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Research papers, The University of Auckland Library

Past earthquakes have consistently highlighted the vulnerabilities of the built environment. Current building codes, which focus primarily on life safety, fail to address the need for buildings to remain functional after a seismic event. The emerging concept of post-earthquake functional recovery aims to integrate recovery-based objectives into building codes. However, literature reveals a predominant focus on engineering parameters, with limited attention given to the perspectives of building users; a critical gap in understanding a building’s comprehensive functionality and path to functional recovery. Whilst structural integrity is essential, functionality following a disaster is not determined by physical stability alone. Thus, this study addresses this gap by exploring the perceptions and expectations of office building users (both tenants and property owners) regarding building functionality and post-earthquake functional recovery in New Zealand’s major urban centres: Wellington, Auckland, and Christchurch. A qualitative research strategy was employed, utilising interpretative phenomenological and grounded theory methods to develop insights from the lived experiences of twenty-six (26) participants. The study applied a systems thinking approach using a socio-technical systems (STS) framework to develop micro (single construct) and macro (multiple constructs) models of building-system functionality. The findings demonstrate that a building’s functionality is nuanced, multifaceted, and context dependent. It encompasses physical, economic, social, organisational, technical, regulatory, and environmental elements, and is ultimately determined by users’ specific needs and priorities. A key divergence emerged: whilst property owners prioritise economic and environmental factors, tenants focus on the socio-organisational aspect, viewing the physical workspace as an embodiment of corporate identity, culture, and values. Regarding expectations for post-earthquake functional recovery, the post-pandemic era has drastically reshaped outlooks. Unlike previous earthquakes, where tenants scrambled for any available space, there is now increased demand for flexibility due to the hybrid work model. The immediate return to an office following a major earthquake is now expected to support critical business functions, with essential services including power or a standby generator, technology to access files, water, as well as operations of air conditioning and elevators. By advancing socio-technical systems theory and elucidating building users’ perspectives for a building’s functionality and post-disaster functional recovery, this research provides evidence-based, social science insights to inform more holistic and effective risk governance in property and disaster risk management

Images, UC QuakeStudies

A close-up photograph of a sign about the Fisher's Building, with the words, "Making our mark. An architect's vision contributes to a transformation of the commercial heart of our city. Whether a building survives or becomes just a memory is part of the continually changing Central City. Fisher's Building".

Research papers, University of Canterbury Library

he 2016 Building (Earthquake Prone Building) Amendment Act aims to improve the system for managing earthquake-prone buildings. The proposed changes to the Act were precipitated by the Canterbury earthquakes, and the need to improve the seismic safety of New Zealand’s building stock. However, the Act has significant ramifications for territorial authorities, organisations and individuals in small New Zealand towns, since assessing and repairing heritage buildings poses a major cost to districts with low populations and poor rental returns on commercial buildings.

Research papers, Lincoln University

Lincoln University and CBRE, a commercial real estate service provider, have conducted research to investigate the impacts of the Canterbury earthquake on the commercial office market in Christchurch. The 22 February 2011 Canterbury earthquake had a devastating impact on Christchurch property with significant damage caused to land and buildings. As at January 2012, around 740 buildings have either been demolished or identified to be demolished in central Christchurch. On top of this, around 140 buildings have either been partially demolished or identified to be partially demolished. The broad aims of our research are to (i) examine the nature and extent of the CBD office relocation, (ii) identify the nature of the occupiers, (iii) determine occupier’s perceptions of the future: their location and space needs post the February earthquake, and the likelihood of relocating back to the CBD after the rebuild, and (iv) find out what occupiers see as the future of the CBD, and how they want this to look.

Research papers, The University of Auckland Library

During the 2010/2011 Canterbury earthquakes, Reinforced Concrete Frame with Masonry Infill (RCFMI) buildings were subjected to significant lateral loads. A survey conducted by Christchurch City Council (CCC) and the Canterbury Earthquake Recovery Authority (CERA) documented 10,777 damaged buildings, which included building characteristics (building address, the number of storeys, the year of construction, and building use) and post-earthquake damage observations (building safety information, observed damage, level of damage, and current state of the buildings). This data was merged into the Canterbury Earthquake Building Assessment (CEBA) database and was utilised to generate empirical fragility curves using the lognormal distribution method. The proposed fragility curves were expected to provide a reliable estimation of the mean vulnerability for commercial RCFMI buildings in the region http://www.13thcms.com/wp-content/uploads/2017/05/Symposium-Info-and-Presentation-Schedule.pdf VoR - Version of Record

Videos, UC QuakeStudies

A video of an address by Antony Gough, Managing Director of Hereford Holdings Ltd, at the 2014 Seismics and the City forum. This talk was part of the Building Opportunities section, and explored commercial development opportunities in Central Christchurch, the constraints, and what needs to be done.

