of the house. surface being left from which smell can arise, except that of the area of the pipe, the double flap, to be hereafter described, will prevent the escape of the evaporation from this small surface, and also ensure a dry and clean seat. Νο "12. The situation of the liquid manure tank should be as far as possible from that of the filtered water tank or clear water well. It should be covered by an air-tight cover of flagstone, and have a narrow well adjoining, into which the liquid should filter through a grating, so as to be pumped up or taken away without grosser impurities, and in this state applied to the soil about growing crops. 13. In general, proprietors ought not to intrust the erection of labourers' cottages on their estate to the farmers, as it is chiefly owing to this practice that so many wretched hovels exist in the best-cultivated districts of Scotland and in Northumberland. "14. No landed proprietor, as we think, ought to charge more for the land on which cottages are built than he would receive for it from a farmer if let as part of a farm; and no more rent ought to be charged for the cost of building the cottage and enclosing the garden than the same sum would yield if invested in land, or, at all events, not more tl an can be obtained by government securities. "15. Most of these conditions are laid down on the supposition that the intended builder of the cottage is actuated more by feelings of human sympathy than by a desire to make money; and hence they are addressed to the wealthy, and especially to the proprietors of land and extensive manufactories or mines." 3008. To the foregoing eighteen essential requisites we have only to add a few observations on the design for a cottage. The plan should not be straggling, or such as to render a variety of roof-lines necessary, and although its arrangement should be compact, it should not be cramped. Shapeless nooks and corners do not become convenient cupboards and closets or because they are enclosed and possess a door, but rather convenient hidingplaces for mice and dirt. Too many projections make a small building look smaller by depriving it of breadth; and too great a diversity of colour gives it a vulgar appearance, and frequently destroys the effect of really good proportions. The temptation to build picturesquely and to try experiments with new materials and methods of construction, is much greater in the country than in town. Coloured bricks, bands of ornamental tiles, glazed patera, and other similar attractions, may give variety to elevations, but they must be adopted with considerable caution in small buildings. New inventions and pseudoeconomical devices too often prove miserable and expensive delusions. As the details of construction, &c., which are given in the next section, are equally applicable to those in the country, this subject will be now dismissed. TOWN DWELLINGS FOR W24. The Eving-room should be 12 feet by of the wall opposite to the window, so 3009. In the autumn of 1863 two premiums of 251, each were offered through the Society of Arts for the most approved designs for cottages, to be built singly or in pairs, at a cost not exceeding 100 each. It was essential that each cottage should fulfil the following requirements. On the ground floor, a living-room of about 150 feet superficial; a scullery or kitchen of not less than 70 feet superficial; with a ventilated pantry. On the upper floor, three bedrooms, one to be not less than 100 feet superficial; fire-places to be provided in two of the rooms. The height from the ground to the first floor to be 9 feet, and the bedrooms to be 8 feet in the clear. The memorandum of the Inclosure Commissioners with respect to the substantiality of agricultural buildings to be adhered to. In the estimate, brickwork was to be taken at 87. per rod reduced; Countess slates at 238. ; and Baltic timber at 28. 3d. per foot cube. An allowance of 20 per cent. was to be made for contingencies and builder's profit on the cost prices of labour and materials, with 5 per cent. for superintendence. The prime cost, therefore, of each house was not to exceed 801., including not only the cottage, but the fixtures, water supply or well, fencing, paving, and all those necessary addenda which the owner must supply. 3010. An able report was drawn up on the 134 designs submitted, by the three appointed judges (given in Builder, 1864, p. 359), towards the conclusion of which they observe "that although good cottages may possibly be erected, under favourable circumstances, in some parts of England for a lower sum, we consider the probable average cost of a pair of cottages built with the conveniences enumerated, would be about 280l. to 3007., and that the attempt to erect them at any considerable reduction upon this amount must result in some inferior kind of buildings, discreditable to the owner, and wanting in much of the necessary accommodation for a labourer and his family." The premiated design is given in the same volume, p. 952. On p. 295 of the following volume, six builders' estimates are given for erecting six cottages on the premiated plan, ranging from 3971. 138. 4d. to 5271. the pair; a difference somewhat accounted for by the designer in his observations at p. 319, where he states that 260l, the pair would be the price of some he was then erecting, with modifications. On p. 394 is given a design estimated at 2007., and tendered for at 1804 the pair, which is deserving of comparison. by a door in the wall oppo 4s that enough wall space may be s cy warmed from the living-room, fi expense of much importance. The walls should be well-built w rick thick) and coloured with two e tint Such walls offer no harbour in them; and their freshness and ings should be plastered, not only at the spread of fire. The floor is bes difficult to clean. If firewood one the concussion is injurious to as the best; but though they e uncovered by a carpet; are mo Asphalte and cement floors deper and require iron beams and bri As regards ventilation, beyond s en at top and bottom, and fire ely difficult to know how to discovered is instantly rendered y throghout the length of the wal ses the air to be so diffused by provided, that the paste-b The lavatory should contain a lead trough, for washing purpo enamelled iron basin. ould have an inch service coc oured as those of the dwelling A smalle as trough, for frequent and ea are tiles, which bear a good 3011. The Central Cottage Improvement Society, London, stated in 1865, that "reports from different parts of the country, of the actual cost of building, prove that on the average, each room containing 100 superficial feet, or 10 feet square, of a cottage or block of buildings, costs from 20l. to 251., exclusive of land; this is equivalent to 3d. per foot cube. In the five sets of plans published by the society, No. 1, of four rooms, has been built for 1621.; No. 2, slightly larger, for 1681.; No. 3, same as No. 1, with a scullery, for 175l.; and No. 4, more commodious, for an artizan, for 2201. per pair. The Journal for 1858, of the Bath and West of England Society, vol. vi., details a cottage of five rooms, built on Exmoor, for 60%., with a living room 15 feet by 13 feet. SECT. XXV. TOWN DWELLINGS FOR THE INDUSTRIAL CLASSES. 