REVITALISATION OF THE

CHRISTCHURCH

CENTRAL CITY

METHODOLOGY FOR IDENTIFYING POTENTIAL

SITES

FOR “FLAGSHIP PROJECTS”

Presentation by

C.C. Kissling and E.G. Pryor

to

The New Zealand Planning Institute Conference

Rotorua - May 2009

This presentation was compiled jointly by :

• Dr. E.G. (Ted) Pryor, MBE, Strategic Planner and Urban Designer

• Prof. Chris Kissling, Professor of Transport Studies, Lincoln University

• Mr. Tim Hogan, Architect, Intrados Architecture

• .Dr. Crile Doscher, GIS Specialist, Lecturer, Natural Resources Engineering, Lincoln University

• Mr. J McDonagh, Specialist in Real Estate Management, Lincoln University.

• Mr. Cao Pei, Masters Graduate, Research Analyst, Lincoln University

Additionally, thanks are due to the professional staff of the Christchurch City Council for assistance rendered in the provision of key data and other relevant information.

The pioneer work of the late Dr. L.L. Pownall of Canterbury University is also gratefully acknowledged with respect to his studies relating to the derivation of valuation - based indices by which to assess degrees of urban obsolescence (1). His methodology – with other supplementary studies - has been applied in Christchurch for the work currently undertaken for this presentation.

(1) “Low Value Housing in Two New Zealand Cities,’ Annals of the Association of American Geographers, Vol. 50, No. 4, 1960, pp 439 – 460

ACKNOWLEDGEMENTS

1

SETTING THE SCENE

2

PREAMBLE

This presentation outlines a methodology for identifying suitable blocks of land for revitalisation projects in the central core of Christchurch City, bounded by the “Four Avenues”, having regard to :

• the provisions of the operative City Plan

• the central city Revitalisation Strategy; and

• the approved Urban Development Strategy (UDS)

The methodology aims to provide an analytical tool to assist the Christchurch City Council review its Long-Term Council Community Plan (LTCCP).

It is also anticipated that the techniques employed could provide a guide to other urban planning authorities in New Zealand, using valuation parameters; land use attributes; and periodic assessments of real estate market trends.

3

It is stated in the UDS report that :

The success of the Strategy is tied

directly to how well the City and

town centres are revitalised

............ ....Christchurch’s Central

City area is of special importance

in ensuring that Christchurch and

Canterbury continue to function

and grow as dynamic places (in

which) to live, work and play. As

the centre of the region’s economy

and gateway to Canterbury, the

success of the Central City is

intrinsically linked to the success of

the region.

CONTEXT – URBAN DEVELOPMENT STRATEGY (UDS)

4

Between 2006 – 2041, growth projections anticipate an increase of

about 75,000 households within the total UDS study area – including

an additional 53,000 households within the City limits.

The currently approved City Plan became effective in November

2005, since when further initiatives have been taken to focus efforts

on revitalisation of the Central City for which land use projects and

associated key infrastructure need to be planned, resourced and

implemented on a coordinated basis for areas that have been

identified as having a good overall redevelopment potential.

Key policy and institutional-related aims are to:

• implement the Christchurch Central City Revitalisation

Strategy by providing information and incentives to promote

the number of people living in the central city;

• establish a dedicated city revitalisation agency to formulate

and administer target-led programmes; by which to

• assemble key redevelopment sites; and

• tender land for composite redevelopment proposals.

5

THE CENTRAL CITY

6

EXISTING L3 AND L4 RESIDENTIAL ZONES

WITHIN CORE AREAS OF CHRISTCHURCH CITY

66

7

Within Living 4 Zones in the Central City there is a growing

amount of ad hoc (site-by-site) “infill redevelopment “ 8

9

CITY PLAN – KEY POLICY GUIDELINES

12.2.2. Policy : ConsolidationTo encourage the intensification of activities

and development of sites within the existing

area of the Central City …… (wherein)

…..there is a large amount of land with

significant redevelopment potential.

12.2.4 Policy : DiversityTo provide for a wide range of activities

within the Central City …. to

accommodate …….. activities which are

compatible with the unique environment

found there. These activities include

business related, residential, recreational

and cultural activities …. (along with) .…

tourist attractions and accommodation

for transient visitors. 10

Within the context of the

above noted policy

guidelines, a vision of

the Christchurch City

Council for the Central

City is to:

… create a vibrant, exciting, safe and sustainable heart of Christchurch. A heart with a healthy and strong economy, environment, culture and society.

11

VISION FOR THE

CENTRAL CITY

OPPORTUNITIES FOR

REVITALISATION

12

Within the Central City, substantial areas occupied by conjoining

ageing properties such as these, could – in due course – provide

opportunities for medium - high density Comprehensive Housing

Improvement Schemes on aggregated sites, along with other

compatible uses.13

In the heart of the Central City there are areas

of under utilized sites that offer good potential

for comprehensive redevelopment – subject to

site amalgamation. 14

There also are low -

density industrial sites in

the Central City that, in

due course, might be

suitable for other

appropriate uses.

