Following the 2010/2011 Canterbury (New Zealand) earthquakes the seismic design of buildings with precast concrete panels has received significant attention. Although this form of construction generally performed adequately in Christchurch, there were a considerable number of precast concrete panel connection failures. This observation prompted a review of more than 4700 panel details to establish representative details used in both existing and new multi-storey and low rise industrial precast concrete buildings. The detailing and quantity of each reviewed connection type in the sampled data is reported, and advantages and potential deficiencies of each connection type are discussed. Following the Canterbury earthquakes, it was observed that brittle failure had occurred in some grouted metal duct connections used for precast concrete wall panels, resulting in recommendations for more robust detailing of this connection type. A set of experimental tests was subsequently performed to investigate the in-plane seismic behaviour of precast concrete wall panel connections. This testing comprised of seven reversed cyclic in-plane tests of fullscale precast concrete wall panels having wall-to-foundation grouted metal duct connections. Walls with existing connection detailing were found to perform adequately when carrying low axial loads, but performance was found to be less satisfactory as the axial load and wall panel length increased. The use of new recommended detailing was observed to prevent brittle connection response and to improve the robustness of the reinforcement splice. A parametric investigation was conducted using the finite element method to predict the failure mode of metal duct connections. From the results of the parametric study on metal duct connections it was identified that there were three possible failure modes, being reinforcement fracture, concrete spalling without metal duct pull out, and concrete spalling with metal duct pull-out. An alternative simple analytical method was proposed in order to determine the type of connection failure without using a time-consuming finite element method. Grouted sleeves inserts are an alternative connector that is widely used to connect wall panels to the foundations. The two full-scale wall panels were subjected to reversed cyclic in-plane demands until failure of either the connection or the wall panel. Wall panel failure was due to a combination of connection reinforcement pulling-out from the coupler and reinforcement fracture. In addition, non-embedded grouted sleeve tests filled with different quality of grout were conducted by subjecting these coupler assemblages to cyclic and monotonic forces.
Research following the 2010-2011 Canterbury earthquakes investigated the minimum vertical reinforcement required in RC walls to generate well distributed cracking in the plastic hinge region. However, the influence of the loading sequence and rate has not been fully addressed. The new minimum vertical reinforcement limits in NZS 3101:2006 (Amendment 3) include consideration of the material strengths under dynamic load rates, but these provisions have not been validated at a member or system level. A series of tests were conducted on RC prisms to investigate the effect of loading rate and sequence on the local behaviour of RC members. Fifteen axially loaded RC prisms with the designs representing the end region of RC walls were tested under various loading rates to cover the range of pseudo-static and earthquake loading scenarios. These tests will provide substantial data for understanding the local behaviour of RC members, including hysteretic load-deformation behaviour, crack patterns, failure mode, steel strain, strain rate and ductility. Recommendations will be made regarding the effect of loading rate and reinforcement content on the cracking behaviour and ductility of RC members.
Very little research exists on total house seismic performance. This testing programme provides stiffness and response data for five houses of varying ages including contributions of non-structural elements. These light timber framed houses in Christchurch, New Zealand had minor earthquake damage from the 2011 earthquakes and were lateral load tested on site to determine their strength and stiffness, and preliminary damage thresholds. Dynamic characteristics were also investigated. Various loading schemes were utilised including quasi-static loading above the foundation, unidirectional loading through the floor diaphragm, cyclic quasi-static loading and snapback tests. Dynamic analysis on two houses provided the seismic safety levels of post-quake houses with respect to local hazard levels. Compared with New Zealand Building Standards all the tested houses had an excess of strength, damage is a significant consideration in earthquake resilience and was observed in all of the houses. A full size house laboratory test is proposed.
This paper begins with a discussion of the history of negligent manslaughter in New Zealand and its development from the standard of ordinary negligence to the current test of a “major departure” from the expected standard of care, as set out under s 150A of the Crimes Act 1961. The paper then examines failings in s 150A’s current application, arguing that the “major departure” test has created injustices due to its strictly objective nature. Two examples of this are discussed in-depth, Bawa-Garba v R (UK) where a doctor was convicted of grossly negligent manslaughter for the death of her patient; and the decision not to prosecute the negligent engineers of the CTV building which collapsed in the Christchurch earthquake of 2011. The paper discusses three potential resolutions moving forward. It concludes that a more subjective interpretation of the wording of s 150A, which takes account of circumstances excusing or condemning a defendant’s conduct, would prevent future injustices and be a reasonably open interpretation on the wording of s 150A.
