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