Images, UC QuakeStudies

Copy of a file photograph captioned by Fairfax, "The New Zealand Express Company's new building, corner of Hereford Street and Manchester Street. Electric lighting, pumping, elevators, May & Otway's fire alarms, bells and telephones, supplied by Messrs Turnbull & Jones Ltd. Manchester courts MLC building from The Weekly Press 'New Zealand Exhibition Year Special Industrial & Commercial Number' December 1906".

Research papers, University of Canterbury Library

The Canterbury earthquakes in 2010 and 2011 had a significant impact on landlords and tenants of commercial buildings in the city of Christchurch. The devastation wrought on the city was so severe that in an unprecedented response to this disaster a cordon was erected around the central business district for nearly two and half years while demolition, repairs and rebuilding took place. Despite the destruction, not all buildings were damaged. Many could have been occupied and used immediately if they had not been within the cordoned area. Others had only minor damage but repairs to them could not be commenced, let alone completed, owing to restrictions on access caused by the cordon. Tenants were faced with a major problem in that they could not access their buildings and it was likely to be a long time before they would be allowed access again. The other problem was uncertainty about the legal position as neither the standard form leases in use, nor any statute, provided for issues arising from an inaccessible building. The parties were therefore uncertain about their legal rights and obligations in this situation. Landlords and tenants were unsure whether tenants were required to pay rent for a building that could not be accessed or whether they could terminate their leases on the basis that the building was inaccessible. This thesis looks at whether the common law doctrine of frustration could apply to leases in these circumstances, where the lease had made no provision. It analyses the history of the doctrine and how it applies to a lease, the standard form leases in use at the time of the earthquakes and the unexpected and extraordinary nature of the earthquakes. It then reports on the findings of the qualitative empirical research undertaken to look at the experiences of landlords and tenants after the earthquakes. It is argued that the circumstances of landlords and tenants met the test for the doctrine of frustration. Therefore, the doctrine could have applied to leases to enable the parties to terminate them. It concludes with a suggestion for reform in the form of a new Act to govern the special relationship between commercial landlords and tenants, similar to legislation already in place covering other types of relationships like those in residential tenancies and employment. Such legislation could provide dispute resolution services to enable landlords and tenants to have access to justice to determine their legal rights at all times, and in particular, in times of crisis.

Audio, Radio New Zealand

Base isolation has generally been considered an expensive system used mainly in commercial buildings to make them more earthquake resilient. Katy Gosset meets the University of Canterbury engineers who've developed a safe, low cost model that could work in our homes.

Research papers, University of Canterbury Library

A significant portion of economic loss from the Canterbury Earthquake sequence in 2010-2011 was attributed to losses to residential buildings. These accounted for approximately $12B of a total $40B economic losses (Horspool, 2016). While a significant amount of research effort has since been aimed at research in the commercial sector, little has been done to reduce the vulnerability of the residential building stock.

Research papers, Victoria University of Wellington

In the late 1960s the Wellington City Council surveyed all the commercial buildings in the city and marked nearly 200 as earthquake prone. The owners were given 15 years to either strengthen or demolish their buildings. The end result was mass demolition throughout the seventies and eighties.¹ Prompted by the Christchurch earthquakes, once again the council has published a list of over 630 earthquake prone buildings that need to be strengthened or demolished by 2030.²Of these earthquake prone buildings, the majority were built between 1880 and 1930, with 125 buildings appearing on the Wellington City Council Heritage Building List.³ This list accounts for a significant proportion of character buildings in the city. There is a danger that the aesthetic integrity of our city will be further damaged due to the urgent need to strengthen these buildings. Many of the building owners are resistant because of the high cost. By adapting these buildings to house co-workspaces, we can gain more than just the retention of the building’s heritage. The seismic upgrade provides the opportunity for the office space to be redesigned to suit changes in the ways we work. Through a design-based research approach this thesis proposes a framework that clarifies the process of adapting Wellington’s earthquake prone heritage buildings to accommodate co-working. This framework deals with the key concepts of program, structure and heritage. The framework is tested on one of Wellington’s earthquake prone heritage buildings, the Wellington Working Men’s Club, in order to demonstrate what can be gained from this strengthening process. ¹ Reid, J., “Hometown Boomtown,” in NZ On Screen (Wellington, 1983). ² Wellington City Council, List of Earthquake Prone Buildings as at 06/03/2017. (Wellington: Absolutely Positively Wellington. 2017). ³ ibid. 

