FUTURE CHRISTCHURCH: HOUSING SOLUTIONS

Housing & Economy Housing is vital in supporting future social and demographic change, and the housing sector is an economic driver that contributes to wealth creation and distribution in the community. Housing makes up just over 70 percent of household net wealth. It also accounts for 22 percent of average household expenditure for owner-occupied households and 28 percent of renting households average household expenditure. (CHRANZ, 2003) Aggregated housing statistics demonstrate its economic importance. In 2007 the New Zealand housing stock was valued at $614 billion, nearly four times the value of total G.D.P of $164.7 billion. In 2006, of a total household wealth of $584 billion, $420 billion was held in residential property. Affordable housing is one of the primary factors for attracting and retaining prospective working and student populations. Innovation drivers can be undermined if successful regional economies alienate young, creative workers at the beginning of their careers because the struggle to access affordable housing in the local market is too great. Along with other infrastructure components, affordable housing helps to determine whether or not companies and employees locate and/or remain in a city or region. Thus the availability of affordable housing will be a main economic driver in the rebuild of Christchurch. Housing Demand My thesis is about providing affordable solutions to Christchurchs housing problems. Christchurch has lost an estimated 6,000 houses due to the earthquakes in 2010/2011. With projections of 36,000 workers expected to move into the city for the rebuild by the end of 2013, there is a very real and urgent housing crisis. According to the Greater Christchurch Urban Development Strategy (GCUDS, 2007), Christchurch Citys population is expected to grow by more than 70,000 people by the year 2041. This would mean around 40,600 additional dwelling are required. So where will all these new people live and in what type of house? Market research shows that there are limited choices for the home buyers in Christchurch. With single detached housing comprising 74%, of the market and multi-unit housing types accounting for 22%; there is a huge opportunity for the city to consider new housing typologies for its rebuild. Projected demographic data from Statistics New Zealand also indicates changing housing needs. By 2041, Christchurch will see more single person households, families will have become smaller, and more couples without children and an increase in empty-nesters. This mismatch between smaller households and the large size of the average Christchurch house is leading to an imbalance in supply and demand. Housing Options There are two housing strategies options: to develop the fringe land, and create new subdivisions; or infill within the urban boundary and build higher density housing. Each option has advantages and disadvantages. Creating subdivisions incurs significant infrastructure costs for roads and footpaths, water supply, electricity, sewerage. So it is important to ensure infrastructure is in the right place, with the right capacities and at an affordable cost. . A scenario study completed in 2011 by the Greater Canterbury Urban Development Strategy (GCUDS, 2007) partnership shows a compact city will cost $150 million less on public infrastructure than a sprawling one.

Biran He

email: biran.he@gmail.com

phone: 0211639244

FUTURE CHRISTCHURCH: HOUSING SOLUTIONS

The GCUDS partnership proposes to intensify the city, controlling sprawl at the urban fringe. The plan aims to change the intensification versus greenfield development ratio from 25:75, to 60:40 by 2041. However Hugh Pavletich and Wendell Cox (Demographia Housing Affordability Survey authors) argue that having a tight control on fringe-land release leads to increase land prices, thus making houses unaffordable. However, there are also ways to develop within the city boundaries while being affordable such as, picking out under-used infill sites and redeveloping them for housing. Or developing sections where the prices are not inflated within the urban boundary. Housing Solutions My thesis looks at the current and future housing situation in Christchurch and aims to propose solutions to the unprecedented demand. To accommodate the additional 70,000 people within the present boundaries of Christchurch I believe we have to build multi-storey apartment blocks as well as allow for two or more townhouses on remaining quarter-acre sections. It is clear we cannot continue building the same housing type from the 1960s; it no longer meets the demographic demand, and the hidden costs are taxing on our economy and individuals income. While the population is increasing, the average household size is decreasing, which means we will require even more dwellings. Lifestyles are also changing the type of houses we want to live in, the location and demand for services such as shops, schools and recreational facilities are important to the new home buyer. This thesis aims to address the housing crisis by proposing housing types that meet demographic demands and provide choices, to the otherwise heavily suburban dominated landscape. It also advocates for intensification as a means to provide citizens with more cost effective housing choices.

Biran He

email: biran.he@gmail.com

phone: 0211639244