Also to be noted is the point

that as of June 2007, there

were 526 ha of vacant

industrial land elsewhere in

Christchurch.

15

16

These centrally – located sites (formerly the King

Edward’s Barracks and adjoining land) – offer good

potential for a comprehensively designed “Flagship

Project” (see following slide)

17

OBJECTIVES

18

OBJECTIVES

In the context of the assumed Vision for the Central City, the aim

Is to achieve the following objectives within a time frame

currently extending to the design year of 2041 (as also assumed for the

derivation of the Greater Urban Development Strategy), namely to:

• strengthen the Central City as a vibrant and prosperous business centre;

• encourage a mix of compatible uses that supports a range of commercial, residential, educational and cultural activities;

• enhance and advance living in the Central City through a diversity of housing types and densities having regard to the affordability levels of households;

• enhance Christchurch as a place of culture, recreation, social interaction, technical innovation and learning;

(continued)19

• cultivate a distinct identity that is unique to our environment and culture, placing emphasis on the retention and prudent use of heritage assets of our Central City;

• create a safe and attractive urban environment characterized by (a) high quality three dimensional design and (b) pedestrian-oriented precincts with positive amenity attributes reflecting, inter alia, the status of Christchurch as an internationally renowned Garden City;

• provide integrated and environmentally friendly public transport services that satisfy needs of the Central City, along with good connections and services to other districts in the Greater Christchurch area ( see following slide) ; and

• create a sustainable city through the timely and coordinated provision of key infrastructure systems and the efficient use and recycling of selective resources.

20

Efficient multi-mode public transport services are needed

to support the future development of the Central City and

the Greater Christchurch area (illustrative examples).21

FOUNDATION STUDIES

22

Taking cognizance of pioneer studies

by the late Dr. L. L. Pownall, for sites

within the four Pilot Study Areas (PSAs),

indices of the current Redevelopment

Potential of individual sites have been

derived from City Council property rating

data as follows:

Assessed Value of Improvements ÷ Land

Value x 100% =

X% Redevelopment Propensity (RP) Index.

The indices reflect “first cut” inter-

relationships between (a) the assessed

value of improvements and (b) the land

value of site – each stemming respectively

from such factors as:

….. the use, design, size, construction

materials, age and physical condition of

improvements, on the one hand;

and

….. the zoning, location, title conditions,

dimensions/size, topographic/climatic

attributes and view aspects of sites, on

the other.

23

24

CHRISTCHURCH CENTRAL CITY

REDEVELOPMENT PROPENSITY INDICES

STUDY SCHEMA

25

PILOT STUDY AREAS

(PSAs)

These four Pilot Study

Areas (PSAs) within the

Central City were

selected as a starting

point for identifying

opportunities therein for

comprehensively

designed revitalisation

projects.

26

STUDY AREA 1

Current zoning :

North Sector : L4A – L4B

South Sector : CCE

STUDY AREA 2

Current Zoning:

Central City

27

STUDY AREA 3

Current zoning : B328

STUDY AREA 4

Current Zones – as indicated

29

NEXT STEPS

30

On the basis of Figures 23 – 29, an initial step would be to identify Broad

Areas as potential initial candidates for comprehensive redevelopment.

A subsequent step would be to “etch out “ from each Broad Area sites that

are occupied by existing designated heritage assets; established/planned

community facilities such as schools, medical facilities, public parks; key

public infrastructure installations etc (see Figure 31 following).

A consequential third step would be to identify residual parts of selected

broad areas that could respectively have good potential for

comprehensively conceived Flagship Projects, requiring selective site

amalgamations.

Final steps would be to: formulate redevelopment proposals in accordance

with the requirements of the Local Government Act 2002 and the Resource

Management Act 1991; secure necessary zoning changes to the City Plan;

launch financial and contractual arrangements for site acquisitions; assess

rehousing needs; and initiate phased project implementation - inclusive of

joint public/private sector joint ventures.

Analytical profiles for each Study Area can be

superimposed on the derived Project Areas to “etch

out” which street blocks and parts thereof could stand

as potential sites for initial Flagship Projects. 31

32

CENTRAL CITY

ACCESSIBILTY

33

Two principal levels of accessibility need to be

considered, namely :

• Relative accessibility to/from central city areas using

non- motorized transport (i.e. walking and cycling) to

reach a range of amenities that people living in the

central city would expect to be nearby;

and

• Relative accessibility between the central city and

developed areas elsewhere in the city and the

wider region using private and public transport

options that are available now and also projected

to be available in the future.

