Diverse Density proposes an alternative housing strategy to the idealistic top-down process of housing development. The term ‘Top – down’ refers to a situation in which decisions are made by a few people in authority rather than by the people who are affected by the decisions (Cambridge). Problems/Position/Question: New Zealand’s urban housing is in a period of flux. Pressures of densification have permitted the intervention of medium density housing development schemes but these are not always successful. These typically top-down processes often result in internally focused design schemes that do not adhere to their specific context. The subsequent design outcomes can cause detrimental impacts to the local, urban and architectural conditions. With vast quantities of council regulations, building restrictions and design guidelines clouding over the housing sector, commonly referred to as ‘red tape’, occupant participation in the housing development sector is dwindling. A boundless separation between top-down and traditional housing processes has occurred and our existing neighbourhoods and historic architectural character are taking on the brunt of the problem. The thought-provoking, alternative housings strategies of key research theorists Alejandro Aravena and John Habraken frame positions that challenge contemporary densification methods with an alternative strategy. This position is addressed by endeavoring to answer; How can demands for denser housing achieve dynamic design responses that adhere to changes in occupancy, function and local site conditions? Aim: The aim of this thesis is to challenge New Zealand’s current housing densification methods by proposing an alternative densification strategy. Explicit devotion will be attributed to opposing top-down building developments. Secondly, this thesis aims to test a speculative site-specific housing model. The implementation of a Christchurch housing scenario will situate an investigative study to test the strategy and its ability to stimulate greater diversity, site responsiveness, functional adaptability and occupancy permutation. The post-earthquake housing conditions of Christchurch provide an appropriate scenario to test and implement design-led investigations. Objectives: The primary objectives of this design-led research investigation it to challenge the idealistic top-down method of developing density with a new method to: - Develop contextual architectural cohesion - Encourage residential diversity - Reinvigorate architectural autonomy - Respond to, and recognise, existing site conditions - Develop a housing model that: - Adapts to occupant functionality preferences - Caters to occupancy diversity - Achieves contextual responsiveness The proposition is addressed through a speculative design-led scenario study. A well-established Christchurch urban environment is adopted to implement and critique the envisioned alternative strategy. Development of the designs responsiveness, adaptability, and functionality produce a prototype housing model that actively adheres to its particular context. Implication: The implications of this research would be an alternative densification strategy to perceive the advancement of punctual assessment of building compliance. With accelerated building processes, the research may have implications for addressing New Zealand’s housing crisis whilst simultaneously providing diverse, personable and responsive architectural solutions. A more dynamic, up-to-date and responsive housing development sector would be informed.
This thesis revisits the topic of earthquake recovery in Christchurch City more than a decade after the Canterbury earthquakes. Despite promising visions of a community reconnected and a sustainable and liveable city, significant portions of the city’s core – the Red Zone – remain dilapidated and “eerily empty”. At the same time, new developments in other areas have proven to be alienated or underutilised. Currently, the Canterbury Earthquake Recovery Authority’s plans for the rebuilding highlight the delivery of more residential housing to re-populate the city centre. However, prevalent approaches to housing development in Christchurch are ineffective for building an inclusive and active community. Hence, the central inquiry of the thesis is how the development of housing complexes can revitalise the Red Zone within the Christchurch city centre. The inquiry has been carried out through a research-through-design methodology, recognising the importance of an in-depth investigation that is contextualised and combined with the intuition and embodied knowledge of the designer. The investigation focuses on a neglected site in the Red Zone in the heart of Christchurch city, with significant Victorian and Edwardian Baroque heritage buildings, including Odeon Theatre, Lawrie & Wilson Auctioneers, and Sol Square, owned by The Regional Council Environment Canterbury. The design inquiry argues, develops, and is carried through a place-assemblage lens to housing development for city recovery, which recognizes the significance of socially responsive architecture that explores urban renewal by forging connections within the social network. Therefore, place-assemblage criteria and methods for developing socially active and meaningful housing developments are identified. Firstly, this thesis argues that co-living housing models are more focused on people relations and collective identity than the dominant developer-driven housing rebuilds, as they prioritise conduits for interaction and shared social meaning and practices. Secondly, the adaptive reuse of derelict heritage structures is proposed to reinvigorate the urban fabric, as heritage is seen to be conceived as and from a social assemblage of people. The design is realised by the principles outlined in the ICOMOS charter, which involves incorporating the material histories of existing structures and preserving the intangible heritage of the site by ensuring the continuity of cultural practices. Lastly, design processes and methods are also vital for place-sensitive results, which pay attention to the site’s unique characteristics to engage with local stakeholders and communities. The research explores place-assemblage methods of photographic extraction, the drawing of story maps, precedent studies, assemblage maps, bricolages, and paper models, which show an assembly of layers that piece together the existing heritage, social conduits, urban commons and housing to conceptualise the social network within its place.