The assessment of damage and remaining capacity after an earthquake is an immediate measure to determine whether a reinforced concrete (RC) building is usable and safe for occupants. The recent Christchurch earthquake (22 February 2011) caused a uniquely severe level of structural damage to modern buildings, resulting in extensive damage to the building stock. About 60% of damaged multistorey concrete buildings (3 storeys and up) were demolished after the earthquake, and the cost of reconstruction amounted to 40 billion NZD. The aftermath disclosed issues of great complexities regarding the future of the RC buildings damaged by the earthquakes. This highlighted the importance of post-event decision-making, as the outcome will allow the appropriate course of action—demolition, repair or acceptance of the existing building—to be considered. To adopt the proper strategy, accurate assessment of the residual capacity and the level of damage is required. This doctoral dissertation aims to assess the damage and remaining capacity at constituent material and member level (i.e., concrete material and beams) through a systematic approach in an attempt to address part of an existing gap in the available literature. Since the residual capacity of RC members is not unique and depends on previously applied loading history, post-event residual capacity in this study was assessed in terms of fraction of fatigue life (i.e., the number of cycles required to failure). This research comprises three main parts: (1) residual capacity and damage assessment at material level (i.e., concrete), (2) post-yield bond deterioration and damage assessment at the interface of steel and concrete, and, finally, (3) residual capacity and damage assessment at member level (i.e., RC beam). The first part of this research focused on damage assessment and the remaining capacity of concrete from a material point of view. It aimed to employ appropriate and reliable durability-based testing and image-detection techniques to quantify deterioration in the mechanical properties of concrete on the basis that stress-induced damage occurred in the microstructural system of the concrete material. To this end, in the first phase, a feasibility study was conducted in which a combination of oxygen permeability, electrical resistivity and porosity tests were assessed to determine if they were robust and reliable enough to reveal damage which occurred in the microstructural system of concrete. The results, in terms of change in permeability, electrical resistivity and porosity features of disk samples taken from the middle third of damaged concrete cylinders (200 mm × 100 mm) monotonically pre-loaded to 50%, 70%, 90% and 95% of the ultimate strength (f′c), showed the permeability test is a reliable tool to identify the degree of damage, due to its high sensitivity to the load-induced microcracking. In parallel, to determine the residual capacity, the companion damaged concrete cylinders already loaded to the same level of compressive strength were reloaded up to failure. Comparing the stress–strain relationship of damaged concrete with intact material, it was also found that the strain capacity of the reloaded pre-damaged concrete cylinders decreases while strength remained virtually unchanged. In the second phase of the first part, a fluorescent microscopy technique was used to assess the damage and develop a correlation between material degradation, by virtue of the geometrical features, and damage to the concrete. To account for the effect of confinement and cyclic loading, in the third phase, the residual capacity and damage assessment of unconfined and GFRP confined concrete cylinders subjected to low-cycle fatigue loading, was investigated. Similar to the first phase, permeability testing technique was used to provide an indirect evaluation of fatigue damage. Finally, in the fourth phase of the first part, the suitability of permeability testing technique to assess damage was evaluated for cored concrete taken from three types of RC members: columns, beams and a beam-column joint. In view of the fact that the composite action of an RC member is highly dependent on the bond between reinforcement and surrounding concrete, understanding the deterioration of the bond in the post-yield range of strain in steel was crucial to assess damage at member level. Therefore, in the second phase of this research, a state-of-the- art distributed fibre optic strain sensor system (DFOSSS) system was used to evaluate bond deterioration in a cantilever RC beam subjected to monotonic lateral loading. The technology allowed the continuous capture of strain, every 2.6 mm along the length, in both reinforcing bars and cover concrete. The strain profile provided a basis by which the slip, axial stress and bond stress distributions were then established. In the third part, the study focused on the damage assessment and residual capacity of seven half-scale RC beams subjected to a constant-amplitude cyclic loading protocol. In the first stage, the structural performances of three specimens under constant-amplitude fatigue at 1%, 2% and 4% chord rotation (drift) were examined. In parallel, the number of cycles to failure, degradation in strength, stiffness and energy dissipation were characterized. In the second stage, four RC beams were subjected to loading up to 70% and 90% of their fatigue life, at 2% and 4% drift, and then monotonically pulled up to failure. To determine the residual flexural capacity, the lateral force–displacement results of pre-damaged specimens were compared with an undamaged specimen subjected to only monotonic loading. The study showed significant losses in strength, deformability, stiffness and energy dissipation capacity. A nonlinear finite element analysis (FEA) using concrete damage plasticity (CDP) model was also conducted in ABAQUS to numerically investigate the behaviour of the tested specimen. The results of the FE simulations indicated a reasonable response compared with the behaviour of the test specimen in terms of force–displacement and cracking pattern. During the Christchurch earthquake it was observed that the loading history has a significant influence on structural responses. While in conventional pseudo-static loading protocol, internal forces can be redistributed along the plastic length: there is little chance for structures undergoing high initial loading amplitude to redistribute pertinent stresses. As a result, in the third phase of this part, the effect of high rate of loading on the behaviour of seismically designed RC beams was investigated. Two half-scale cantilever RC beams were subjected to similar constant-amplitude cyclic loading at 2% and 4% drifts, but at a rate of 500 mm/s. Due to the incapability of conventional measuring techniques, a motion-tracking system was employed for data acquisition with the high-speed tests. The effect of rate of loading on the fatigue life of specimens (i.e., the number of cycles required to failure), secant stiffness, failure mode, cracking pattern, beam elongations and bar fracture surface were analysed. Integrating the results of all parts of this research has resulted in a better understanding of residual capacity and the development of damage at both the material and member level by using a low-cycle fatigue approach.
