The 2010 and 2011 earthquakes have had a devastating impact on the city of Christchurch, New Zealand. The level of destruction has been especially evident in the central business district where it has been estimated over 1000 buildings have already been or will eventually require demolition. Although, contrary to expectations, most of the fatalities were in relatively modern buildings, the Victorian and Edwardian era building stock was especially hard hit in terms of property damage. Unfortunately this era and style of building were also the focus of the most successful inner city revitalisation projects to date. A major research project is now underway examining the impact on the earthquakes on one of these revitalisation areas. The first step is to examine the international literature on similar inner city revitalisation or gentrification areas and in particular the characteristics of owners and occupiers attracted to this type of environment. This is the focus of this paper.
New Zealand is one of the most highly urbanised countries in the world with well over 87 per cent of us living in 138 recognised urban centres, yet the number of people residing in inner city areas is proportionally very low. Householders have been exercising their preference for suburban or rural areas by opting for low density suburban environments. It is widely agreed that productivity and sustainability increase when people aggregate in the inner city, however there is a perceived trade-off between the density and liveability of an area. Achieving liveability in the inner city is concerned with reducing the pressures which emerge from higher population densities. Promoting inclusive societies, revitalising underutilised cityscapes, ensuring accessibility and fostering sense of place, are all elements essential to achieving liveable communities. The rebuild following the 2010 and 2011 Canterbury earthquakes provides Christchurch with an opportunity to shape a more environmentally sustainable, economically vibrant and liveable city. This research involves undertaking a case study of current inner city liveability measures and those provided for through the rebuild. A cross-case analysis with two of the world’s most liveable cities, Melbourne and Vancouver, exposes Christchurch’s potential shortcomings and reveals practical measures the city could implement in order to promote liveability.
The Christchurch earthquakes brought to an abrupt halt a process of adaptive reuse and gentrification that was underway in the south eastern corner of the central business district. The retail uses that were a key to the success of this area pre-earthquake could be characterised as small, owner operated, quirky, bohemian, chaotic and relatively low rent. This research reports on the progress of a long term, comprehensive case study that follows the progress of these retailers both before and after the earthquakes. Findings include the immediate post-earthquake intentions to resume business in the same location as soon as possible were thwarted by government imposed cordons of the CBD that were only lifted nearly three years later. But, businesses were resilient and generally reinvented themselves quickly in alternative suburban locations where government “rebuild” restrictions were absent. It remains to be seen if this type of retail will ever return to the CBD as government imposed plans and the rents demanded for retail space in new buildings appear to preclude small owner-operated businesses.
The major earthquakes of 2010 and 2011 brought to an abrupt end a process of adaptive reuse, revitalisation and gentrification that was underway in the early 20th century laneways and buildings located in the south eastern corner of the Christchurch Central Business District. Up until then, this location was seen as an exemplar of how mixed use could contribute to making the central city an attractive and viable alternative to the suburban living experience predominant in New Zealand.
This thesis is the result of a comprehensive case study of this “Lichfield Lanes” area, which involved in depth interviews with business owners, observation of public meetings and examination of documents and the revitalisation research literature. Findings were that many of the factors seen to make this location successful pre-earthquakes mirror the results of similar research in other cities. These factors include: the importance of building upon historic architecture and the eclectic spaces this creates; a wide variety of uses generating street life; affordable rental levels; plus the dangers of uniformity of use brought about by focussing on business types that pay the most rent. Also critical is co-operation between businesses to create and effectively market and manage an identifiable precinct that has a coherent style and ambience that differentiates the location from competing suburban malls. In relation to the latter, a significant finding of this project was that the hospitality and retail businesses key to the success of Lichfield Lanes were not typical and could be described as quirky, bohemian, chaotic, relatively low rent, owner operated and appealing to the economically important “Creative Class” identified by Richard Florida (2002) and others. In turn, success for many of these businesses can be characterised as including psychological and social returns rather than simply conventional economic benefits. This has important implications for inner city revitalisation, as it contrasts with the traditional focus of local authorities and property developers on physical aspects and tenant profitability as measures of success. This leads on to an important conclusion from this research, which is that an almost completely inverted strategy from that applied to suburban mall development, may be most appropriate for successful inner city revitalisation. It also highlights a disconnection between the focus and processes of regulatory authorities and the outcomes and processes most acceptable to the people likely to frequent the central city. Developers are often caught in the middle of this conflicted situation. Another finding was early commitment by businesses to rebuild the case study area in the same style, but over time this waned as delay, demolition, insurance problems, political and planning uncertainty plus other issues made participation by the original owners and tenants impossible or uneconomic. In conclusion, the focus of inner city revitalisation is too often on buildings rather than the people that use them and what they now desire from the central city.
The Building Act 2004 now requires Territorial Authorities (TAs) to have in place a policy setting out how they intend making existing buildings that would be unable to withstand a moderate earthquake safe for their occupiers. Many of the resultant policies developed by TAs have put in place mandatory upgrade requirements that will force owners to expend large amounts of capital on seismic upgrading of their buildings. The challenge for the property owners and TAs alike is to make such development work economic or the result will be wide scale demolition of old buildings. This has serious implications for both heritage conservation and inner city revitalisation plans that are based on existing heritage buildings. This paper sets out the issues and challenges for the seismic upgrading of buildings in New Zealand and puts forward some potential solutions
In the last two decades, the retail sector has experienced unprecedented upheaval, having severe implications for economic development and sustenance of traditional inner-city retail districts. In the city of Christchurch, New Zealand, this effect has been exacerbated by a series of earthquakes in 2010/2011 which destroyed much of the traditional retail precinct of the city. After extensive rebuild activity of the city’s infrastructure, the momentum of retailers returning to the inner city was initially sluggish but eventually gathered speed supported by increased international visitation. In early 2020, the return to retail normality came to an abrupt halt after the emergence of the COVID-19 pandemic. This study uses spending and transaction data to analyze the compounding impact of the earthquake’s aftermath, shift to online shopping, and the retail disruption in the Christchurch central retail precinct because of COVID-19. The findings illustrate how consumers through their spending respond to different types of external shocks, altering their consumption patterns and retail mode (offline and online) to cope with an ever-changing retail landscape. Each event triggers different spending patterns that have some similarities but also stark differences, having implications for a sustainable and resilient retail industry in Christchurch. Implications for urban retail precinct development are also discussed.
