Dean Chrystal, Bob Nixon and Justine Ashley are the directors of Christchurch planning and resource management consultancy Planit Associates.
The damage created by the Canterbury earthquake will take years to recover from. Decisive and strategic actions will be required over the next few weeks and months. This will mean a rethink in the way development and urban growth are managed. So from a planning perspective, what needs to happen?
• Firstly the Christchurch CBD needs to get up and running quickly. There is little time for talk-fests about whether buildings can be saved or not. Decisions need to be made quickly as having streets cordoned off for extensive periods of time will be demoralising and disruptive. Livelihoods are at risk and access needs to be restored in the CBD in order for people to come back and feel safe.
• As laudable as it may seem, Christchurch City Council's decision on Friday to increase the earthquake strengthening requirements for existing buildings will be seen by many affected building owners as a kneejerk reaction. A number of the buildings affected by the new requirements contain second and third-tier retail and office space, where the economics of retention will be outweighed by the costs of earthquake strengthening. The City Council urgently needs to rethink its development contribution policy; provide for contributions to earthquake strengthening, particularly of key heritage buildings; remove unnecessary regulation; and make provision for rates relief. If it doesn't, there is now a massive incentive to demolish.
• The development process needs to get up and running quickly to avoid further business and employment loss. Putting consenting or district plan processes on hold or seeking legislation for a moratorium on private plan changes, as has been mooted, will do little for the recovery process.
• The Urban Growth Strategy may need to be reconsidered. Liquefaction has been a major cause of damage in particular suburbs and the use of such land, along with the building code, will need to be reviewed.
• Commercial areas affected by the earthquake, many of which were already vulnerable, are going to need protection and incentives to remain occupied and viable. Changes to District Plans should be considered which provide a balance between urban design and safety on the one hand and compliance costs on the other.
• Finally, the redevelopment of the Christchurch CBD must have as its primary objective the retention of people and activity which will require innovative solutions and incentives, and not just regulation.