This thesis explores the discussions and perspectives of Christchurch secondary school students in regards to their particular experiences and engagement with Anzac. In this thesis I seek to rigorously and robustly examine these viewpoints through semi-structured focus group interviews and thematic analysis. I seek to situate these youth perspectives within wider debates around Anzac mythology and Anzac resurgence in New Zealand which often do not represent the youth outlook. These debates are seen, on the one hand, to present a resurgence of youth engagement with Anzac and, on the other hand, to present the idea that Anzac has become an exclusionary myth which distorts Australians’ and New Zealanders’ understanding of wider Anzac experiences and educates them in a narrow, militarised way. Youth engagement with Anzac was not something which could be solely situated under either of these debates and, instead, it was seen to be multifaceted and made up of unique ideas and elements. The youth in my study acknowledged that their Anzac education did have mythic elements which made it hard for them to engage with Anzac despite the fact that they were actually interested in learning and understanding it. These mythic elements were the idea that Anzac is taught as a ‘simple narrative’ which does not allow room for critique, that it emphasises a link between Anzac and national identity, that it disregards many alternative Anzac experiences and that it presents a particular New Zealand identity to internalise. These students responded to their mythic Anzac education in a very active way, and instead of accepting it as truth, they were able to have constructive and critical conversations about their education and push against parts of it which they found to be too narrow or skewed in particular directions based on gender, ethnicity and national identity. The students were not passive vessels which internalised their Anzac education as fact; instead, they were able to acknowledge the mythic elements of their education and its negative influence in the classroom. This thesis went further in exploring what factors were seen to enhance this active process of critique and provide students with alternative knowledge and perspectives about Anzac. These factors were ancestral ties to Anzac, research into personal Anzac stories and experiences, unassessed educational units, centenary discussions, an understanding of hardship through the earthquakes and alternative perspectives of the Anzac experience through access to the internet. These factors presented a broader understanding of Anzac perspectives and experiences and students believed that if the mythic elements of their education could be revised and these elements encouraged then their engagement with Anzac would continue long into the future.
Reinforced concrete buildings that satisfied modern seismic design criteria generally behaved as expected during the recent Canterbury and Kaikoura earthquakes in New Zealand, forming plastic hinges in intended locations. While this meant that life-safety performance objectives were met, widespread demolition and heavy economic losses took place in the aftermath of the earthquakes.The Christchurch central business district was particularly hard hit, with over 60% of the multistorey reinforced concrete buildings being demolished. A lack of knowledge on the post-earthquake residual capacity of reinforced concrete buildings was a contributing factor to the mass demolition.Many aspects related to the assessment of earthquake-damaged reinforced concrete buildings require further research. This thesis focusses on improving the state of knowledge on the post earthquakeresidual capacity and reparability of moderately damaged plastic hinges, with an emphasis on plastic hinges typical of modern moment frame structures. The repair method focussed on is epoxy injection of cracks and patching of spalled concrete. A targeted test program on seventeen nominally identical large-scale ductile reinforced concrete beams, three of which were repaired by epoxy injection following initial damaging loadings, was conducted to support these objectives. Test variables included the loading protocol, the loading rate, and the level of restraint to axial elongation.The information that can be gleaned from post-earthquake damage surveys is investigated. It is shown that residual crack widths are dependent on residual deformations, and are not necessarily indicative of the maximum rotation demands or the plastic hinge residual capacity. The implications of various other types of damage typical of beam and column plastic hinges are also discussed.Experimental data are used to demonstrate that the strength and deformation capacity of plastic hinges with modern seismic detailing are often unreduced as a result of moderate earthquake induced damage, albeit with certain exceptions. Special attention is given to the effects of prior yielding of the longitudinal reinforcement, accounting for the low-cycle fatigue and strain ageing phenomena. A material-level testing program on the low-cycle fatigue behaviour of grade 300E reinforcing steel was conducted to supplement the data available in the literature.A reduction in stiffness, relative to the initial secant stiffness to yield, occurs due to moderate plastic hinging damage. This reduction in stiffness is shown to be correlated with the ductility demand,and a proposed model gives a conservative lower-bound estimate of the residual stiffness following an arbitrary earthquake-type loading. Repair by epoxy injection is shown to be effective in restoring the majority of stiffness to plastic hinges in beams. Epoxy injection is also shown to have implications for the residual strength and elongation characteristics of repaired plastic hinges.