<b>New Zealand has a housing crisis. High land prices and high construction costs have all contributed to unaffordable housing. Additionally, the New Zealand dream of the "quarter acre section" lifestyle that has encouraged urban sprawl throughout our major cities with increasingly unsustainable services, transport and road costs. New and exciting housing options need to be explored for urban areas. </b>
Christchurch is a city in New Zealand where urban sprawl has always been prevalent. In the wake of the 2010/2011 earthquakes sprawl increased further, relocating large suburban areas yet further away from the city centre. This has caused a greater reliance on cars, and a slower revival to the city.
Historically there is an aversion to higher density living. Perceived desirability is a large factor. The medium to high density solutions produced thus far have little regard for the concept of "home", with the use of substandard materials, and monotonous and repetitive design, and essentially falling short of addressing the needs of New Zealand's increasing population.
"A Home with a View" looks to address the needs of New Zealanders and Christchurch, through the individual tower-house within an overarching tower-housing neighbourhood development. The design as research thesis develops a medium density tower-housing neighbourhood as a mini city-scape, through the exploration of the tower-house as an intimate space to live and observe from.
Tower-housing has the potential to create a delightful, lively neighbourhood environment that contributes to quirky, new, and exciting housing options for New Zealand. The tower-house creates desire through unconventional lifestyle and highlights engaging solutions to an individual vertical housing type.
This research attempts to understand whether community resilience and perceived livability are influenced by housing typologies in Christchurch, New Zealand. Using recent resident surveys undertaken by the Christchurch City Council, two indexes were created to reflect livability and community resilience. Indicators used to create both indexes included (1) enjoyment living in neighbourhood (2) satisfaction with local facilities (3) safety walking and (4) safety using public transport, (5) sense of community (6) neighbour interactions, (7) home ownership and (8) civic engagement. Scores were attributed to 72 neighbourhoods across Christchurch –and each neighbourhood was classified in one of the following housing typologies; (1) earthquake damaged, (2) relatively undamaged, (3) medium density and (4) greenfield developments. Spatial analysis of index scores and housing classifications suggest housing typologies do influence resident’s perceived livability and community bonds to an extent. It was found that deprivation also had a considerable influence on these indexes as well as residential stability. These additional influences help explain why neighbourhoods within the same housing classification differ in their index scores. Based on these results, several recommendations have been made to the CCC in relation to future research, urban development strategies and suburb specific renewal projects. Of chief importance, medium density neighbourhoods and deprived neighbourhoods require conscious efforts to foster community resilience. Results indicate that community resilience might be more important than livability in having a positive influence on the lived experience of residents. While thoughtful design and planning are important, this research suggests geospatial research tools could enable better community engagement outcomes and planning outcomes, and this could be interwoven into proactive and inclusive planning approaches like placemaking.
At the conclusion of the 2010 and 2011 Canterbury earthquakes more than 5100 homes had been deemed unsafe for habitation. The land and buildings of these were labelled “red zoned” and are too badly damaged for remediation. These homes have been demolished or are destined for demolition. To assist the red zone population to relocate, central government have offered to ‘buy out’ home owners at the Governmental Value (GV) that was last reviewed in 2007. While generous in the economic context at the time, the area affected was the lowest value land and housing in Christchurch and so there is a capital shortfall between the 2007 property value and the cost of relocating to more expensive properties. This shortfall is made worse by increasing present day values since the earthquakes. Red zone residents have had to relocate to the far North and Western extremities of Christchurch, and some chose to move even further to neighbouring towns or cities. The eastern areas and commercial centres close to the red zone are affected as well. They have lost critical mass which has negatively impacted businesses in the catchments of the Red Zone. This thesis aims to repopulate the suburbs most affected by the abandonment of the red zone houses. Because of the relative scarcity of sound building sites in the East and to introduce affordability to these houses, an alternative method of development is required than the existing low density suburban model. Smart medium density design will be tested as an affordable and appropriate means of living. Existing knowledge in this field will be reviewed, an analysis of what East Christchurch’s key characteristics are will occur, and an examination of built works and site investigations will also be conducted. The research finds that at housing densities of 40 units per hectare, the spatial, vehicle, aesthetic needs of East Christchurch can be accommodated. Centralising development is also found to offer better lifestyle choices than the isolated suburbs at the edges of Christchurch, to be more efficient using existing infrastructure, and to place less reliance on cars. Stronger communities are formed from the outset and for a full range of demographics. Eastern affordable housing options are realised and Christchurch’s ever expanding suburban tendencies are addressed. East Christchurch presently displays a gaping scar of devastated houses that ‘The New Eastside’ provides a bandage and a cure for. Displaced and dispossessed Christchurch residents can be re-housed within a new heart for East Christchurch.