Research papers, University of Canterbury Library

Many buildings with relatively low damage from the 2010-2011 Canterbury were deemed uneconomic to repair and were replaced [1,2]. Factors that affected commercial building owners’ decisions to replace rather than repair, included capital availability, uncertainty with regards to regional recovery, local market conditions and ability to generate cash flow, and repair delays due to limited property access (cordon). This poster provides a framework for modeling decision-making in a case where repair is feasible but replacement might offer greater economic value – a situation not currently modeled in engineering risk analysis.

Research papers, University of Canterbury Library

Paper 132 Recent advances in timber design at the University of Canterbury have led to new structural systems that are appropriate for a wide range of building types, including multi-storey commercial office structures. These buildings are competitive with more traditional construction materials in terms of cost, sustainability and structural performance. This paper provides seismic design recommendations and analytical modelling approaches, appropriate for the seismic design of post-tensioned coupled timber wall systems. The models are based on existing seismic design theory for precast post-tensioned concrete, modified to more accurately account for elastic deformation of the timber wall systems and the influence of the floor system. Experimental test data from a two storey post-tensioned timber building, designed, constructed and tested at the University of Canterbury is used to validate the analytical models.

Images, Alexander Turnbull Library

Photographs of central Christchurch after the 2010-2012 earthquakes taken 25 February 2012 by Sean McMahon. Locations are chiefly Manchester, Saint Asaph, Cashel, Columbo and Lichfield Streets, and the Bridge of Remembrance. Images show fencing around areas closed to the public, damaged and collapsed commercial buildings, cleared sites, re-opened Cashel Street area with shops and a cafe. Source of title - Title supplied by Library Quantity: 34 digital photograph(s).

Research papers, The University of Auckland Library

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

Research papers, University of Canterbury Library

Currently there is a worldwide renaissance in timber building design. At the University of Canterbury, new structural systems for commercial multistorey timber buildings have been under development since 2005. These systems incorporate large timber sections connected by high strength post-tensioning tendons, and timber-concrete composite floor systems, and aim to compete with existing structural systems in terms of cost, constructability, operational and seismic performance. The development of post-tensioned timber systems has created a need for improved lateral force design approaches for timber buildings. Current code provisions for seismic design are based on the strength of the structure, and do not adequately account for its deformation. Because timber buildings are often governed by deflection, rather than strength, this can lead to the exceedence of design displacement limitations imposed by New Zealand codes. Therefore, accurate modeling approaches which define both the strength and deformation of post-tensioned timber buildings are required. Furthermore, experimental testing is required to verify the accuracy of these models. This thesis focuses on the development and experimental verification of modeling approaches for the lateral force design of post-tensioned timber frame and wall buildings. The experimentation consisted of uni-direcitonal and bi-directional quasi-static earthquake simulation on a two-thirds scale, two-storey post-tensioned timber frame and wall building with timber-concrete composite floors. The building was subjected to lateral drifts of up to 3% and demonstrated excellent seismic performance, exhibiting little damage. The building was instrumented and analyzed, providing data for the calibration of analytical and numerical models. Analytical and numerical models were developed for frame, wall and floor systems that account for significant deformation components. The models predicted the strength of the structural systems for a given design performance level. The static responses predicted by the models were compared with both experimental data and finite element models to evaluate their accuracy. The frame, wall and floor models were then incorporated into an existing lateral force design procedure known as displacement-based design and used to design several frame and wall structural systems. Predictions of key engineering demand parameters, such as displacement, drift, interstorey shear, interstorey moment and floor accelerations, were compared with the results of dynamic time-history analysis. It was concluded that the numerical and analytical models, presented in this thesis, are a sound basis for determining the lateral response of post-tensioned timber buildings. However, future research is required to further verify and improve these prediction models.