This panel discussion was presented by Sati Ravichandiren, President (Student Volunteer Army) The Canterbury Earthquakes Symposium, jointly hosted by the Department of the Prime Minister and Cabinet and the Christchurch City Council, was held on 29-30 November 2018 at the University of Canterbury in Christchurch. The purpose of the event was to share lessons from the Canterbury earthquakes so that New Zealand as a whole can be better prepared in future for any similar natural disasters. Speakers and presenters included Greater Christchurch Regeneration Minister, Hon Dr Megan Woods, Christchurch Mayor, Lianne Dalziel, Ngāi Tahu chief executive, Arihia Bennett, head of the public inquiry into EQC, Dame Sylvia Cartwright, urban planner specialising in disaster recovery and castrophe risk management, Dr Laurie Johnson; Christchurch NZ chief executive and former Press editor, Joanna Norris; academic researcher and designer, Barnaby Bennett; and filmmaker, Gerard Smyth. About 300 local and national participants from the public, private, voluntary sectors and academia attended the Symposium. They represented those involved in the Canterbury recovery effort, and also leaders of organisations that may be impacted by future disasters or involved in recovery efforts. The focus of the Symposium was on ensuring that we learn from the Canterbury experience and that we can apply those learnings.
Creativity that is driven by a need for physical or economic survival, which disasters are likely to inspire, raises the question of whether such creativity fits with conventional theories and perspectives of creativity. In this paper we use the opportunity afforded by the 2010-2013 Christchurch, New Zealand earthquakes to follow and assess the creative practices and responses of a number of groups and individuals. We use in-depth interviews to tease out motivations and read these against a range of theoretical propositions about creativity. In particular, we focus on the construct of “elite panic” and the degree to which this appeared to be evident in the Christchurch earthquakes context. Bureaucratic attempts to control or limit creativity were present but they did not produce a completely blanket dampening effect. Certain individuals and groups seemed to be pre-equipped to navigate or ignore potential blocks to creativity. We argue, using Geir Kaufmann’s novelty-creativity matrix and aspects of Teresa Amabile’s and Michael G. Pratt’s revised componential theory of creativity that a special form of disaster creativity does exist.
On 4 September 2010, a 7.1 magnitude earthquake struck near Darfield, 40 kilometres west of Christchurch, New Zealand. The quake caused significant damage to land and buildings nearby, with damage extending to Christchurch city. On 22 February 2011, a 6.3 magnitude earthquake struck Christchurch, causing extensive and significant damage across the city and with the loss of 185 lives. Years on from these events, occasional large aftershocks continue to shake the region.
Two main entomological collections were situated within close proximity to the 2010/11 Canterbury earthquakes. The Lincoln University Entomology Research Collection, which is housed on the 5th floor of a 7 storey building, was 27.5 km from the 2010 Darfield earthquake epicentre. The Canterbury Museum Entomology Collection, which is housed in the basement of a multi-storeyed heritage building, was 10 km from the 2011 Christchurch earthquake epicentre. We discuss the impacts of the earthquakes on these collections, the causes of the damage to the specimens and facilities, and subsequent efforts that were made to prevent further damage in the event of future seismic events. We also discuss the wider need for preparedness against the risks posed by natural disasters and other catastrophic events.
