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Audio, Radio New Zealand

A prominent Christchurch property investor says the Government's anchor projects meant to help rebuild the city faster, has instead slowed it down. After the 2011 earthquake, the Government launched a recovery plan for the CBD, which had 16 anchor projects designed to spur on the rebuild. However, many have been plagued by delays and are still unfinished. Property investor Antony Gough told RNZ reporter Anan Zaki that unlike the Government, it was the private sector which ploughed ahead with the rebuild.

Videos, UC QuakeStudies

A video of a presentation by Antony Gough, New Zealand property developer, during a panel at the 2016 Seismics in the City Conference. The panel has three themes:A City on the Move: Collaboration and Regeneration: "'Christchurch is now moving rapidly from the recovery phase into a regeneration stage with Central and Local Government working with the wider community, including the business community to ensure we get optimal outcomes for greater Christchurch' (CECC)."Looking Back: Remembering and Learning: "What are the milestones? What are the millstones? What have we learnt? What have we applied?"Looking Forward: Visioning and Building: "What do we aspire to? What are the roadblocks? What is the way forward?"

Videos, UC QuakeStudies

A video of André Lovatt, Chair of Regenerate Christchurch, Hugh Cowan, General Manager of Reinsurance, Research and Education at EQC, and developer Antony Gough responding to questions from the floor during a panel at the 2016 Seismics in the City Conference. The panel has three themes:A City on the Move: Collaboration and Regeneration: "'Christchurch is now moving rapidly from the recovery phase into a regeneration stage with Central and Local Government working with the wider community, including the business community to ensure we get optimal outcomes for greater Christchurch' (CECC)."Looking Back: Remembering and Learning: "What are the milestones? What are the millstones? What have we learnt? What have we applied?"Looking Forward: Visioning and Building: "What do we aspire to? What are the roadblocks? What is the way forward?"

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.

Images, UC QuakeStudies

A photograph of graffiti on one of the walls of the kitchen in Donna Allfrey's house at 406 Oxford Terrace. Parts of the graffiti read, "Quakes, a national disaster", "Recovery, a national disgrace", "Ring fn EQC, ring fn insurance", "Useless fn council", "Don't let the bastards get you down", "Avon Loop - park or developers fodder?", and "Never trust a Carter". There are also shopping and to-do lists scrawled amongst these messages.

Images, UC QuakeStudies

A photograph of graffiti on one of the walls of the kitchen in Donna Allfrey's house at 406 Oxford Terrace. Parts of the graffiti read, "Quakes, a national disaster", "Recovery, a national disgrace", "'It's been a lot of fun' - John Key, yeah right!", "Brownlee sucks, "Ring fn EQC, ring fn insurance", "Useless fn council", "Sideshow Bob is an idiot", "Don't let the bastards get you down", "Avon Loop - park or developers fodder?", and "Never trust a Carter". There are also shopping and to-do lists scrawled amongst these messages.

Images, UC QuakeStudies

A photograph of graffiti on one of the walls of the kitchen in Donna Allfrey's house at 406 Oxford Terrace. Parts of the graffiti read, "Quakes, a national disaster", "Recovery, a national disgrace", "'It's been a lot of fun' - John Key, yeah right!", "Brownlee sucks, "Ring fn EQC, ring fn insurance", "Useless fn council", "Sideshow Bob is an idiot", "Don't let the bastards get you down", "Avon Loop - park or developers fodder?", and "Never trust a Carter". There are also shopping and to-do lists scrawled amongst these messages.

Images, UC QuakeStudies

A photograph of graffiti on one of the walls of the kitchen in Donna Allfrey's house at 406 Oxford Terrace. Parts of the graffiti read, "Quakes, a national disaster", "Recovery, a national disgrace", "'It's been a lot of fun' - John Key, yeah right!", "Brownlee sucks, "Ring fn EQC, ring fn insurance", "Useless fn council", "Sideshow Bob is an idiot", "Don't let the bastards get you down", "Avon Loop - park or developers fodder?", and "Never trust a Carter". There are also shopping and to-do lists scrawled amongst these messages.

Audio, Radio New Zealand

A local developer is looking to reshape Ashburton's triangle, the historic retail centre of the town. Robert Grice owns a number of buildings on Victoria Street that require earthquake strengthening and he wants to redevelop the existing shops into a new mixed use hospitality precinct named The Ash. Jonathan also discusses an attempt to add quarter of a million dollars to ECan's annual plan budget which has been labelled a "slap in the face" by Environment Canterbury councillor Ian Mackenzie. And a hold-up of plumbing parts and red tape at the border means the Staveley Ice Rink won't be open to skaters and curlers until at least mid-June. Local Democracy Reporter - Mid Canterbury c from the Ashburton Guardian

Research Papers, Lincoln University

The recent earthquakes in Canterbury have left thousands of Christchurch residents’ homeless or facing the possibility of homelessness. The New Zealand Government, so far, have announced that 5,100 homes in Christchurch will have to be abandoned as a result of earthquake damaged land (Christchurch City Council, 2011). They have been zoned red on the Canterbury Earthquake Recovery Authority (CERA) map and there are another 10,000 that have been zoned orange, awaiting a decision (Christchurch City Council, 2011). This situation has placed pressures on land developers and local authorities to speed up the process associated with the development of proposed subdivisions in Christchurch to accommodate residents in this situation (Tarrant, 2011).