34

Given the likelihood of continuing uncertainty over access to world oil

supplies, one important concern is that greater reliance will need to be

placed on the use of more energy-efficient intermodal public transport

services. Train/tram links to/from the main line railway system, could

enhance development opportunities along corridors between the City

and established/planned “satellite” communities.

35

Account also needs to be taken of recently

formulated proposals for the extension of the

passenger tramway in the City Core 36

Additionally, a two-route

hybrid electric shuttle bus

system, (expanded from

the existing free shuttle

buses that currently

circulate around the inner

city) could enhance

point-to-point access

mobility for inner city

residents.

37

Consideration also needs to be given to improving pedestrian links

within catchments around the pilot study areas having an outer

limit equal to about 15 minutes walking time.

38

TRAVEL

DISTANCES

(IN 15

MINUTES) VIA

CYCLING

39

40

HOUSING MARKET

ASPECTS

41

In spatial terms - the Central City has a substantial reservoir of under-utilized

land potentially suitable for comprehensively planned development projects for a

combination of higher density residential and other compatible uses that could

generate a range of economic, social and environmental benefits. As already

noted, site amalgamations would be required to facilitate comprehensive

development

Other key factors that govern the extent to which such benefits could be

achieved include the potential demand for accommodation arising from the

formation of new households; the costs of development; and the degree to which

households would be able to afford to purchase and/or rent either newly built

accommodation or existing stock that otherwise comes available on the open

market.

The spectrum of households in need of housing can be expected to cover high,

medium and low income households of varying sizes, ages and health.

42A

BROAD OVERVIEW

Substantial areas within the Four Avenues are currently devoted to light

industrial uses.

Such areas have relatively low occupant intensities. There also are growing

indications that industrial buildings in central city areas are becoming

functionally and economically obsolete for current uses - thereby lending

themselves to redevelopment for housing and other compatible uses.

However, there might be future needs for the development of new, well-

planned “hi-tech” light industrial estates in as yet undeveloped areas

currently zoned for that purpose.

It also is to be noted that parts of certain existing residential areas display

the need for redevelopment. Notwithstanding , they contribute to the

diversity of the city in meeting basic housing needs, particularly with regard

to relatively low cost inner city residential accommodation (both rental and

owner occupied). As a forerunner to redevelopment, the relocation of displaced households is a matter that needs careful consideration.

42B

If redevelopment of the Central

city is to be promoted on any

significant scale in the private

sector, efforts need to be focused

on keeping costs and risks for

developers to a minimum bearing

in mind the need for rents and

capital values to be affordable to

a cross section of households.

Consideration also needs to be

given to policies and

programmes for boosting the

supply of low rental/subsidized

home ownership housing by both

central government and local

government agencies.

43

CONCLUDING

COMMENTS

44

Within the framework of the current Greater Christchurch Urban Development Strategy and Action Plan and the City Council’s current LTCCP, the proposals outlined in this presentation aim at the phased promulgation of initial Flagship Projects in the Central City on the basis of a series of feasibility studies for the programmed planning and development of Comprehensive Housing Improvement Areas (and other appropriate projects e.g. a multi purpose community centre). The primary aim is to boost population growth and associated revitalisation projects within the Central City.

It is perceived that in the Central City there is a significant number of street blocks (and parts thereof) that could be potential candidates for the launching of Flagship Projects (along with other sites recently acquired by the City Council). Further studies need to be completed to confirm the potential viability of proposed flagship sites. Also, the sequencing of projects would require reflection in the light of resource availability and prevailing/anticipated market considerations.

Rehousing needs and household affordability levels also need to be given careful consideration in determining the range of housing required for rent and home ownership (with/without subsidies).

45

KEY ROLES OF THE URBAN REGENERATION AGENCY

Under buoyant and stable economic conditions – there could be

substantive market - driven and socially beneficial opportunities for

launching phased Flagship Projects by the proposed Urban

Regeneration Agency (URA), the roles of which would be to:

(i) Act as a champion and partner for urban regeneration in Christchurch.

(ii) Initiate, develop and implement projects that lead to investment and redevelopment in Christchurch’s intensification areas and activity centres as identified in the UDS.

(iii) Eliminate and overcome development activities that run counter to the Council’s regeneration objectives and policies such as detrimental land speculation and (incompatible) pre-existing uses.

(iv) Foster public-private partnerships that maximize shared resources and generate a balanced mix of economic, social and environmental benefits.

(v) Be a positive force in the development of a community that does not duplicate current successful market activity and exits projects when the Council’s regeneration objectives have been achieved.

(vi) Ensure protection of the heritage buildings and sites listed in the city plan.

(vii) Ensure that the Urban Regeneration Agency works with a well constituted

Urban Design Team and Urban Design Advisory Group.

46

Thanks for your

attention and

participation.

47