Canterbury Earthquakes Symposium - Social Recovery 101 – Waimakariri District Council's social recovery framework and lessons learnt from the Greater Christchurch earthquakes This panel discussion was presented by Sandra James, Director (Connecting People) The Canterbury Earthquakes Symposium, jointly hosted by the Department of the Prime Minister and Cabinet and the Christchurch City Council, was held on 29-30 November 2018 at the University of Canterbury in Christchurch. The purpose of the event was to share lessons from the Canterbury earthquakes so that New Zealand as a whole can be better prepared in future for any similar natural disasters. Speakers and presenters included Greater Christchurch Regeneration Minister, Hon Dr Megan Woods, Christchurch Mayor, Lianne Dalziel, Ngāi Tahu chief executive, Arihia Bennett, head of the public inquiry into EQC, Dame Sylvia Cartwright, urban planner specialising in disaster recovery and castrophe risk management, Dr Laurie Johnson; Christchurch NZ chief executive and former Press editor, Joanna Norris; academic researcher and designer, Barnaby Bennett; and filmmaker, Gerard Smyth. About 300 local and national participants from the public, private, voluntary sectors and academia attended the Symposium. They represented those involved in the Canterbury recovery effort, and also leaders of organisations that may be impacted by future disasters or involved in recovery efforts. The focus of the Symposium was on ensuring that we learn from the Canterbury experience and that we can apply those learnings.
Canterbury Earthquakes Symposium - Ōtautahi creative spaces: Strengthening the recovery context through a collective arts-based approach This panel discussion was presented by Dr Catherine Savage, Director (Ihi Research) and Kim Morton, Director (Ihi Research) The Canterbury Earthquakes Symposium, jointly hosted by the Department of the Prime Minister and Cabinet and the Christchurch City Council, was held on 29-30 November 2018 at the University of Canterbury in Christchurch. The purpose of the event was to share lessons from the Canterbury earthquakes so that New Zealand as a whole can be better prepared in future for any similar natural disasters. Speakers and presenters included Greater Christchurch Regeneration Minister, Hon Dr Megan Woods, Christchurch Mayor, Lianne Dalziel, Ngāi Tahu chief executive, Arihia Bennett, head of the public inquiry into EQC, Dame Sylvia Cartwright, urban planner specialising in disaster recovery and castrophe risk management, Dr Laurie Johnson; Christchurch NZ chief executive and former Press editor, Joanna Norris; academic researcher and designer, Barnaby Bennett; and filmmaker, Gerard Smyth. About 300 local and national participants from the public, private, voluntary sectors and academia attended the Symposium. They represented those involved in the Canterbury recovery effort, and also leaders of organisations that may be impacted by future disasters or involved in recovery efforts. The focus of the Symposium was on ensuring that we learn from the Canterbury experience and that we can apply those learnings.
Nowadays the telecommunication systems’ performance has a substantial impact on our lifestyle. Their operationality becomes even more substantial in a post-disaster scenario when these services are used in civil protection and emergency plans, as well as for the restoration of all the other critical infrastructure. Despite the relevance of loss of functionality of telecommunication networks on seismic resilience, studies on their performance assessment are few in the literature. The telecommunication system is a distributed network made up of several components (i.e. ducts, utility holes, cabinets, major and local exchanges). Given that these networks cover a large geographical area, they can be easily subjected to the effects of a seismic event, either the ground shaking itself, or co-seismic events such as liquefaction and landslides. In this paper, an analysis of the data collected after the 2010-2011 Canterbury Earthquake Sequence (CES) and the 2016 Kaikoura Earthquake in New Zealand is conducted. Analysing these data, information gaps are critically identified regarding physical and functional failures of the telecommunication components, the timeline of repair/reconstruction activities and service recovery, geotechnical tests and land planning maps. Indeed, if these missing data were presented, they could aid the assessment of the seismic resilience. Thus, practical improvements in the post-disaster collection from both a network and organisational viewpoints are proposed through consultation of national and international researchers and highly experienced asset managers from Chorus. Finally, an outline of future studies which could guide towards a more resilient seismic performance of the telecommunication network is presented.
