What If New Orleans Preserved More of Its Historic Architecture?

The Actual History

New Orleans stands as one of America's most architecturally distinctive cities, with a rich built heritage reflecting its unique colonial history under French, Spanish, and American rule. The city's architectural identity emerged from this multicultural foundation, producing iconic styles like Creole cottages, shotgun houses, double-gallery townhomes, and ornate Victorian mansions. By the early 20th century, New Orleans possessed one of the nation's most coherent and diverse historic urban landscapes.

However, the city's architectural heritage faced significant threats throughout the 20th century. The 1920s and 1930s saw the first major losses as modernization initiatives led to demolitions in what is now the Central Business District. The situation worsened dramatically in the post-World War II era during the Urban Renewal movement (1949-1974), when federal policies encouraged widespread demolition of historic areas deemed "blighted." In New Orleans, this resulted in the destruction of numerous historic buildings to make way for highways, government complexes, and modern developments.

A pivotal moment came in 1965 when the proposed Riverfront Expressway threatened to cut through the French Quarter. This potential destruction galvanized preservationists, leading to the formation of advocacy groups and ultimately the defeat of the expressway plan in 1969. This victory marked a turning point, sparking the passage of historic district legislation that helped protect areas like the French Quarter and Garden District.

Despite these victories, New Orleans continued to lose historic structures throughout the 1970s and 1980s due to economic pressures, neglect, and development. Poor enforcement of preservation ordinances and limited financial incentives for restoration meant many buildings deteriorated beyond repair. The oil bust of the 1980s further exacerbated the situation, as economic hardship led to deferred maintenance and abandonment.

Natural disasters have posed additional threats. Hurricane Katrina in 2005 damaged or destroyed an estimated 30,000 historic properties. In the recovery process, despite preservationists' efforts, thousands of repairable historic homes were demolished, particularly in less affluent neighborhoods. The post-Katrina rebuilding proceeded without adequate consideration for the city's architectural heritage in many areas.

Today, while New Orleans has strong preservation mechanisms in place for designated historic districts like the French Quarter, Garden District, Marigny, and Bywater, many historic neighborhoods lack sufficient protections. The continuing challenges of climate change, gentrification, and uneven development threaten the surviving architectural heritage. Preservation advocacy organizations like the Preservation Resource Center continue their work, but they operate in a landscape where significant portions of the city's historic fabric have already been lost to demolition, neglect, or insensitive alterations over the past century.

The Point of Divergence

What if New Orleans had developed a comprehensive historic preservation ethos decades earlier than it did? In this alternate timeline, we explore a scenario where New Orleans embraced architectural preservation as a core civic value in the 1920s, well before the destructive urban renewal era began.

The point of divergence occurs in 1925, when a coalition of prominent New Orleans citizens, intellectuals, and business leaders—inspired by Charleston's groundbreaking 1924 historic preservation ordinance—successfully campaigned for the creation of the New Orleans Architectural Heritage Commission. This early preservation authority received unprecedented powers to identify, designate, and protect significant buildings throughout the city, not just in the French Quarter.

Several factors might have contributed to this earlier preservation movement:

Economic foresight: Key business leaders might have recognized the tourism potential of New Orleans' unique architecture decades before this became conventional wisdom, positioning preservation as an economic strategy rather than merely a cultural concern.
Academic influence: The 1920s saw increased scholarly interest in American vernacular architecture. Architects and historians from Tulane University might have documented the unique Creole building traditions more extensively, raising awareness of their international significance.
Cultural renaissance: The 1920s Louisiana literary renaissance, which included writers like Lyle Saxon, could have expanded to encompass architectural heritage as part of a broader cultural awakening.
Political alignment: A progressive city administration might have aligned with preservationists rather than favoring demolition-oriented development, allowing ordinances to pass that would have faced opposition in our timeline.
Early tourism industry involvement: The nascent tourism industry could have recognized the economic value of architectural authenticity earlier, creating a powerful business lobby for preservation.

This earlier preservation movement established legal precedents and cultural norms that fundamentally altered how New Orleans approached development for the rest of the century. Rather than viewing historic buildings as obstacles to progress, this alternate New Orleans embraced its architectural heritage as both a cultural treasure and economic asset worthy of protection and restoration.

Immediate Aftermath

Initial Preservation Victories (1925-1940)

The newly formed New Orleans Architectural Heritage Commission quickly established itself as a powerful force in city planning. Its first major victory came in 1927 when it prevented the demolition of the historic St. Louis Hotel, a significant antebellum structure that in our timeline was razed that year. This early success demonstrated the commission's authority and established an important precedent.

By 1930, the commission had cataloged over 5,000 structures of architectural or historical significance throughout the city—not just in the French Quarter but in neighborhoods like Tremé, Central City, and Algiers. This comprehensive inventory provided legal protection against demolition and established guidelines for appropriate renovations.