3012. The leading features of construction and detailed arrangement, which may be considered peculiarly applicable to dwellings intended for working men whose wages range from 12s. to 24s. per week will be described herein. Workmen of this class have been hitherto strangers not only to the conveniences which render home attractive, but to the barest accommodation necessary to render social life tolerably decent. Unfortunately, the nearer an improved dwelling approaches its miserable predecessor in general aspect and character, the more popular it will be. The difficulty, therefore, in designing new homes for the poor consists in the introduction of improvements which shall lead to the gradual abandonment of injurious habits, and to give no sudden offence to jealously cherished prejudices. To do this effectively it is desirable to ascertain the leading requirements of the inhabitants of the district in which it is proposed to build. 3013. A poor man's town dwelling should consist of a living-room and bedroom; a plentiful supply of water; a water-closet, sink, and lavatory, distinct but not far removed from his tenement; a wash-house, with the means of drying clothes in any weather without artificial heat; and, when practicable, a play-ground for children. rats are jury. The lavatory should L CHAP. V. TOWN DWELLINGS FOR INDUSTRIAL CLASSES. 3014. The living-room should be 12 feet by 10 feet 1067 clear of all obstructions or proThe rooms should be of a square Fig. 1353. presents a general plan boiler, with a tap of the best description fixed Fig. 1355, PEABODY DWELLINGS, COMMERCIAL STREET. 2 inches above the bottom; an oven; and a cooking place at least 10 inches wide from side to side, with sliding bars, flap and catch, all of which ought to be of wrought iron. The living-room should have a good serviceable closet the entire height of the room, the front flush with the chimney breast, to contain shelves for cooking utensils and crockery, &c., and a large covered box for coal; this closet should be lighted by a small window hung upon centres and to be easily opened. 3015. The bedrooms should be 12 feet by 8 feet, and 8 feet high, communicating with the living room by a door in the wall opposite to the fire-place at the end nearest to the window, so that enough wall space may be secured for the bed. As these rooms would be sufficiently warmed from the living-room, fire-places can be dispensed with where space is limited or expense of much importance. 3016. The walls should be well-built with sound stock bricks (the partitions being half a brick thick) and coloured with two coats of well sized distemper colour of a warm cheerful tint. Such walls offer no harbour for vermin; they are uninjured when nails are driven into them; and their freshness and colour are easily renewed at a trifling expense. The ceilings should be plastered, not only for a clean appearance, but also as a preventive against the spread of fire. The floor is best made of wood, though it is apt to get dirty and tolerably difficult to clean. If firewood or coal be broken upon any other floor than a wooden one the concussion is injurious to it. Tile and asphalte floors are often recommended as the best; but though they have a clean appearance, they are cold to the feet when uncovered by a carpet; are more liable to injury; and are more troublesome to repair. Asphalte and cement floors depend in a great measure upon their rigidity for their efficiency, and require iron beams and brick arches, which are expensive. 3017. As regards ventilation, beyond supplying doors that do not fit too close, windows that will open at top and bottom, and fire-places with air-channels underneath the floor, it is extremely difficult to know how to proceed further without detection. A ventilator once discovered is instantly rendered useless by being pasted over. Perforated bricks placed throughout the length of the wall in which the window is set, and in that opposite to it, causes the air to be so diffused by its passage through the narrow channels with which the bricks are provided, that the paste-brush is seldom used. 3018. The lavatory should contain a water-closet fitted with a strong galvanized iron valve; a lead trough, for washing purposes, supplied with a high-pressure loose valve cock, and an enamelled iron basin. A smaller lead trough or waste, for the discharge of dirty water, should have an inch service cock above it for supplying pails and kettles. The walls, coloured as those of the dwelling, should be well painted to the height of 18 inches above each trough, for frequent and easy washing. The floor is best covered with thick 9-inch square tiles, which bear a good deal of wear and tear and slopping in one spot without injury. The lavatory should have two windows at least, one in the external wall of the water-closet and one at the furthest end of the wall at right angles to it. 3019. To attach a laundry to an extensive range of such dwellings becomes a positive duty. A washing tub and rinsing tub are necessary, about 3 feet 3 inches long by 1 foot 9 inches wide, with washer, plug, and chain, and a separate cold water service to each. The top of the tubs should be 3 feet 3 inches above the foot-board, or the floor, if not provided. A 10-gallon copper, with cold water service, and a tin ladle. The flue of the copper is to be carefully constructed to insure the heat being well distributed over the sides and bottom, and to afford facilities for regulating it and for cleaning. Wringing machines might be provided if hydrometers are not used; they are easily attached to the tubs. Artificial means of drying clothes, as adopted with advantage in public wash-houses, |