What we as a group collected on fieldtrip day

During the course of Tuesday 7th of August we visited several places. Taking notes, photographs, watching film on Wellington, looking at maps and generally soaking up all the information we could get finding out more about Urban Renewal and Gentrification in Wellington. The group (Jes Chote, Sarah Everitt, Madeleine Foley and myself, Julia Coffey) set out with the rest of the Year12 Geography class firstly to Mt Victoria lookout to get an overview and take photos of the citys layout. We then had an informative talk from a staff member of the Wellington City Archives who showed us past to present maps of Wellington-primarily Cuba Street. He was willing to answer any questions we had and help us with any images or maps that we may need. Finally before we set off in our individual groups we watched a film on Wellington at the Film Archives with yet another informative staff member adding in extra pieces of useful information. Then it was time to head off in our own groups where we used the time to take photographs of the old woolshed- which is now Macs Brewery, NZX Building and Cafe; Waitangi Park-which was formerly known in its derelict state as 'Chaffers Park'; and several other places in the inner city with modern apartment buildings and knocked down buildings to show how gentrification is being done to accommodate Wellingtons rapidly growing population.

Where in Wellington town centre has derilict areas undergone physical renovation to a funtional state?

There are many derelict areas in the Wellington region, that have been reconstructed over time to develop the growing city.
For example the newly constructed 'Chaffers' park was transformed into wellingtons newest, biggest urban park (Waitangi park ). The former derelict park covers 30% of the waterfront. However before Waitangi park was created, Chaffers park had been a dog pound, City morgue, work departments. It was formally covered in graffiti and rubbish whereas had now been transformed into a artistic skate park and children's play garden.


---- (picture of playground)-- picture of previous Waitangi park(factory)


The former Shed 22 was completed in 1921 and was used for container shipping and became largely redundant and underused. It was a deteriorating and the shed became isolated. It was refurbished into a Max brewing company from the original fabric to form a historic icon. It also now incorporates a bar, restaurant and offices.

-- (picture of Max brewery now )

The Wellington free ambulance was built around 1930 from previously being and derelict small iron shed, part of the Wellington rowing club. recent refurbishment has made it transform into the home for St Johns Heineken hotel, Boutique office spaces and headquarters for a lawyer company.

--- (picture of wellingotn abulance now and before)

What are the reasons for an increse in the wellington town centres population?

Present day wellington is becoming more like it was 100 years ago. People are moving closer and closer to the town centre. 100 years ago the Wellington population was increasing so much that the city was expanded out into the suburbs. Public transport was introduced so the expanding city could be easily accessed.

A hundred years ago wellington was built around and close to the harbour as this was the only way in and out of the city. The city centre was where everything happened and where everyone lived. As you can imagine it became too busy and the city needed to expand. This was very hard as the city was a very 'happening place' and was the only place where essentials for living were available. Trams were introduced so people could easily and very cheaply make their way town to the suburbs.

One hundred years on we have realised the convenience of living so close to town. Everything we could possibly need to live is all in a very compact city centre meaning walking is very quick and easy. We have become what you could call lazy. Living within walking distance of work, restaurants, bars, parks and shops.

But who wouldn't want to live so close to everything, its just so easy. There has been such a high increase for intercity dwellings that we are renovating once derelict building into hip new stylish apartments, and for what..convenience

This table shows suburbs close to the city centre and shows the increase over the last 10 years.
(Information taken from Statistics New Zealand, Census)

Where are areas in Wellington which have experienced an increase in property values?What are the reasons for this?

Many suburbs in Wellington have seen huge increases in property values, even in the space of a year. For example in 2005 there was a 10.5% total increase in the average capital value of houses in Wellington City. Other specific suburbs however have seen a much bigger increase. Below is a table showing average capital value and percentage change for houses in Wellington in 2005.


Table showing percentage increase and house prices in Wellington for 2005. NB: Largest percentage changes in bold.Average CV & % change for Residential Houses (excludes flats & apartments). Values as at 1 September 2005

Suburb Average Capital Value Average % Change
Horokiwi, Makara, Ohariu $352,200 13.10%
Churton Park, Johnsonville $361,400 11.50%
Newlands, Paparangi, Woodridge $298,900 13.10%
Broadmeadows, Khandallah $544,100 10.80%
Crofton Downs, Ngaio $426,300 8.10%
Wadestown, Wilton $524,500 12.10%
Kelburn (Central), Northland $568,500 11.80%
Karori $452,700 9.80%
Brooklyn, Kingston, Owhiro Bay $422,800 8.50%
Island Bay, Houghton Bay $445,800 10.10%
Oriental Bay, Roseneath $941,300 10.30%
Hataitai $525,700 10.20%
Kilbirnie, Lyall Bay, Rongotai $390,800 12.00%
Melrose $426,900 8.00%
Miramar, Strathmore Park $469,500 9.50%
Seatoun $736,000 9.80%
Thorndon $661,500 17.90%
Kelburn (North), Te Aro $798,600 6.20%
Aro Valley, Highbury $435,200 7.10%
Wellington Central $246,800 9.90%
Te Aro Flat) $523,000 10.60%
Mount Victoria $602,700 8.30%
Berhampore, Mt Cook, Newtown $392,300 8.40%
Tawa (East) $315,000 18.10%
Tawa (Central) $308,600 15.20%
Tawa (West) $289,600 8.60%
Tawa (South) $373,600 16.10%
Wellington City Total $442,800 10.50%

Statistics Taken from The Wellington City Council. http://ww.wellington.govt.nz/services/rate/newss/ratesvals.html

Graph showing largest percentage changes in Wellington house prices in 2005.

