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Mas�ey
Uni,,e,.rity Li')rary
New Zealand & Pacific Collec�:on
The Effect of Urba n Pa rks on
Res i denti a l P roperty Va l ues .
A thes i s presented i n part i a l
fu l fi l ment o f the requ i rements for the d eg ree of Doctor of Phi l osophy i n Geography at
Ma ssey U n i vers i ty .
Haro l d W . Bockemu ehl 1974
Abstract
Th i s thes i s presents the report on an i nqui ry i nto the rel ati ons h i p between res i denti a l p roperty va l uati on and di s tance to urban parks and rec
reati ona l areas i n the New Zea l and ci ti es of Chri stchurch , Pa l merston North , Wa nga nui and Hasti ngs . Open s paces ma ke up an i mportant part o f the con
tempo ra ry urban l a nds cape , and as maj or features of urban pa tterns they may be expected to exert a measurabl e i nfl uen ce upon property val ues i n thei r s u rround i ng areas . An empiri ca l l y based framework i s deve l oped to permi t the measuri ng of the s trength a nd d i recti on of th i s rel a ti ons h i p , that i s , whether property val ues i ncrease or decreas e as d i s tance from the park becomes grea te r . The data are s u bj ected to s tati sti cal tes ts , i nc l udi ng c orrel ati on u s i ng the Pea rson product-moment method , and l i near and c u rv i l i near reg res s i on .
The i ntroducti o n rev i ews the genera l l y accepted req ui rements for open s pace i n ci ti es of wes tern European cul ture , and presen ts a bri ef hi s tori cal a ccount of the deve l opment of the movement towa rds urban parks . Parti cul ar a ttenti on is gi ven to the es tabl i s hmen t of open s pace i n New Zea l and , where parks have been pl anned i nto v i rtua l ly a l l communi ti es from thei r ear l i es t d ays .
Fi ve hypotheses are postul ated , and each i s tes ted aga i ns t the emp i ri ca l fi ndi ngs for each ci ty . These hypotheses are , fi rs tly , i n a nei ghbou rhood whi ch deve l ops around a park or reserve , res i dent i a l property va l uati ons are
h i ghes t a l ongs i de the open s pace , and dec l i ne wi th i ncreas i ng d i s tance from i t . The i nfl uence wi l l vary wi th di fferi ng characteri s ti cs of the space . S econd l y , the pos i ti ve , or a pprec i ati ng , i nfl uence of a park , as pos tu l a ted i n the fi rst hypothe s i s , wi l l decl i ne as d i s ta nce to the open rura l l andscape d ecreases . Th i rdl y , the pos i ti ve i n fl uence o f a park wi l l decl i ne wi th a decrease i n a verage property val ues for a nei ghbourhood . Fourth ly , the pos i t i ve i nfl uence o f a park wi l l i nc reas e w i th a n i ncrea s e i n hous i ng dens i ty . F i na l l y , the average property va l u es of nei ghbourhoods s u rround i n g o pen
i i
spaces are h i gher than avera ge val ues o f those areas wh i ch do not have ready access to parks .
Fi nd i ngs of the s tudy s upport three of the hypotheses . S trongest s upport is fo und for Hypothes i s I I I , the postu l a ti on that the apprec i a ti v e i nfl u ence of a park decl i nes wi th a decrease i n average val ues i n the s u r
round i n g area . Al pha l evel s of s i gni fi cance beyond the 0 . 001 l evel are noted cons i s tentl y .
The fi rs t and l ast hypotheses , wh i ch suggest the ex i s tence o f an appre ci ati ve effec t on both mi cro and ma cro s ca l es , are a l s o u phel d . The average va l ue of propert i es adj acent to the 44 parks cons i dered i n the s tudy exceed by 1 1 . 3 per cent the a verage for those properti es 200 metres further from the pa rks . Furthermore , a d i fference of 7 . 93 per cen t i s found between avera ge va l ues for properti es i n pa rk-ori ented nei ghbourhoods and thos e i n a reas further away from open s paces .
The other two hypotheses are rej ected for l ack of support by fi ndi ngs o f the study .