Research Papers, Lincoln University

High rise developments dominate skylines and are contentious in many low rise urban environments. Christchurch is no exception and its residents have historically been vocal in articulating their opinions on matters they care about, especially in regard to projects they perceive will ruin their ‘garden city’. At the turn of the millennium, developers were preparing yet another proposal which would get the tongues wagging in Christchurch with the development of the former Ferrymead Tavern site on Ferry Road. The planning process was a long and antagonistic one with many individuals viewing the built towers with a look of ‘disgust’ and discontent. In an ironic twist, the seismic activity in Christchurch over the last few years which has had major implications for a range of planning issues, incrementally led to the death of highly controversial Ferrymead ‘Water’s Edge’ Apartments.

Research Papers, Lincoln University

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.

Research papers, University of Canterbury Library

In recent work on commons and commoning, scholars have argued that we might delink the practice of commoning from property ownership, while paying attention to modes of governance that enable long-term commons to emerge and be sustained. Yet commoning can also occur as a temporary practice, in between and around other forms of use. In this article we reflect on the transitional commoning practices and projects enabled by the Christchurch post-earthquake organisation Life in Vacant Spaces, which emerged to connect and mediate between landowners of vacant inner city demolition sites and temporary creative or entrepreneurial users. While these commons are often framed as transitional or temporary, we argue they have ongoing reverberations changing how people and local government in Christchurch approach common use. Using the cases of the physical space of the Victoria Street site “The Commons” and the virtual space of the Life in Vacant Spaces website, we show how temporary commoning projects can create and sustain the conditions of possibility required for nurturing commoner subjectivities. Thus despite their impermanence, temporary commoning projects provide a useful counter to more dominant forms of urban development and planning premised on property ownership and “permanent” timeframes, in that just as the physical space of the city being opened to commoning possibilities, so too are the expectations and dispositions of the city’s inhabitants, planners, and developers.

Research papers, University of Canterbury Library

In recent work on commons and commoning, scholars have argued that we might delink the practice of commoning from property ownership, while paying attention to modes of governance that enable long-term commons to emerge and be sustained. Yet commoning can also occur as a temporary practice, in between and around other forms of use. In this article we reflect on the transitional commoning practices and projects enabled by the Christchurch post-earthquake organisation Life in Vacant Spaces, which emerged to connect and mediate between landowners of vacant inner city demolition sites and temporary creative or entrepreneurial users. While these commons are often framed as transitional or temporary, we argue they have ongoing reverberations changing how people and local government in Christchurch approach common use. Using the cases of the physical space of the Victoria Street site “The Commons” and the virtual space of the Life in Vacant Spaces website, we show how temporary commoning projects can create and sustain the conditions of possibility required for nurturing commoner subjectivities. Thus despite their impermanence, temporary commoning projects provide a useful counter to more dominant forms of urban development and planning premised on property ownership and “permanent” timeframes, in that just as the physical space of the city being opened to commoning possibilities, so too are the expectations and dispositions of the city’s inhabitants, planners, and developers.

Research Papers, Lincoln University

Following the 2010 and 2011 earthquakes Christchurch is undergoing extensive development on the periphery of the city. This has been driven in part by the large numbers of people who have lost their homes. Prior to the earthquakes, Christchurch was already experiencing placeless subdivisions and now these are being rolled out rapidly thanks to the efficiency of a formula that has been embraced by the Council, developers and the public alike. However, sprawling subdivisions have a number of issues including inefficient land use, limited housing types, high dependence on motor vehicles and low levels of resilience and no sense of place. Sense of place is of particular interest due to its glaring absence from new subdivisions and its growing importance in the literature. Research shows that sense of place has benefits to our feeling of belonging, well-being, and self-identity, particularly following a disaster. It improves the resilience and sustainability of our living environment and fosters a connection to the landscape thereby making us better placed to respond to future changes. Despite these benefits, current planning models such as new urbanism and transit-oriented design tend to give sense of place a low priority and as a result it can get lost. Given these issues, the focus of this research is “can landscape driven sense of place drive subdivision design without compromising on other urban planning criteria to produce subdivisions that address the issues of sprawl, as well as achieving the benefits associated with a strong sense of place that can improve our overall quality of life?” Answering this question required a thorough review of current urban planning and sense of place literature. This was used to critique existing subdivisions to gain a thorough understanding of the issues. The outcomes of this led to extensive design exploration which showed that, not only is it possible to design a subdivision with sense of place as the key driver but by doing this, the other urban planning criteria become easier to achieve.