Research papers, University of Canterbury Library

This thesis studies the behaviour of diaphragms in multi-storey timber buildings by providing methods for the estimation of the diaphragm force demand, developing an Equivalent Truss Method for the analysis of timber diaphragms, and experimentally investigating the effects of displacement incompatibilities between the diaphragm and the lateral load resisting system and developing methods for their mitigation. The need to better understand the behaviour of diaphragms in timber buildings was highlighted by the recent 2010-2011 Canterbury Earthquake series, where a number of diaphragms in traditional concrete buildings performed poorly, compromising the lateral load resistance of the structure. Although shortcomings in the estimation of force demand, and in the analysis and design of concrete floor diaphragms have already been partially addressed by other researchers, the behaviour of diaphragms in modern multi-storey timber buildings in general, and in low damage Pres-Lam buildings (consisting of post-tensioned timber members) in particular is still unknown. The recent demand of mid-rise commercial timber buildings of ten storeys and beyond has further highlighted the lack of appropriate methods to analyse timber diaphragms with irregular floor geometries and large spans made of both light timber framing and massive timber panels. Due to the lower stiffness of timber lateral load resisting systems, compared with traditional construction materials, and the addition of in-plane flexible diaphragms, the effect of higher modes on the global dynamic behaviour of a structure becomes more critical. The results from a parametric non-linear time-history analysis on a series of timber frame and wall structures showed increased storey shear and moment demands even for four storey structures when compared to simplistic equivalent static analysis. This effect could successfully be predicted with methods available in literature. The presence of diaphragm flexibility increased diaphragm inter-storey drifts and the peak diaphragm demand in stiff wall structures, but had less influence on the storey shears and moments. Diaphragm force demands proved to be significantly higher than the forces derived from equivalent static analysis, leading to potentially unsafe designs. It is suggested to design all diaphragms for the same peak demand; a simplified approach to estimate these diaphragm forces is proposed for both frame and wall structures. Modern architecture often requires complex floor geometries with long spans leading to stress concentrations, high force demands and potentially large deformations in the diaphragms. There is a lack of guidance and regulation regarding the analysis and design of timber diaphragms and a practical alternative to the simplistic equivalent deep beam analysis or costly finite element modelling is required. An Equivalent Truss Method for the analysis of both light timber framed and massive timber diaphragms is proposed, based on analytical formulations and verified against finite element models. With this method the panel unit shear forces (shear flow) and therefore the fastener demand, chord forces and reaction forces can be evaluated. Because the panel stiffness and fastener stiffness are accounted for, diaphragm deflection, torsional effects and transfer forces can also be assessed. The proposed analysis method is intuitive and can be used with basic analysis software. If required, it can easily be adapted for the use with diaphragms working in the non-linear range. Damage to floor diaphragms resulting from displacement incompatibilities due to frame elongation or out-of plane deformation of walls can compromise the transfer of inertial forces to the lateral load resisting system as well as the stability of other structural elements. Two post-tensioned timber frame structures under quasi-static cyclic and dynamic load, respectively, were tested with different diaphragm panel layouts and connections investigating their ability to accommodate frame elongations. Additionally, a post-tensioned timber wall was loaded under horizontal cyclic loads through two pairs of collector beams. Several different connection details between the wall and the beams were tested, and no damage to the collector beams or connections was observed in any of the tests. To evaluate the increased strength and stiffness due to the wall-beam interaction an analytical procedure is presented. Finally, a timber staircase core was tested under bi-directional loading. Different connection details were used to study the effect of displacement incompatibilities between the orthogonal collector beams. These experiments showed that floor damage due to displacement incompatibilities can be prevented, even with high levels of lateral drift, by the flexibility of well-designed connections and the flexibility of the timber elements. It can be concluded that the flexibility of timber members and the flexibility of their connections play a major role in the behaviour of timber buildings in general and of diaphragms specifically under seismic loads. The increased flexibility enhances higher mode effects and alters the diaphragm force demand. Simple methods are provided to account for this effect on the storey shear, moment and drift demands as well as the diaphragm force demands. The analysis of light timber framing and massive timber diaphragms can be successfully analysed with an Equivalent Truss Method, which is calibrated by accounting for the panel shear and fastener stiffnesses. Finally, displacement incompatibilities in frame and wall structures can be accommodated by the flexibilities of the diaphragm panels and relative connections. A design recommendations chapter summarizes all findings and allows a designer to estimate diaphragm forces, to analyse the force path in timber diaphragms and to detail the connections to allow for displacement incompatibilities in multi-storey timber buildings.