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полная версияAnticipations

Герберт Джордж Уэллс
Anticipations

Полная версия

There is, however, quite another direction in which the congestion may find relief, and that is in the "regulation" of the traffic. This has already begun in London in an attack on the crawling cab and in the new bye-laws of the London County Council, whereby certain specified forms of heavy traffic are prohibited the use of the streets between ten and seven. These things may be the first beginning of a process of restriction that may go far. Many people living at the present time, who have grown up amidst the exceptional and possibly very transient characteristics of this time, will be disposed to regard the traffic in the streets of our great cities as a part of the natural order of things, and as unavoidable as the throng upon the pavement. But indeed the presence of all the chief constituents of this vehicular torrent – the cabs and hansoms, the vans, the omnibuses – everything, indeed, except the few private carriages – are as novel, as distinctively things of the nineteenth century, as the railway train and the needle telegraph. The streets of the great towns of antiquity, the streets of the great towns of the East, the streets of all the mediæval towns, were not intended for any sort of wheeled traffic at all – were designed primarily and chiefly for pedestrians. So it would be, I suppose, in any one's ideal city. Surely Town, in theory at least, is a place one walks about as one walks about a house and garden, dressed with a certain ceremonious elaboration, safe from mud and the hardship and defilement of foul weather, buying, meeting, dining, studying, carousing, seeing the play. It is the growth in size of the city that has necessitated the growth of this coarser traffic that has made "Town" at last so utterly detestable.

But if one reflects, it becomes clear that, save for the vans of goods, this moving tide of wheeled masses is still essentially a stream of urban pedestrians, pedestrians who, by reason of the distances they have to go, have had to jump on 'buses and take cabs – in a word, to bring in the high road to their aid. And the vehicular traffic of the street is essentially the high road traffic very roughly adapted to the new needs. The cab is a simple development of the carriage, the omnibus of the coach, and the supplementary traffic of the underground and electric railways is a by no means brilliantly imagined adaptation of the long-route railway. These are all still new things, experimental to the highest degree, changing and bound to change much more, in the period of specialization that is now beginning.

Now, the first most probable development is a change in the omnibus and the omnibus railway. A point quite as important with these means of transit as actual speed of movement is frequency: time is wasted abundantly and most vexatiously at present in waiting and in accommodating one's arrangements to infrequent times of call and departure. The more frequent a local service, the more it comes to be relied upon. Another point – and one in which the omnibus has a great advantage over the railway – is that it should be possible to get on and off at any point, or at as many points on the route as possible. But this means a high proportion of stoppages, and this is destructive to speed. There is, however, one conceivable means of transit that is not simply frequent but continuous, that may be joined or left at any point without a stoppage, that could be adapted to many existing streets at the level or quite easily sunken in tunnels, or elevated above the street level,11 and that means of transit is the moving platform, whose possibilities have been exhibited to all the world in a sort of mean caricature at the Paris Exhibition. Let us imagine the inner circle of the district railway adapted to this conception. I will presume that the Parisian "rolling platform" is familiar to the reader. The district railway tunnel is, I imagine, about twenty-four feet wide. If we suppose the space given to six platforms of three feet wide and one (the most rapid) of six feet, and if we suppose each platform to be going four miles an hour faster than its slower fellow (a velocity the Paris experiment has shown to be perfectly comfortable and safe), we should have the upper platform running round the circle at a pace of twenty-eight miles an hour. If, further, we adopt an ingenious suggestion of Professor Perry's, and imagine the descent to the line made down a very slowly rotating staircase at the centre of a big rotating wheel-shaped platform, against a portion of whose rim the slowest platform runs in a curve, one could very easily add a speed of six or eight miles an hour more, and to that the man in a hurry would be able to add his own four miles an hour by walking in the direction of motion. If the reader is a traveller, and if he will imagine that black and sulphurous tunnel, swept and garnished, lit and sweet, with a train much faster than the existing underground trains perpetually ready to go off with him and never crowded – if he will further imagine this train a platform set with comfortable seats and neat bookstalls and so forth, he will get an inkling in just one detail of what he perhaps misses by living now instead of thirty or forty years ahead.

