April 2011
There is every likelihood that as many buildings will be demolished outside Canterbury, as a result of the Canterbury earthquake, as will be demolished within the Christchurch CBD. The impact of the Christchurch earthquake will change the shape of most New Zealand cities. While our hearts still focus on the tragedy in Christchurch, in the near future we will need to consider the implications for our other centres.
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April 2011 |
The challenge for many New Zealand towns and cities is that there are precincts of older buildings which do not meet current earthquake performance standards. Local authorities are required to implement policies to identify and require strengthening of ‘earthquake-prone’ buildings. However, policies are often haphazard and difficult to implement. The policy challenge is that heritage areas and groups of smaller older buildings often define a town. From an economic perspective it is often the base for small businesses which cannot afford modern retail premises, and an incubator for new start up business.
Cries from property investors aside, economic viability of strengthening is easier to justify in commercial centres. However, for sites away from the CBD, the cost of strengthening could well exceed the value of the property when work is complete. The requirement is not just to vacate, but to demolish. The result could be suburban and provincial centres which are pepper-potted with vacant sites. This results not only in the loss of small businesses (the stationery, hairdresser or butcher) which are dependent on low rental options. It also affects the banks, supermarkets or petrol station which may be paying higher rentals to reflect their specialised requirements. They are dependent on passing foot traffic and the community identity which goes with these spaces. The viability of the suburban centre is destroyed where there are vacant gaps between the retail spaces.
This could change the face of New Zealand communities and provincial towns. Our work with both earthquake-prone building policy and urban renewal shows that creating both investment confidence and a rental premium to the location is often a better mechanism for supporting the retention of heritage building than options of rates relief, or building consent subsidies. Schemes such as ‘mainstreet’ programmes, retailer events and location branding can add significantly to this branding process. The challenge will be to focus on what is viable in the medium term and determine a way communities can prosper around new centres and new buildings.
Recent projects
- Business planning for DoC Heritage sites. Business plans and framework for reviewing key Department of Conservation heritage sites.
- Policy for Earthquake-prone building. Refinement and development of policy options for Wellington’s ‘earthquake-prone’ buildings.
- Reviewing impact of urban design initiatives. Reviewing impact of urban design initiatives in key Wellington heritage locations including Blair/Allen, Cuba Street and Courtenay Place.
- Adelaide Rd redevelopment. Economic profiling, urban design and economic development strategies around Wellington’s Adelaide Rd to capitalise on the new Hospital and health, education and film industries.
- Townscape models and organisations. Modeling options for business structures and governance models to assist with townscape development in Otaki and Whakatane.
- Redevelopment of the Old BNZ Building. Negotiation with the an overseas developer on the redevelopment of the Old Bank Building in Wellington’s Lambton Quay
