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.
Christchurch City Council (Council) is undertaking the Land Drainage Recovery Programme in order to assess the effects of the earthquakes on flood risk to Christchurch. In the course of these investigations it has become better understood that floodplain management should be considered in a multi natural hazards context. Council have therefore engaged the Jacobs, Beca, University of Canterbury, and HR Wallingford project team to investigate the multihazards in eastern areas of Christchurch and develop flood management options which also consider other natural hazards in that context (i.e. how other hazards contribute to flooding both through temporal and spatial coincidence). The study has three stages: Stage 1 Gap Analysis – assessment of information known, identification of gaps and studies required to fill the gaps. Stage 2 Hazard Studies – a gap filling stage with the studies identified in Stage 1. Stage 3 Collating, Optioneering and Reporting – development of options to manage flood risk. This present report is to document findings of Stage 1 and recommends the studies that should be completed for Stage 2. It has also been important to consider how Stage 3 would be delivered and the gaps are prioritised to provide for this. The level of information available and hazards to consider is extensive; requiring this report to be made up of five parts each identifying individual gaps. A process of identifying information for individual hazards in Christchurch has been undertaken and documented (Part 1) followed by assessing the spatial co-location (Part 2) and probabilistic presence of multi hazards using available information. Part 3 considers multi hazard presence both as a temporal coincidence (e.g. an earthquake and flood occurring at one time) and as a cascade sequence (e.g. earthquake followed by a flood at some point in the future). Council have already undertaken a number of options studies for managing flood risk and these are documented in Part 4. Finally Part 5 provides the Gap Analysis Summary and Recommendations to Council. The key findings of Stage 1 gap analysis are: - The spatial analysis showed eastern Christchurch has a large number of hazards present with only 20% of the study area not being affected by any of the hazards mapped. Over 20% of the study area is exposed to four or more hazards at the frequencies and data available. - The majority of the Residential Red Zone is strongly exposed to multiple hazards, with 86% of the area being exposed to 4 or more hazards, and 24% being exposed to 6 or more hazards. - A wide number of gaps are present; however, prioritisation needs to consider the level of benefit and risks associated with not undertaking the studies. In light of this 10 studies ranging in scale are recommended to be done for the project team to complete the present scope of Stage 3. - Stage 3 will need to consider a number of engineering options to address hazards and compare with policy options; however, Council have not established a consistent policy on managed retreat that can be applied for equal comparison; without which substantial assumptions are required. We recommend Council undertake a study to define a managed retreat framework as an option for the city. - In undertaking Stage 1 with floodplain management as the focal point in a multi hazards context we have identified that Stage 3 requires consideration of options in the context of economics, implementation and residual risk. Presently the scope of work will provide a level of definition for floodplain options; however, this will not be at equal levels of detail for other hazard management options. Therefore, we recommend Council considers undertaking other studies with those key hazards (e.g. Coastal Hazards) as a focal point and identifies the engineering options to address such hazards. Doing so will provide equal levels of information for Council to make an informed and defendable decision on which options are progressed following Stage 3.