I have supposed the replacement to occur in the case of the London Inner Circle Railway, because there the necessary tunnel already exists to help the imagination of the English reader, but that the specific replacement will occur is rendered improbable by the fact that the circle is for much of its circumference entangled with other lines of communication – the North-Western Railway, for example. As a matter of fact, as the American reader at least will promptly see, the much more practicable thing is that upper footpath, with these moving platforms beside it, running out over the street after the manner of the viaduct of an elevated railroad. But in some cases, at any rate, the demonstrated cheapness and practicability of tunnels at a considerable depth will come into play.

Will this diversion of the vast omnibus traffic of to-day into the air and underground, together with the segregation of van traffic to specific routes and times, be the only change in the streets of the new century? It may be a shock, perhaps, to some minds, but I must confess I do not see what is to prevent the process of elimination that is beginning now with the heavy vans spreading until it covers all horse traffic, and with the disappearance of horse hoofs and the necessary filth of horses, the road surface may be made a very different thing from what it is at present, better drained and admirably adapted for the soft-tired hackney vehicles and the torrent of cyclists. Moreover, there will be little to prevent a widening of the existing side walks, and the protection of the passengers from rain and hot sun by awnings, or such arcades as distinguish Turin, or Sir F. Bramwell's upper footpaths on the model of the Chester rows. Moreover, there is no reason but the existing filth why the roadways should not have translucent velaria to pull over in bright sunshine and wet weather. It would probably need less labour to manipulate such contrivances than is required at present for the constant conflict with slush and dust. Now, of course, we tolerate the rain, because it facilitates a sort of cleaning process…

Enough of this present speculation. I have indicated now the general lines of the roads and streets and ways and underways of the Twentieth Century. But at present they stand vacant in our prophecy, not only awaiting the human interests – the characters and occupations, and clothing of the throng of our children and our children's children that flows along them, but also the decorations our children's children's taste will dictate, the advertisements their eyes will tolerate, the shops in which they will buy. To all that we shall finally come, and even in the next chapter I hope it will be made more evident how conveniently these later and more intimate matters follow, instead of preceding, these present mechanical considerations. And of the beliefs and hopes, the thought and language, the further prospects of this multitude as yet unborn – of these things also we shall make at last certain hazardous guesses. But at first I would submit to those who may find the "machinery in motion" excessive in this chapter, we must have the background and fittings – the scene before the play.12

II
The Probable Diffusion of Great Cities

Now, the velocity at which a man and his belongings may pass about the earth is in itself a very trivial matter indeed, but it involves certain other matters not at all trivial, standing, indeed, in an almost fundamental relation to human society. It will be the business of this chapter to discuss the relation between the social order and the available means of transit, and to attempt to deduce from the principles elucidated the coming phases in that extraordinary expansion, shifting and internal redistribution of population that has been so conspicuous during the last hundred years.

 

Let us consider the broad features of the redistribution of the population that has characterized the nineteenth century. It may be summarized as an unusual growth of great cities and a slight tendency to depopulation in the country. The growth of the great cities is the essential phenomenon. These aggregates having populations of from eight hundred thousand upward to four and five millions, are certainly, so far as the world outside the limits of the Chinese empire goes, entirely an unprecedented thing. Never before, outside the valleys of the three great Chinese rivers, has any city – with the exception of Rome and perhaps (but very doubtfully) of Babylon – certainly had more than a million inhabitants, and it is at least permissible to doubt whether the population of Rome, in spite of its exacting a tribute of sea-borne food from the whole of the Mediterranean basin, exceeded a million for any great length of time.13 But there are now ten town aggregates having a population of over a million, nearly twenty that bid fair to reach that limit in the next decade, and a great number at or approaching a quarter of a million. We call these towns and cities, but, indeed, they are of a different order of things to the towns and cities of the eighteenth-century world.

Concurrently with the aggregation of people about this new sort of centre, there has been, it is alleged, a depletion of the country villages and small townships. But, so far as the counting of heads goes, this depletion is not nearly so marked as the growth of the great towns. Relatively, however, it is striking enough.

Now, is this growth of large towns really, as one may allege, a result of the development of railways in the world, or is it simply a change in human circumstances that happens to have arisen at the same time? It needs only a very general review of the conditions of the distribution of population to realize that the former is probably the true answer.