Graph showing average capital value of residential Wellington suburbs

As you can see from the graphs and table above the areas which have experienced the greatest property increases in Wellington are as follows:
· Horokiwi, Makara, Ohariu
· Churton Park, Johnsonville
· Newlands, Paparangi, Woodridge
· Broadmeadows, Khandallah
· Wadestown, Wilton
· Kelburn(Central), Northland
· Island Bay, Houghton Bay
· Oriental Bay, Roseneath
· Hataitai
· Kilbirnie, Lyall Bay, Rongotai
· Thorndon
· Te Aro Flat
· Tawa (East)
· Tawa (Central)
· Tawa (South)

These places have all had an average percentage increase of over 10%. Suburbs in the northern part of Wellington which were previously seen as the 'cheaper areas' have seen the biggest increase in house prices. In particular Tawa, Newlands, Paparangi and Woodridge have increased between 13.1% and 18.1%. One reason for this could be that places such as Johnsonville and Porirua can provide residents in these areas with services that previously they might have had to travel to Wellington City for. The growth of both the Johnsonville and Porirua malls encourage people to live out in the suburbs that were previously undesirable because of their location from the city. Another reason for such increases in these areas is that previously their value was low and when they see an increase the percentage seems larger, when if you compare the real figures they are still pretty low.

However Karori, Churton Park, Kilbirne,Te Aro and Wadestown are all be desired because of school zoning. Churton Park and Karori both boast decile 10 primary schools which for parents who cannot afford private education but wish to have the 'best' public education may spur them to purchase in certain suburbs. This of course does not only go for primary schools, but also popular secondary schools such as Wellington College and Wellington Girls' College. It is proven that being in zone for highly sought after public schools can increase your property immensely.

Places that have undergone re-development such as Oriental Bay have seen a huge increase in the capital value of houses in the last 10 years particulary within the last 5.

Taken from the Alexander Turnbull Library. Reference Number: PAColl-8557-18. www.teara.govt.nz/

This is a picture of Oriental Bay in the 1920's. As you can see there is not a lot of beach and the sand is not soft and bright, it is grey and stony.

Image taken from the Wellington City Council. www.wellington.govt/nz/move/enlarge

Now days with the $7.5 million revamp completed in December 2002 people in summer flock to Oriental Bay in the truckloads. The beach did of course take truckloads to redo, I am of course referring to the 22,000 tonnes of golden sand from the northern South Island. This is how the beach has managed to create the golden coloured sand people love rather than the old dingy,rocky sand.The beach combers are not the only ones wanting to get in on the action however. Since the redevelopment house prices have continued to soar as the highest valued suburb in Wellington.

Of course suburbs within walking distance to the city are always going to see in increase in property values, as transportation becomes more expensive along with the expense many forms of transportation cost our environment. As people become increasingly aware of the environmental effects of some modes of transportation we will see in the near future even more importance based on having housing within walking distance to work, school and play.

Through answering my specific research question I can draw the conclusion that urban gentrification has an effect on house prices. The upgrading of both housing and shops can increase a suburbs property values immensely. This can be seen for instance in Tawa and Newlands which saw the greatest percentage increase in property values in 2005. Both suburbs were previously thought of as a middle-low income neighbourhoods, but now with houses being gentrified property values are on the rise. Of course it is extremely rare for a house to decrease in value but gentrification definitely does play a significant role in raising house prices further.

Where in Wellington has renovation accommodated for the growing population?

In the past few years the Wellington region has been developing to accommodate for the growing population, one of the main places the region has been growing is in the CBD because it is becoming a trendy and easy place to live, in Wellington city many apartments have been going up in the last few years because of this. In the past 10 years from 1996 to 2006 the Wellington population has grown by 21,747 people which is a 12.1% increase (information from statistics NZ, census). This is another reason why more apartment style places are needed in the city.

The above picture was taken at Taranaki Street in Wellington city, it demonstrates the point that more and more apartments are being developed in the city region to accommodate for the growing population.

This picture above used to be the Warehouse in Wellington city, this was bowled down recently to make room for more inner city apartments which will be close to the waterfront which is increasing development of a popular spot and making room for more many people who enjoy the city life.

How has urban renewal and gentrification further developed the town centre of Wellington?

Our specific research objectives are:

Where in wellington has renovation accommodated foe the growing population?

What are the reasons for an increase in the wellington city population?

Where in the wellington town centre have derelict areas undergone physical renovation to a usable state for the residents?

Where are ares in wellington which have experienced an increase in property values?