i i i
ACKNOWLEDGEMENTS
Research i s sel dom the wor k of one i nd i v i dua l . I n the cou rs e of i nves t i gati on for th i s s tudy , the wri ter recei ved as s i s tance from many peop l e . Spec i a l thanks are due to :
Pro fessor K . W . Thomson , Dea n of Soc i a l Sci ence , Massey Uni vers i ty , who su perv i s ed the resea rch and - provi ded gu i dance , cri ti ca l revi ew and encour
ageme n t ;
Mr B . G . R . Saunders , Reader i n Geog raphy , Massey Un i vers i ty , who proposed the research top i c , sugges ted the i n i ti a l read i ngs and approach to the study , and served as maj o r advisor on the thes i s commi ttee ;
Mr E . G . Thomas , Lectu rer i n Geography , Mas sey Uni vers i ty , who served on the thes i s commi ttee ;
Mrs L i l i an Gri ffi n , M . A . , who dra ughted mos t of the maps ;
No l a S i mpson , Massey Uni vers i ty Computer Un i t , and Mr S . Henry , Computer Sc i ence Department , Uni vers i ty of Montana , who prov i ded compu ter programs ;
Professor R . Banaugh , Chai rman of Computer Sci ence Depa rtmen t , and Or D . Lofts gaarden , Associ ate Professor o f Mathemat i cs , Un i versi ty of Montana , who commen ted on the s tati s ti cal work ;
the New Zea l and Department of Va l uati on , and especi a l ly Mr B . de Lautou r , Urban Di stri ct Va l uer , Pa l mers ton North , Mr A . P . Fa u l l s , Urba n
Va l uer , Chri s tchurch , Mr N . J enki n , D i s tr i c t Val uer , Napi er , and Mr J . Brown , Di s tr i c t Val uer , Wanganu i , who made va l uat i o n fi l es ava i l a bl e , expl ai ned the val uati on techni que and provi ded i nformation regard i ng urban devel opment i n New Zea l and c i ti es ;
Mr H . G . Gi l p i n , Di rector of Botan i c Gardens , Parks and Res erves , Chri s tchurch ; Mr J . W . Bo l ton , D i rector of Reserves , Pa l merston North ; Mr M . R . Boothby , Su peri ntendent of Parks a nd Reserves , Wa nganu i ; Mr J . G . C . Mac Kenz i e , Su peri n tendent of Parks , Has t i ngs ; a nd the C i ty Engi neers of Pal mers ton North , Chri s tchurch and Wanganui for thei r cooperati o��
i v
and fi na l ly , to the wri ter • s wi fe and dau ghter , Maybe l l e and Karen , who ma i n ta i ned cheerful d i spos i ti ons through the l ong hours of research and wri ti ng . To these , and to a l l who hel ped in any way , the wr i ter i s deepl y gratefu l .
V
ACKNOWL EDGEt�ENTS TABLE OF CONTENTS L I ST OF TABLES L I ST OF F I GURES
CHAPTERS IN TEXT
I I n troducti on I I Methodol ogy I l l Chri stchu rch
I V Pa l merston North V Ha sti ngs
VI Wanganu i V I I Summa ry
APPENDI CES
TABLE OF CONTENTS
I Li st of New Zea l and C i ti es .
I I Coeffi ci ents of Correl ati on , Zones 5 through 1 0 . I l l Letter of Au thori s a ti on .
I V Ana lys i s of Vari ance Data . V Regres s i on Ang l es .
V I Regres s i on Res i du a l s Used for Ma pp i ng .
B I BL I OGRAPHY OF WORKS CONSULTED
Books , Arti c l es , Thes i s , etc . Government Publ i cati ons
Page i v vi v i i v i i i
1 22 49 82 124 1 50 174
1 93 1 94 1 96 1 97 1 99 200
217 23 1
L I ST OF TABLES
Page 2 . 1 S l ope of Terra i n , as Percen tage of C i ty Area . 23
2 . 2 D i s tance of Opti mum Correl ati on . 2 7
3 . 1 Chr i s tchurch Open S paces . 51
3 . 2 Average Property Va l uati ons , Chri s tchurch . 52
4 . 1 Pal mers to n North Open S paces . 84
4 . 2 Average Property Val uati ons , P a l merston North . 88
5 . 1 Hasti ngs Maj or Open Spaces . 126
5 . 2 Average P roperty Va l uati ons , Ha sti ngs . 128
6 . 1 Wanganui Open Spaces 152
6 . 2 Average Property Val uati ons , Wa nganui 153
7 . 1 Cl as s i fi cati on of Parks Accordi ng to Functi on . 181 7 . 2 Average Val ues for Appreci ati ng Park s , by Regres s i on Functi on . 184 7 . 3 Compari son of Val ues , Park-ori ented vs . Random Samp l e
P roperti es . 187
L IST OF FI GURES
1 . 1 Map showing l oca ti on o f c i ti es i n New Zea l and .
2 . 1 Schema t i c representati on of park , showi ng expand i ng outl i ne , zones , and quadra nts .
2 . 2 Hypotheti cal deprec i a t i on curve for hous i ng .
3 . 1 Ma p of Chri stchurch s tudy area , i n rel ati on to ci ty . 3 . 2 Ma p of Hagl ey Park a rea , s howi ng regres s i on res i d ua l s . 3 . 3 Regres s i on graphs for Chri s tchurch parks .
3 . 4 Map of E l mwood Park area , showing regres s i on res i dua l s . 3.5 Map of Edgar Maci n tosh Park a rea , s howing regres s i on
res i d ua l s .
3 . 6 Ma p of r�a l vern Park and Rugby Park areas , show i ng regres s i on res i dua l s.
3 . 7 Ma p of Horses hoe Lake Reserve and Burwood Park areas , showi ng regres s i on res i dua l s.
3 . 8 Map of R i c hmond Doma i n area , showi ng regress i on res i dual s . 3 . 9 Map of Papanui Doma i n area , s howi ng reg res s i on res i dua l s .