It will be convenient to make the issue part of a more general proposition, namely, that the general distribution of population in a country must always be directly dependent on transport facilities. To illustrate this point roughly we may build up an imaginary simple community by considering its needs. Over an arable country-side, for example, inhabited by a people who had attained to a level of agricultural civilization in which war was no longer constantly imminent, the population would be diffused primarily by families and groups in farmsteads. It might, if it were a very simple population, be almost all so distributed. But even the simplest agriculturists find a certain convenience in trade. Certain definite points would be convenient for such local trade and intercourse as the people found desirable, and here it is that there would arise the germ of a town. At first it might be no more than an appointed meeting place, a market square, but an inn and a blacksmith would inevitably follow, an altar, perhaps, and, if these people had writing, even some sort of school. It would have to be where water was found, and it would have to be generally convenient of access to its attendant farmers.

Now, if this meeting place was more than a certain distance from any particular farm, it would be inconvenient for that farmer to get himself and his produce there and back, and to do his business in a comfortable daylight. He would not be able to come and, instead, he would either have to go to some other nearer centre to trade and gossip with his neighbours or, failing this, not go at all. Evidently, then, there would be a maximum distance between such places. This distance in England, where traffic has been mainly horse traffic for many centuries, seems to have worked out, according to the gradients and so forth, at from eight to fifteen miles, and at such distances do we find the country towns, while the horseless man, the serf, and the labourer and labouring wench have marked their narrow limits in the distribution of the intervening villages. If by chance these gathering places have arisen at points much closer than this maximum, they have come into competition, and one has finally got the better of the other, so that in England the distribution is often singularly uniform. Agricultural districts have their towns at about eight miles, and where grazing takes the place of the plough, the town distances increase to fifteen.14 And so it is, entirely as a multiple of horse and foot strides, that all the villages and towns of the world's country-side have been plotted out.15

A third, and almost final, factor determining town distribution in a world without railways, would be the seaport and the navigable river. Ports would grow into dimensions dependent on the population of the conveniently accessible coasts (or river-banks), and on the quality and quantity of their products, and near these ports, as the conveniences of civilization increased, would appear handicraft towns – the largest possible towns of a foot-and-horse civilization – with industries of such a nature as the produce of their coasts required.

It was always in connection with a port or navigable river that the greater towns of the pre-railway periods arose, a day's journey away from the coast when sea attack was probable, and shifting to the coast itself when that ceased to threaten. Such sea-trading handicraft towns as Bruges, Venice, Corinth, or London were the largest towns of the vanishing order of things. Very rarely, except in China, did they clamber above a quarter of a million inhabitants, even though to some of them there was presently added court and camp. In China, however, a gigantic river and canal system, laced across plains of extraordinary fertility, has permitted the growth of several city aggregates with populations exceeding a million, and in the case of the Hankow trinity of cities exceeding five million people.

In all these cases the position and the population limit was entirely determined by the accessibility of the town and the area it could dominate for the purposes of trade. And not only were the commercial or natural towns so determined, but the political centres were also finally chosen for strategic considerations, in a word – communications. And now, perhaps, the real significance of the previous paper, in which sea velocities of fifty miles an hour, and land travel at the rate of a hundred, and even cab and omnibus journeys of thirty or forty miles, were shown to be possible, becomes more apparent.

At the first sight it might appear as though the result of the new developments was simply to increase the number of giant cities in the world by rendering them possible in regions where they had hitherto been impossible – concentrating the trade of vast areas in a manner that had hitherto been entirely characteristic of navigable waters. It might seem as though the state of affairs in China, in which population has been concentrated about densely-congested "million-cities," with pauper masses, public charities, and a crowded struggle for existence, for many hundreds of years, was merely to be extended over the whole world. We have heard so much of the "problem of our great cities"; we have the impressive statistics of their growth; the belief in the inevitableness of yet denser and more multitudinous agglomerations in the future is so widely diffused, that at first sight it will be thought that no other motive than a wish to startle can dictate the proposition that not only will many of these railway-begotten "giant cities" reach their maximum in the commencing century, but that in all probability they, and not only they, but their water-born prototypes in the East also, are destined to such a process of dissection and diffusion as to amount almost to obliteration, so far, at least, as the blot on the map goes, within a measurable further space of years.

