radial streets of good width leading out into the country in all directions and of cross roads linking these together; and providing, in addition, parks, open spaces and play grounds, not only in this belt but to a greater extent in different directions far outside this belt. Here also adequate harbours were provided and areas set aside on the East of the town, away from the prevailing winds, for the development of factories and industries of all kinds. Outside they have reserved sites for public buildings, schools, etc. and by grouping these in suitable connection with the parks, open spaces, radial roads, railway stations, and other matters provided for, they have been able practically to control the development, because, by grouping all these conveniences at certain points, they can provide that those points shall be the most attractive for residents to settle around. It is true they have made mistakes, but not the mistakes of buying land in the wrong places or omitting to arrange for development at points where it has taken place. They have actually constructed roads in some cases too far ahead of development and have planned out the areas in too great detail, making all the roads too wide. The German cities have power to take from the owner the land necessary for roads up to a maximum proportion which varies in different places from 30 per cent. to 40 per cent. of the total area of a man's land; but the owner has been able to throw the cost of this land and of the making of these roads upon the community, by charging such high prices for the remaining land as to recoup himself; thus we see that mistakes or needless extravagance in the kind of development must be
