Background

Gentrification Interrupted– Impacts of the Christchurch Earthquakes

on Inner City Revitalisation

John McDonagh, Jacky Bowring, Lincoln University, Harvey Perkins, University of Auckland, New Zealand.

Background• Christchurch CBD retail struggling since 1970’s

• But by 2010 revitalisation emerging in previously neglected south eastern “Lichfield Lanes” area

• Victorian and Edwardian brick buildings in narrow lanes

• A concentration of hospitality, dining and some small eclectic retail and residential uses

Lichfield Lanes Area- Prior to Earthquakes

Lichfield Lanes Area Prior to Earthquakes

Lichfield Lanes Area Prior to Earthquakes

Earthquakes• 4 September 2010 7.1 magnitude - 38k distant• 26 December 2010 4.9 magnitude “direct hit” on CBD• 22 February 2011 6.3 magnitude 6.7 km from CBD –

with massive vertical acceleration

• Catastrophic collapse of CBD buildings, tens of thousands of houses wrecked, 185 fatalities

• CBD remains cordoned off 3 years later

Study Area Immediately after the February earthquakes

Study Area Immediately after the February earthquakes

Lichfield Lanes Study Area Now

Lichfield Lanes Study Location Now

Research Questions

• What attracted businesses to this area?• Do they see a future here post earthquake?• What barriers are there to such a future?• What will they do if they see no future here?• What characteristics do alternative locations exhibit?• What do they think of the “recovery” process?

Preliminary Findings

Attractive features:• Physical characteristics – bricks, style, history • Narrowness of lanes, human scale• Shelter from weather and traffic• Exclusivity of “finding” a hidden area• Edgy-ness of area and businesses• Unplanned, mixed and quirky uses

• Committed and passionate owner operators• Community feel • Exciting and still evolving• International flavour• Opposite to a mall • Residential use a “mixed blessing”• Cheap rent an initial attraction but waning

Attractive features continued:

Pre Earthquake Business Situation

• Most hospitality businesses doing well• Some retailers struggled• Daytime and Evening markets• Weather and “Events” influential

Earthquake Impacts:

• September and Boxing day –little impact

• February very differentAlan “Scary event, surprise survived all that was happening. Did not realise how bad it was, our building stood up, when walked out it became apparent things were grim. Sirens, streets covered in bricks particularly Poplar Lane – principally parapets, looked worse than actually was, pleased with buildings, intact no cracks and could have opened next day if cordons had not gone up and obvious other surrounding damage, very apparent going outside just how bad things were, made survival all the more relevant”.

Earthquake Impacts Continued:

• Immediate shutdown and long term exclusion from area

• Led to frustration, financial and insurance claim problems

• Some held onto hope for recovery – but eventually gave up

Bob ““After earthquake did not know what to do, thought things would go back to normal. Did not realise would not be able to re open”.

Post earthquake:

• Eventual realisation of need to “move on”

Bob “Getting back in very frustrating, need to fill in seven page application form from CERA, structural engineer, safety plan, plus supervision (by engineer), landlord permission. Went back in in June, evidence of theft. Initially laid of casual staff but months later told by the insurance company to lay off remainder as not going back”.

What now?

• Retail tenants quickly moved to suburbs

• Most hospitality uses followed but with more difficulties

• All miss the style and buzz of the CBD and most would have remained there if it had been an option

Feelings re Recovery Process:

• No effective help post earthquake

• Officials struggling and paranoid about safety

Alan “I understand what (the authorities) tried to do – need some law and order – but needed to enable people to take some responsibility on their own backs and do something and the city would have been able to get up and rebuild much, much quicker had people been able to do their own thing”.

Feelings re Recovery Process continued:

• Concern over length of time taken

• Affordability problems

Cath “Central city proposals, city plan etc. going slowly. Does need to go quicker,…Sooner things start happening, the better, because people settle into suburbs and get used to living without CBD – complacency” …would love to see them develop that sort of area again in the city and have some character, it would definitely attract me again but what scares me is the leasing cost which will be a major concern for small businesses.”

Conclusions• Attraction to area a combination of shared factors, including

style, history, scale and cost• Community feel evolved and unplanned and owner occupied

situation perceived as important in success• Initial earthquakes only had minor impacts• February earthquake a shock and lack of access after

frustrated recovery• Delay in recovery meant businesses had to reluctantly leave

CBD to carry on. No help from authorities.• Sadness something special has been lost and doubt that CBD

can recover anytime soon.