In advancing this proposition, the present writer is disagreeably aware that in this matter he has expressed views entirely opposed to those he now propounds; and in setting forth the following body of considerations he tells the story of his own disillusionment. At the outset he took for granted – and, very naturally, he wishes to imagine that a great number of other people do also take for granted – that the future of London, for example, is largely to be got as the answer to a sort of rule-of-three sum. If in one hundred years the population of London has been multiplied by seven, then in two hundred years – ! And one proceeds to pack the answer in gigantic tenement houses, looming upon colossal roofed streets, provide it with moving ways (the only available transit appliances suited to such dense multitudes), and develop its manners and morals in accordance with the laws that will always prevail amidst over-crowded humanity so long as humanity endures. The picture of this swarming concentrated humanity has some effective possibilities, but, unhappily, if, instead of that obvious rule-of-three sum, one resorts to an analysis of operating causes, its plausibility crumbles away, and it gives place to an altogether different forecast – a forecast, indeed, that is in almost violent contrast to the first anticipation. It is much more probable that these coming cities will not be, in the old sense, cities at all; they will present a new and entirely different phase of human distribution.

 

The determining factor in the appearance of great cities in the past, and, indeed, up to the present day, has been the meeting of two or more transit lines, the confluence of two or more streams of trade, and easy communication. The final limit to the size and importance of the great city has been the commercial "sphere of influence" commanded by that city, the capacity of the alluvial basin of its commerce, so to speak, the volume of its river of trade. About the meeting point so determined the population so determined has grouped itself – and this is the point I overlooked in those previous vaticinations – in accordance with laws that are also considerations of transit.

The economic centre of the city is formed, of course, by the wharves and landing places – and in the case of railway-fed cities by the termini – where passengers land and where goods are landed, stored, and distributed. Both the administrative and business community, traders, employers, clerks, and so forth, must be within a convenient access of this centre; and the families, servants, tradesmen, amusement purveyors dependent on these again must also come within a maximum distance. At a certain stage in town growth the pressure on the more central area would become too great for habitual family life there, and an office region would differentiate from an outer region of homes. Beyond these two zones, again, those whose connection with the great city was merely intermittent would constitute a system of suburban houses and areas. But the grouping of these, also, would be determined finally by the convenience of access to the dominant centre. That secondary centres, literary, social, political, or military, may arise about the initial trade centre, complicates the application but does not alter the principle here stated. They must all be within striking distance. The day of twenty-four hours is an inexorable human condition, and up to the present time all intercourse and business has been broken into spells of definite duration by intervening nights. Moreover, almost all effective intercourse has involved personal presence at the point where intercourse occurs. The possibility, therefore, of going and coming and doing that day's work has hitherto fixed the extreme limits to which a city could grow, and has exacted a compactness which has always been very undesirable and which is now for the first time in the world's history no longer imperative.

So far as we can judge without a close and uncongenial scrutiny of statistics, that daily journey, that has governed and still to a very considerable extent governs the growth of cities, has had, and probably always will have, a maximum limit of two hours, one hour each way from sleeping place to council chamber, counter, workroom, or office stool. And taking this assumption as sound, we can state precisely the maximum area of various types of town. A pedestrian agglomeration such as we find in China, and such as most of the European towns probably were before the nineteenth century, would be swept entirely by a radius of four miles about the business quarter and industrial centre; and, under these circumstances, where the area of the feeding regions has been very large the massing of human beings has probably reached its extreme limit.16 Of course, in the case of a navigable river, for example, the commercial centre might be elongated into a line and the circle of the city modified into an ellipse with a long diameter considerably exceeding eight miles, as, for example, in the case of Hankow.

If, now, horseflesh is brought into the problem, an outer radius of six or eight miles from the centre will define a larger area in which the carriage folk, the hackney users, the omnibus customers, and their domestics and domestic camp followers may live and still be members of the city. Towards that limit London was already probably moving at the accession of Queen Victoria, and it was clearly the absolute limit of urban growth – until locomotive mechanisms capable of more than eight miles an hour could be constructed.

And then there came suddenly the railway and the steamship, the former opening with extraordinary abruptness a series of vast through-routes for trade, the latter enormously increasing the security and economy of the traffic on the old water routes. For a time neither of these inventions was applied to the needs of intra-urban transit at all. For a time they were purely centripetal forces. They worked simply to increase the general volume of trade, to increase, that is, the pressure of population upon the urban centres. As a consequence the social history of the middle and later thirds of the nineteenth century, not simply in England but all over the civilized world, is the history of a gigantic rush of population into the magic radius of – for most people – four miles, to suffer there physical and moral disaster less acute but, finally, far more appalling to the imagination than any famine or pestilence that ever swept the world. Well has Mr. George Gissing named nineteenth-century London in one of his great novels the "Whirlpool," the very figure for the nineteenth-century Great City, attractive, tumultuous, and spinning down to death.