Geospatial liquefaction models aim to predict liquefaction using data that is free and readily-available. This data includes (i) common ground-motion intensity measures; and (ii) geospatial parameters (e.g., among many, distance to rivers, distance to coast, and Vs30 estimated from topography) which are used to infer characteristics of the subsurface without in-situ testing. Since their recent inception, such models have been used to predict geohazard impacts throughout New Zealand (e.g., in conjunction with regional ground-motion simulations). While past studies have demonstrated that geospatial liquefaction-models show great promise, the resolution and accuracy of the geospatial data underlying these models is notably poor. As an example, mapped rivers and coastlines often plot hundreds of meters from their actual locations. This stems from the fact that geospatial models aim to rapidly predict liquefaction anywhere in the world and thus utilize the lowest common denominator of available geospatial data, even though higher quality data is often available (e.g., in New Zealand). Accordingly, this study investigates whether the performance of geospatial models can be improved using higher-quality input data. This analysis is performed using (i) 15,101 liquefaction case studies compiled from the 2010-2016 Canterbury Earthquakes; and (ii) geospatial data readily available in New Zealand. In particular, we utilize alternative, higher-quality data to estimate: locations of rivers and streams; location of coastline; depth to ground water; Vs30; and PGV. Most notably, a region-specific Vs30 model improves performance (Figs. 3-4), while other data variants generally have little-to-no effect, even when the “standard” and “high-quality” values differ significantly (Fig. 2). This finding is consistent with the greater sensitivity of geospatial models to Vs30, relative to any other input (Fig. 5), and has implications for modeling in locales worldwide where high quality geospatial data is available.
Farming and urban regions are impacted by earthquake disasters in different ways, and feature a range of often different recovery requirements. In New Zealand, and elsewhere, most earthquake impact and recovery research is urban focused. This creates a research deficit that can lead to the application of well-researched urban recovery strategies in rural areas to suboptimal effect. To begin to reduce this deficit, in-depth case studies of the earthquake impacts and recovery of three New Zealand farms severely impacted by the 14th November 2016, M7.8 Hurunui-Kaikōura earthquake were conducted. The initial earthquake, its aftershocks and coseismic hazards (e.g., landslides, liquefaction, surface rupture) affected much of North Canterbury, Marlborough and the Wellington area. The three case study farms were chosen to broadly represent the main types of farming and topography in the Hurunui District in North Canterbury. The farms were directly and indirectly impacted by earthquakes and related hazards. On-farm infrastructure (e.g., woolsheds, homesteads) and essential services (e.g., water, power), frequently sourced from distributed networks, were severely impacted. The earthquake occurred after two years of regional drought had already stressed farm systems and farmers to restructuring or breaking point. Cascading interlinked hazards stemming from the earthquakes and coseismic hazards continued to disrupt earthquake recovery over a year after the initial earthquake. Semi-structured interviews with the farmers were conducted nine and fourteen months after the initial earthquake to capture the timeline of on-going impacts and recovery. Analysis of both geological hazard data and interview data resulted in the identification of key factors influencing farm level earthquake impact and recovery. These include pre-existing conditions (e.g., drought); farm-specific variations in recovery timelines; and resilience strategies for farm recovery resources. The earthquake recovery process presented all three farms with opportunities to change their business plans and adapt to mitigate on-going and future risk.
This study is a qualitative investigation into the decision-making behaviour of commercial property owners (investors and developers) who are rebuilding in a city centre after a major disaster. In 2010/2011, Christchurch, the largest city in the South Island of New Zealand, was a site of numerous earthquakes. The stronger earthquakes destroyed many buildings and public infrastructure in the commercial inner city. As a result, affected property owners lost all or most of their buildings, a significant proportion of which were old and in the last phase of their life span. They had to negotiate pay-outs with insurance companies and decide, once paid out, whether they should rebuild in Christchurch or sell up and invest elsewhere. The clear majority of those who decided to reinvest in and rebuild the city are ‘locals’, almost all of whom had no prior experience of property development. Thus, in a post-disaster environment, most of these property owners have transitioned from being just being passive investors to active property developers. Their experience was interpreted using primary data gathered from in-depth and semi-structured interviews with twenty-one “informed property people” who included commercial property owners; property agents or consultants; representatives of public-sector agencies and financial institutions. The study findings showed that the decision-making behaviour of property investors and developers rebuilding after a major disaster did not necessarily follow a strict financial or profit motive as prescribed in the mainstream or neo-classical economics property literature. Rather, their decision-making behaviour has been largely shaped by emotional connections and external factors associated with their immediate environment. The theoretical proposition emerging from this study is that after a major disaster, local urban property owners are faced with two choices “to stay” or “to go”. Those who decide to stay and rebuild are typically very committed individuals who have a feeling of ownership, belonging and attachment to the city in which they live and work. These are people who will often take the lead in commercial property development, proactively making decisions and seeking positive investment outcomes for themselves which in turn result in revitalised commercial urban precincts.