The quality of multi-owned residential buildings and the capability to maintain that quality into the future is important in preserving not only the monetary value of such housing (Lujanen, 2010) but also the quality of life for its residents. The aim of this paper is to examine the governance and decision-making rules and regulations as they relate to the undertaking of major repairs in multi-owned residential buildings in Finland and New Zealand with particular regard to the Finnish Limited Liability Housing Companies Act 2010 (LLHCA 2010) and the New Zealand Unit Titles Act 2010 (UTA 2010). Currently, major building repairs are topical issues in both countries; in Finland as a result of ageing buildings requiring major re-fitting of pipes and other infrastructure, and in New Zealand as a result of earthquake damage in Christchurch and Leaky Building Syndrome nationwide. Major repairs can be a significant financial burden to unit owners and collective decisions can be difficult to achieve. Interestingly, new legislation that governs multi-owned housing was enacted in both countries in 2010. The recent enactment of this legislation provides an opportunity to examine the UTA 2010 and LLHCA 2010 with regard to how they address major repairs, improvements in housing stock and the financing possibilities associated with these undertakings. More specifically this paper explores housing intensification (i.e. building up, out or alongside existing multi-owned residential buildings on commonly owned land) as a means of financing major repairs. The comparison of governance and decision-making in two different shared ownership systems with different histories and cultural contexts provides a chance to explore the possibilities and challenges that each country faces, and the potential to learn from each other’s practices and develop these further. In this regard the findings from this paper contribute to the academic literature (Bugden 2005; Easthope & Randolph 2009; Dupuis & Dixon 2010; Lujanen 2010; Easthope, Hudson & Randolph 2013) concerning to the governance of multi-owned housing as it relates to intensive housing development and its wider social and economic implications.
Using greater Christchurch as a case study, this research seeks to understand the key drivers of residential choice of families with children who live in recently developed, low-density greenfield subdivisions. In particular, the research examines the role that transport-related implications play in families’ choice of residence and location. It also explores the lived experience of the quotidian travel of these households, and the intrinsic value of their time in the car. While the research is situated in one particular location, it is designed to gain an understanding of urban processes and residents’ experiences of these as applicable to broader settings. Concerns about the pernicious environmental, fiscal, and wellbeing effects of sprawling urban form have been growing over the past few decades, inciting many cities including Christchurch to start shifting planning policies to try and achieve greater intensification and a denser development pattern. The 2010/2011 Christchurch earthquake sequence and its destruction of thousands of homes however created huge pressure for housing development, the bulk of which is now occurring on greenfield sites on the peripheries of Christchurch City and its neighbouring towns. Drawing on the insights provided by a wide body of both qualitative and quantitative literature on residential choice, transport and urban form, and mobilities literature as a basis, this research is interested in the attraction of these growing neighbourhoods to families, and puts the focus firmly on the attitudes, values, motivations, decisions, and lived experience of those who live in the growing suburbs of Christchurch.