The Great Depression inadvertently strengthened preservation efforts. When the federal Works Progress Administration (WPA) arrived in New Orleans, the Heritage Commission successfully lobbied to direct funds toward restoration rather than demolition and new construction. Between 1935 and 1940, WPA crews rehabilitated hundreds of historic structures, particularly in working-class neighborhoods that might otherwise have faced neglect or destruction.

Preservation During WWII and Beyond (1941-1955)

World War II brought different challenges. While many cities sacrificed historic buildings for wartime production facilities, New Orleans' established preservation framework guided military investment toward adaptive reuse rather than wholesale destruction. The conversion of historic warehouses along the river into military facilities preserved their exteriors while allowing for new interior uses—establishing an early model of adaptive reuse that would influence post-war development.

In the immediate post-war years, when many American cities embraced urban renewal programs that decimated historic neighborhoods, New Orleans took a different approach. The city's 1947 Comprehensive Plan incorporated the Heritage Commission's preservation guidelines, making New Orleans one of the first major American cities to integrate historic preservation into its master planning process.

Mayor deLesseps "Chep" Morrison, who served from 1946 to 1961, initially clashed with preservationists but soon recognized the economic potential of architectural tourism. In this alternate timeline, rather than pursuing modernization through demolition, Morrison embraced a "preserved modernity" approach, investing in infrastructure improvements that complemented rather than replaced historic structures.

The Interstate Highway Challenge (1956-1965)

The 1956 Federal-Aid Highway Act presented a significant test for New Orleans' preservation framework. In our timeline, interstate highways devastated historic neighborhoods in many cities, including parts of New Orleans. In this alternate timeline, the established preservation ethic significantly altered the outcome.

When initial highway plans threatened to cut through historic neighborhoods, the Heritage Commission, backed by decades of legal precedent and public support, successfully advocated for alternative routes. The Interstate 10 corridor, which in our timeline destroyed portions of the Tremé neighborhood and damaged North Claiborne Avenue's thriving African American business district, was instead routed along less destructive pathways that preserved these vital communities.

The proposed Riverfront Expressway, which in our timeline was only defeated after years of controversy, was rejected in the planning stages in this alternate timeline. The stronger legal standing of preservation ordinances and broader public consensus about the value of architectural heritage made such intrusive projects politically untenable.

Economic and Social Impacts (1950s-1960s)

By the late 1950s, New Orleans had developed a national reputation as a leader in historic preservation. This reputation attracted a wave of artists, craftspeople, and entrepreneurs drawn to the city's intact historic neighborhoods. This creative influx catalyzed an economic renaissance in areas like the Marigny, Bywater, and Central City decades earlier than occurred in our timeline.

Tourism evolved differently as well. Rather than concentrating exclusively on the French Quarter, visitors explored a wider range of historic neighborhoods. This broader distribution of tourism helped prevent the Quarter's over-commercialization and spread economic benefits throughout the city.

The preservation movement also intersected differently with the civil rights movement. With intact African American neighborhoods like Tremé and Central City retaining their historic building stock, Black-owned businesses and cultural institutions maintained stronger positions in the urban landscape. The Heritage Commission, initially dominated by white elites, became more inclusive by the early 1960s, recognizing the historical significance of African American architectural contributions and incorporating Black preservationists into leadership roles.

Long-term Impact

Architectural Renaissance (1970s-1980s)

By the 1970s, New Orleans' preservation ethic had matured into a sophisticated system that balanced protection with thoughtful development. The oil boom that brought wealth to Louisiana in this period manifested differently in this alternate New Orleans. Rather than funding modernist towers that clashed with historic surroundings, investment flowed into rehabilitation projects.

The city developed robust tax incentive programs for historic preservation years before the federal government established similar measures in 1976. These financial tools enabled property owners to restore rather than replace aging buildings, creating an economic environment where preservation became financially advantageous.

A citywide architectural renaissance emerged as craftspeople specialized in traditional building techniques found steady employment. Schools of traditional carpentry, plastering, ironwork, and masonry developed, preserving skills that nearly disappeared in our timeline. Tulane University's School of Architecture became internationally renowned for its preservation program, attracting students and researchers from around the world.

Tourism and Cultural Economy (1980s-1990s)

The oil bust of the 1980s, which devastated Louisiana's economy in our timeline, had less severe impacts in this alternate New Orleans. The city's diversified economy, built around cultural tourism, craftsmanship, and education rather than solely petroleum, provided economic resilience during this downturn.

By the 1990s, New Orleans had established itself as America's premier cultural heritage destination, attracting visitors seeking authentic experiences beyond Bourbon Street revelry. The intact historic neighborhoods served as settings for a flourishing film industry, with productions drawn to the city's authentic period architecture—a development that came much later and on a smaller scale in our timeline.

The preservation of working-class architectural forms like shotgun houses and Creole cottages throughout the city maintained more affordable housing options than existed in our timeline. This helped moderate the gentrification that often accompanies successful preservation efforts, allowing more original residents to remain in historic neighborhoods.