Research papers, University of Canterbury Library

As a global phenomenon, many cities are undergoing urban renewal to accommodate rapid growth in urban population. However, urban renewal can struggle to balance social, economic, and environmental outcomes, whereby economic outcomes are often primarily considered by developers. This has important implications for urban forests, which have previously been shown to be negatively affected by development activities. Urban forests serve the purpose of providing ecosystem services and thus are beneficial to human wellbeing. Better understanding the effect of urban renewal on city trees may help improve urban forest outcomes via effective management and policy strategies, thereby maximising ecosystem service provision and human wellbeing. Though the relationship between certain aspects of development and urban forests has received consideration in previous literature, little research has focused on how the complete property redevelopment cycle affects urban forest dynamics over time. This research provides an opportunity to gain a comprehensive understanding of the effect of residential property redevelopment on urban forest dynamics, at a range of spatial scales, in Christchurch, New Zealand following a series of major earthquakes which occurred in 2010 – 2011. One consequence of the earthquakes is the redevelopment of thousands of properties over a relatively short time-frame. The research quantifies changes in canopy cover city-wide, as well as, tree removal, retention, and planting on individual residential properties. Moreover, the research identifies the underlying reasons for these dynamics, by exploring the roles of socio-economic and demographic factors, the spatial relationships between trees and other infrastructure, and finally, the attitudes of residential property owners. To quantify the effect of property redevelopment on canopy cover change in Christchurch, this research delineated tree canopy cover city-wide in 2011 and again in 2015. An object-based image analysis (OBIA) technique was applied to aerial imagery and LiDAR data acquired at both time steps, in order to estimate city-wide canopy cover for 2011 and 2015. Changes in tree canopy cover between 2011 and 2015 were then spatially quantified. Tree canopy cover change was also calculated for all meshblocks (a relatively fine-scale geographic boundary) in Christchurch. The results show a relatively small magnitude of tree canopy cover loss, city-wide, from 10.8% to 10.3% between 2011 and 2015, but a statistically significant change in mean tree canopy cover across all the meshblocks. Tree canopy cover losses were more likely to occur in meshblocks containing properties that underwent a complete redevelopment cycle, but the loss was insensitive to the density of redevelopment within meshblocks. To explore property-scale individual tree dynamics, a mixed-methods approach was used, combining questionnaire data and remote sensing analysis. A mail-based questionnaire was delivered to residential properties to collect resident and household data; 450 residential properties (321 redeveloped, 129 non- redeveloped) returned valid questionnaires and were identified as analysis subjects. Subsequently, 2,422 tree removals and 4,544 tree retentions were identified within the 450 properties; this was done by manually delineating individual tree crowns, based on aerial imagery and LiDAR data, and visually comparing the presence or absence of these trees between 2011 and 2015. The tree removal rate on redeveloped properties (44.0%) was over three times greater than on non-redeveloped properties (13.5%) and the average canopy cover loss on redeveloped properties (52.2%) was significantly greater than on non-redeveloped properties (18.8%). A classification tree (CT) analysis was used to model individual tree dynamics (i.e. tree removal, tree retention) and candidate explanatory variables (i.e. resident and household, economic, land cover, and spatial variables). The results indicate that the model including land cover, spatial, and economic variables had the best predicting ability for individual tree dynamics (accuracy = 73.4%). Relatively small trees were more likely to be removed, while trees with large crowns were more likely to be retained. Trees were most likely to be removed from redeveloped properties with capital values lower than NZ$1,060,000 if they were within 1.4 m of the boundary of a redeveloped building. Conversely, trees were most likely to be retained if they were on a property that was not redeveloped. The analysis suggested that the resident and household factors included as potential explanatory variables did not influence tree removal or retention. To conduct a further exploration of the relationship between resident attitudes and actions towards trees on redeveloped versus non-redeveloped properties, this research also asked the landowners from the 450 properties that returned mail questionnaires to indicate their attitudes towards tree management (i.e. tree removal, tree retention, and tree planting) on their properties. The results show that residents from redeveloped properties were more likely to remove and/or plant trees, while residents from non- redeveloped properties were more likely to retain existing trees. A principal component analysis (PCA) was used to explore resident attitudes towards tree management. The results of the PCA show that residents identified ecosystem disservices (e.g. leaf litter, root damage to infrastructure) as common reasons for tree removal; however, they also noted ecosystem services as important reasons for both tree planting and tree retention on their properties. Moreover, the reasons for tree removal and tree planting varied based on whether residents’ property had been redeveloped. Most tree removal occurred on redeveloped properties because trees were in conflict with redevelopment, but occurred on non- redeveloped properties because of perceived poor tree health. Residents from redeveloped properties were more likely to plant trees due to being aesthetically pleasing or to replace trees removed during redevelopment. Overall, this research adds to, and complements, the existing literature on the effects of residential property redevelopment on urban forest dynamics. The findings of this research provide empirical support for developing specific legislation or policies about urban forest management during residential property redevelopment. The results also imply that urban foresters should enhance public education on the ecosystem services provided by urban forests and thus minimise the potential for tree removal when undertaking property redevelopment.