The Canterbury earthquake sequence (2010-2011) was the most devastating catastrophe in New Zealand‘s modern history. Fortunately, in 2011 New Zealand had a high insurance penetration ratio, with more than 95% of residences being insured for these earthquakes. This dissertation sheds light on the functions of disaster insurance schemes and their role in economic recovery post-earthquakes. The first chapter describes the demand and supply for earthquake insurance and provides insights about different public-private partnership earthquake insurance schemes around the world. In the second chapter, we concentrate on three public earthquake insurance schemes in California, Japan, and New Zealand. The chapter examines what would have been the outcome had the system of insurance in Christchurch been different in the aftermath of the Canterbury earthquake sequence (CES). We focus on the California Earthquake Authority insurance program, and the Japanese Earthquake Reinsurance scheme. Overall, the aggregate cost of the earthquake to the New Zealand public insurer (the Earthquake Commission) was USD 6.2 billion. If a similar-sized disaster event had occurred in Japan and California, homeowners would have received only around USD 1.6 billion and USD 0.7 billion from the Japanese and Californian schemes, respectively. We further describe the spatial and distributive aspects of these scenarios and discuss some of the policy questions that emerge from this comparison. The third chapter measures the longer-term effect of the CES on the local economy, using night-time light intensity measured from space, and focus on the role of insurance payments for damaged residential property during the local recovery process. Uniquely for this event, more than 95% of residential housing units were covered by insurance and almost all incurred some damage. However, insurance payments were staggered over 5 years, enabling us to identify their local impact. We find that night-time luminosity can capture the process of recovery; and that insurance payments contributed significantly to the process of local economic recovery after the earthquake. Yet, delayed payments were less affective in assisting recovery and cash settlement of claims were more effective than insurance-managed repairs. After the Christchurch earthquakes, the government declared about 8000 houses as Red Zoned, prohibiting further developments in these properties, and offering the owners to buy them out. The government provided two options for owners: the first was full payment for both land and dwelling at the 2007 property evaluation, the second was payment for land, and the rest to be paid by the owner‘s insurance. Most people chose the second option. Using data from LINZ combined with data from Stats NZ, the fourth chapter empirically investigates what led people to choose this second option, and how peer effect influenced the homeowners‘ choices. Due to climate change, public disclosure of coastal hazard information through maps and property reports have been used more frequently by local government. This is expected to raise awareness about disaster risks in local community and help potential property owners to make informed locational decision. However, media outlets and business sector argue that public hazard disclosure will cause a negative effect on property value. Despite this opposition, some district councils in New Zealand have attempted to implement improved disclosure. Kapiti Coast district in the Wellington region serves as a case study for this research. In the fifth chapter, we utilize the residential property sale data and coastal hazard maps from the local district council. This study employs a difference-in-difference hedonic property price approach to examine the effect of hazard disclosure on coastal property values. We also apply spatial hedonic regression methods, controlling for coastal amenities, as our robustness check. Our findings suggest that hazard designation has a statistically and economically insignificant impact on property values. Overall, the risk perception about coastal hazards should be more emphasized in communities.
After a disaster, cities experience profound social and environmental upheaval. Current research on disasters describes this social disruption along with collective community action to provide support. Pre-existing social capital is recognised as fundamental to this observed support. This research examines the relationship between sense of place for neighbourhood, social connectedness and resilience. Canterbury residents experienced considerable and continued disruption following a large and protracted sequence of earthquakes starting in September 2010. A major aftershock on 22 February 2011 caused significant loss of life, destruction of buildings and infrastructure. Following this earthquake some suburbs of Christchurch showed strong collective action. This research examines the features of the built environment that helped to form this cooperative support. Data were collected through semi-structured interviews with 20 key informants followed by 38 participants from four case study suburbs. The objectives were to describe the community response of suburbs, to identify the key features of the built environment and the role of social infrastructure in fostering social connectedness. The last objective was to contribute to future planning for community resilience. The findings from this research indicated that social capital and community competence are significant resources to be called upon after a disaster. Features of the local environment facilitated the formation of neighbourhood connections that enabled participants to cope, manage and to collectively solve problems. These features also strengthened a sense of belonging and attachment to the home territory. Propinquity was important; the bumping and gathering places such as schools, small local shops and parks provided the common ground for meaningful pre-existing local interaction. Well-defined geography, intimate street typology, access to quality natural space and social infrastructure helped to build the local social connections and develop a sense of place. Resourceful individuals and groups were also a factor, and many are drawn to live near the inner city or more natural places. The features are the same well understood attributes that contribute to health and wellbeing. The policy and planning framework needs to consider broader social outcomes, including resilience in new and existing urban developments. The socio-political structures that provide access to secure and stable housing and local education should also be recognised and incorporated into local planning for resilience and the everyday.