A Different Response to Disaster (2005-2010)

Hurricane Katrina in 2005 still devastated New Orleans, but the recovery process unfolded differently in this alternate timeline. The city's stronger preservation infrastructure—including skilled craftspeople, established restoration businesses, and comprehensive documentation of historic properties—facilitated a more effective rebuilding process.

FEMA's post-disaster policies, which in our timeline often favored demolition over restoration, faced significant resistance from the deeply entrenched preservation community. Federal recovery funds were more frequently directed toward restoring damaged historic structures rather than replacing them with new construction.

The Road Home program, which provided rebuilding assistance to homeowners, incorporated preservation standards and technical assistance for historic properties. This approach saved thousands of historic buildings that were lost in our timeline, particularly in less affluent neighborhoods like the Lower Ninth Ward, Gentilly, and New Orleans East.

Climate Adaptation Through Preservation (2010-2025)

In the years following Katrina, this alternate New Orleans pioneered approaches to climate adaptation that incorporated preservation principles. Rather than abandoning historic building techniques, the city invested in research demonstrating how traditional Gulf Coast architectural features—raised foundations, high ceilings, cross-ventilation, and galleries—provided effective strategies for living with water and heat.

The city's climate resilience planning integrated preservation expertise, resulting in flood protection systems that respected historic urban patterns rather than disrupting them. Traditional building methods were updated with modern engineering, creating a distinctive "neo-Creole" approach to climate-adaptive architecture that maintained continuity with historic patterns while incorporating contemporary resilience features.

By 2025, this alternate New Orleans stands as a global model for climate-adaptive heritage conservation. International delegations regularly visit to study how the city maintains its historic character while preparing for a changing climate.

Economic and Social Structure (2025)

In 2025, this alternate New Orleans exhibits significant differences from our timeline:

More distributed wealth: The preservation economy created pathways to skilled trades and property ownership that benefited a broader segment of the population, reducing economic inequality.
Stronger neighborhood cohesion: With fewer disruptive highways and urban renewal projects, neighborhood social networks remained more intact, creating stronger community resilience.
Cultural authenticity: The preservation of physical spaces where cultural traditions developed—neighborhood bars, social halls, churches, and corner stores—helped maintain New Orleans' distinctive cultural practices.
Sustainable tourism: A tourism model built around authentic cultural heritage rather than entertainment districts created more sustainable economic benefits distributed throughout the city.
Educational leadership: The city's educational institutions, particularly in architecture, preservation crafts, and cultural studies, achieved international prominence.
Demographic retention: More successful retention of historic buildings correlates with greater retention of historic communities, resulting in less displacement of long-term residents.

This alternate New Orleans still faces challenges—affordable housing pressures, climate change threats, and the balancing of tourism with local quality of life—but approaches these issues with stronger social cohesion and a clearer sense of identity rooted in its preserved built environment.

Expert Opinions

Dr. Lydia Montgomery, Professor of Urban Planning and Preservation at Tulane University, offers this perspective: "When we examine what made the difference in this alternate New Orleans, it wasn't simply stronger legal protections for buildings—it was the integration of preservation thinking into every aspect of urban policy. Transportation planning, economic development, disaster recovery, and climate adaptation all incorporated preservation principles. This comprehensive approach prevented the fragmentation we see in our timeline, where preserved districts exist as islands surrounded by areas that have lost their historic character. The early development of preservation as a broad civic value rather than a niche interest of elites created a fundamentally different urban trajectory."

Jerome Washington, architectural historian and author of "Preserved City: New Orleans' Alternate Path," explains: "The economic implications of this timeline can't be overstated. In our reality, New Orleans' tourism economy focuses heavily on a small, increasingly commercialized French Quarter. In this alternate timeline, the preservation of authentic neighborhood commercial corridors throughout the city—Freret Street, Oretha Castle Haley Boulevard, St. Claude Avenue, and others—created a multi-nodal tourist experience where visitors engage with living communities rather than just a downtown entertainment district. This distributed model produced a more resilient economy and better quality of life for residents. It also prevented the 'museum-ification' of historic areas that we often see in successfully preserved districts."

Maria Fernandez, Director of the Center for Climate Adaptation and Historic Preservation, notes: "What's particularly fascinating about this alternate New Orleans is how preservation became a tool for future-oriented planning rather than simply maintaining the past. By recognizing that traditional Gulf Coast building techniques—developed before air conditioning and flood control systems—contained environmentally responsive wisdom, the city developed an architectural approach that's simultaneously traditional and innovative. The preservation of skilled craftsmanship meant that when climate adaptation became necessary, the city possessed both the knowledge base and workforce to implement solutions that maintained cultural continuity while meeting new challenges. This integration of heritage conservation with climate preparedness offers important lessons for coastal cities worldwide."