But, indeed, these great cities are no permanent maëlstroms. These new forces, at present still so potently centripetal in their influence, bring with them, nevertheless, the distinct promise of a centrifugal application that may be finally equal to the complete reduction of all our present congestions. The limit of the pre-railway city was the limit of man and horse. But already that limit has been exceeded, and each day brings us nearer to the time when it will be thrust outward in every direction with an effect of enormous relief.

So far the only additions to the foot and horse of the old dispensation that have actually come into operation, are the suburban railways, which render possible an average door to office hour's journey of ten or a dozen miles – further only in the case of some specially favoured localities. The star-shaped contour of the modern great city, thrusting out arms along every available railway line, knotted arms of which every knot marks a station, testify sufficiently to the relief of pressure thus afforded. Great Towns before this century presented rounded contours and grew as a puff-ball swells; the modern Great City looks like something that has burst an intolerable envelope and splashed. But, as our previous paper has sought to make clear, these suburban railways are the mere first rough expedient of far more convenient and rapid developments.

We are – as the Census Returns for 1901 quite clearly show – in the early phase of a great development of centrifugal possibilities. And since it has been shown that a city of pedestrians is inexorably limited by a radius of about four miles, and that a horse-using city may grow out to seven or eight, it follows that the available area of a city which can offer a cheap suburban journey of thirty miles an hour is a circle with a radius of thirty miles. And is it too much, therefore, in view of all that has been adduced in this and the previous paper, to expect that the available area for even the common daily toilers of the great city of the year 2000, or earlier, will have a radius very much larger even than that? Now, a circle with a radius of thirty miles gives an area of over 2800 square miles, which is almost a quarter that of Belgium. But thirty miles is only a very moderate estimate of speed, and the reader of the former paper will agree, I think, that the available area for the social equivalent of the favoured season-ticket holders of to-day will have a radius of over one hundred miles, and be almost equal to the area of Ireland.17 The radius that will sweep the area available for such as now live in the outer suburbs will include a still vaster area. Indeed, it is not too much to say that the London citizen of the year 2000 a. d. may have a choice of nearly all England and Wales south of Nottingham and east of Exeter as his suburb, and that the vast stretch of country from Washington to Albany will be all of it "available" to the active citizen of New York and Philadelphia before that date.

This does not for a moment imply that cities of the density of our existing great cities will spread to these limits. Even if we were to suppose the increase of the populations of the great cities to go on at its present rate, this enormous extension of available area would still mean a great possibility of diffusion. But though most great cities are probably still very far from their maxima, though the network of feeding railways has still to spread over Africa and China, and though huge areas are still imperfectly productive for want of a cultivating population, yet it is well to remember that for each great city, quite irrespective of its available spaces, a maximum of population is fixed. Each great city is sustained finally by the trade and production of a certain proportion of the world's surface – by the area it commands commercially. The great city cannot grow, except as a result of some quite morbid and transitory process – to be cured at last by famine and disorder – beyond the limit the commercial capacity of that commanded area prescribes. Long before the population of this city, with its inner circle a third of the area of Belgium, rose towards the old-fashioned city density, this restriction would come in. Even if we allowed for considerable increase in the production of food stuffs in the future, it still remains inevitable that the increase of each city in the world must come at last upon arrest.

Yet, though one may find reasons for anticipating that this city will in the end overtake and surpass that one and such-like relative prophesying, it is difficult to find any data from which to infer the absolute numerical limits of these various diffused cities. Or perhaps it is more seemly to admit that no such data have occurred to the writer. So far as London, St. Petersburg, and Berlin go, it seems fairly safe to assume that they will go well over twenty millions; and that New York, Philadelphia, and Chicago will probably, and Hankow almost certainly, reach forty millions. Yet even forty millions over thirty-one thousand square miles of territory is, in comparison with four millions over fifty square miles, a highly diffused population.