Page 1 6
2 6 37 50 54 55- 57 59
61
63
64 67 68 3 . 1 0 Ma p of St Al bans Park area , s howi ng regres s i on res i dua l s . 70 3 . 1 1 Map of Shi rl ey Go l f Co urse area , s howi ng regress i on res i dual s . 72 3 . 12 Map of St James Park a rea , s howi ng regres s i on res i dua l s .
3 . 13 Ma p of Macfarl ane Park area , showi ng regres s i on res i dua l s . 3.14 Val uati on profi l e of s i ng l e- un i t s tate hou s i ng i n Macfarl ane
Park a rea .
74 76
78
4 . 1 �1ap of Pal mers ton North s tudy area . 83
4 . 2 Map of Centenn i a l Lagoon- - Ho kowh i tu Gol f Cours e a rea , s howi ng
regressi on res i dua l s . 89
4 . 3 Regress i on gra phs for Pa l merston North parks .
4 . 4 Ma p o f Hokowh i tu Doma i n area , s howi ng regress i on res i dual s . 4 . 5 Ma p of Espl a nade Park compl ex area , s howi ng regres s i on
res i dua l s .
4 . 6 Map of Br i g h twater Terrace Go l f Course area , s howi ng regres s i on res i dua l s .
4 . 7 Map of Bui c k Crescent Park area , show i n g regress i on res i dua l s .
4 . 8 Map o f Waterl oo Cresce·n t Pa r k a rea , s howi ng regress i on res i du a l s .
4 . 9 Map of Monrad Park area , s howi ng regres s i on res i dual s . 4 . 10 Map of Papaeoi a Park area , s howi ng regress i on res i dua l s . 4 . 1 1 Map of Awa pu ni Park area , s how i ng regres s i on res i d ua l s . 4 . 1 2 Ma p of Pur i r i S treet Ba s ketba l l Cou rts and Humber Park
a reas , s howi ng regress i on res i dua l s .
4 . 13 Ma p of Coronati on Park area , s howi ng regressi on resi dual s . 4 . 1 4 Ma p of Ta karo Park area , showi ng regres s i on res i dua l s . 4 . 1 5 Map of Savage Crescent Park area , showi ng regres s i on
res i d ual s .
4 . 16 Map of Agri c u l tura l and Pastoral As s oci ati on Showgrounds a rea ,
Page 91-93 95
97 99
101
102 1 04 106 107
1 09 1 1 1 1 1 2
1 14
s howi n g regres s i o n res i dual s . 1 1 6
4 . 17 Map o f Mi l verton Park area , showi ng regres s i on res i dua l s . 4 . 18 Map of Memori a l Park area , s howi ng regres s i on res i dua l s . 5 . 1 Map of Hasti ngs s tudy area .
5 . 2 Map of Fri ml ey Park a rea , s howi ng regres s i on res i dual s . 5 . 3 Regres s i on graphs for Hasti ngs pa rks .
5 . 4 Ma p o f Fl axmere Park a rea , s howi ng regres s i on res i d ua l s . 5 . 5 Ma p of Wi ndsor Park and Mayfa i r Park areas , s howi ng
regress i on res i d ua l s .
1 18 1 19 125 129 1 30- 1 32 134
135
5 . 6 Map of Cornwa l l Park a rea , showi ng reg res s i on res i dua l s.
5 . 7 Map of St Leonards Park area , s howi ng regres s i on res i du a l s.
5 . 8 Map of Hawke • s Bay J ockey C l ub Racecours e and Ebbett Park a reas , showi ng regres s i on res i dua l s.
5 . 9 Map of Aki na Park area , showi ng regress i on res i dua l s . 5 . 1 0 Map of Ki rkpatri c k Park area , s howi ng regress i on res i dua l s.
6 . 1 Map of Wanganui s tudy a rea.
6 . 2 Ma p of Kowha i Park area , showi ng regres s i on res i dua l s.
6 . 3 Regres s i on graphs for Wanganui parks.
6 . 4 Ma p of Wanganui Doma i n a rea , s howi ng regres s i on res i dua l s.
6 . 5 Map of Wanga nu i Racecourse area , showing regres s i on res i dua l s.
6 . 6 Map of Lorenzda l e Pa rk a rea , s howi ng regres s i on res i dua l s.
6 . 7 Map of Wi l l i ams Doma i n a nd Wanganu i Eas t Showgrounds areas , s howi ng regress i on res i dual s.
6 . 8 Map of Vi rg i n i a Lake and Peat Park areas , show i ng regres s i on res i du a l s.
6 . 9 Map of V i ctori a Park area , s howi ng regres s i on res i dua l s.
6 . 1 0 Ma p of Castl ecl i ff Beach Doma i n area , s howi ng regress i on res i dua l s .
7 . 1 S i ze of pa rk�· regress i on angl e .
7 . 2 Average age of hou s i ng vs. regres s i on a ng l e.
7 . 3 Average property va l ue v s. regress i on angl e.
Page 137 139
141 1 43 145 151 1 54 156- 1 57 1 58
1 60 162
164
1 66 168
170 175 177 178