How far will that possible diffusion accomplish itself? Let us first of all consider the case of those classes that will be free to exercise a choice in the matter, and we shall then be in a better position to consider those more numerous classes whose general circumstances are practically dictated to them. What will be the forces acting upon the prosperous household, the household with a working head and four hundred a year and upwards to live upon, in the days to come? Will the resultant of these forces be, as a rule, centripetal or centrifugal? Will such householders in the greater London of 2000 a. d. still cluster for the most part, as they do to-day, in a group of suburbs as close to London as is compatible with a certain fashionable maximum of garden space and air; or will they leave the ripened gardens and the no longer brilliant villas of Surbiton and Norwood, Tooting and Beckenham, to other and less independent people? First, let us weigh the centrifugal attractions.

The first of these is what is known as the passion for nature, that passion for hillside, wind, and sea that is evident in so many people nowadays, either frankly expressed or disguising itself as a passion for golfing, fishing, hunting, yachting, or cycling; and, secondly, there is the allied charm of cultivation, and especially of gardening, a charm that is partly also the love of dominion, perhaps, and partly a personal love for the beauty of trees and flowers and natural things. Through that we come to a third factor, that craving – strongest, perhaps, in those Low German peoples, who are now ascendant throughout the world – for a little private imperium such as a house or cottage "in its own grounds" affords; and from that we pass on to the intense desire so many women feel – and just the women, too, who will mother the future – their almost instinctive demand, indeed, for a household, a separate sacred and distinctive household, built and ordered after their own hearts, such as in its fulness only the country-side permits. Add to these things the healthfulness of the country for young children, and the wholesome isolation that is possible from much that irritates, stimulates prematurely, and corrupts in crowded centres, and the chief positive centrifugal inducements are stated, inducements that no progress of inventions, at any rate, can ever seriously weaken. What now are the centripetal forces against which these inducements contend?

11To the level of such upper story pavements as Sir F. Bramwell has proposed for the new Holborn to Strand Street, for example.
12I have said nothing in this chapter, devoted to locomotion, of the coming invention of flying. This is from no disbelief in its final practicability, nor from any disregard of the new influences it will bring to bear upon mankind. But I do not think it at all probable that aeronautics will ever come into play as a serious modification of transport and communication – the main question here under consideration. Man is not, for example, an albatross, but a land biped, with a considerable disposition towards being made sick and giddy by unusual motions, and however he soars he must come to earth to live. We must build our picture of the future from the ground upward; of flying – in its place.
13It is true that many scholars estimate a high-water mark for the Roman population in excess of two millions; and one daring authority, by throwing out suburbs ad libitum into the Campagna, suburbs of which no trace remains, has raised the two to ten. The Colosseum could, no doubt, seat over 80,000 spectators; the circuit of the bench frontage of the Circus Maximus was very nearly a mile in length, and the Romans of Imperial times certainly used ten times as much water as the modern Romans. But, on the other hand, habits change, and Rome as it is defined by lines drawn at the times of its greatest ascendancy – the city, that is, enclosed by the walls of Aurelian and including all the regiones of Augustus, an enclosure from which there could have been no reason for excluding half or more of its population – could have scarcely contained a million. It would have packed very comfortably within the circle of the Grands Boulevards of Paris – the Paris, that is, of Louis XIV., with a population of 560,000; and the Rome of to-day, were the houses that spread so densely over the once vacant Campus Martius distributed in the now deserted spaces in the south and east, and the Vatican suburb replaced within the ancient walls, would quite fill the ancient limits, in spite of the fact that the population is under 500,000. But these are incidental doubts on a very authoritative opinion, and, whatever their value, they do not greatly affect the significance of these new great cities, which have arisen all over the world, as if by the operation of a natural law, as the railways have developed.
14It will be plain that such towns must have clearly defined limits of population, dependant finally on the minimum yearly produce of the district they control. If ever they rise above that limit the natural checks of famine, and of pestilence following enfeeblement, will come into operation, and they will always be kept near this limit by the natural tendency of humanity to increase. The limit would rise with increasing public intelligence, and the organization of the towns would become more definite.
15I owe the fertilizing suggestion of this general principle to a paper by Grant Allen that I read long ago in Longman's Magazine.
16It is worth remarking that in 1801 the density of population in the City of London was half as dense again as that of any district, even of the densest "slum" districts, to-day.
17Be it noted that the phrase "available area" is used, and various other modifying considerations altogether waived for the present.
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