Geography Reference
In-Depth Information
A rather different problem, discussed mainly in
the North American literature, is the identification
of the
optimal site
for a new store: that which will
produce the largest increase in overall store sales
(not necessarily sales for the new store, since this
might prosper only at a cost to existing stores).This
problem is not discussed further here, due to the
complexity of the methods involved (interested
readers are referred to Drezner (1995) for a review
of methods of optimising facility location across a
whole network). In any case, in the UK context
this type of problem is unlikely to arise in its pure
form. Retail companies are usually highly
constrained in their choice of store locations
through land-use planning restrictions (Guy
1994).
areas and shopping centres selling similar
products. Thus new large food stores will have a
noticeable trading impact upon smaller
supermarkets and fresh food shops within the
local area if these were previously the main
source of food; but in the 1990s they are more
likely to affect trading in other existing large food
stores.
Social impact
is related to the social profiles of
both users and non-users of the new facilities:
because some people find it difficult to gain access
to the new facilities, the perceived gap between
'haves' and 'have-nots' becomes wider. In
addition, the 'have-nots' suffer when their local
retail areas fall victim to economic impacts.
This process gives rise to
environmental impact,
which occurs when economic and social impacts
result in physical changes to traditional retail areas
and town centres. These may include an increase
in vacancy rates or the replacement of established
shops of real value to the local community by
transient 'twilight' uses. A 'downward spiral' of
events can occur in serious cases, where the initial
loss of trade caused by retail competition leads to
several key retailers leaving the centre (Figure
33.6).
Partly for these reasons, government policy in
the UK and several other Western European
countries has increasingly focused upon
maintaining and enhancing the
vitality
and
viability
of existing town centres and retail areas.Vitality 'is
reflected in how busy a centre is at different times
and in different parts', and viability 'refers to the
APPLICATION: EVALUATION OF
RETAIL IMPACTS
One of the most important issues in land-use
planning over the last few years has been the
growth in 'out-of-town' retailing (more
correctly termed 'off-centre' retailing). This has
involved the development of large purpose-built
stores and shopping centres on suburban land,
characterised by mass-market one-stop shopping
and abundant free car-parking facilities (Guy
1994). The debate over the control of off-centre
retailing has reflected public concern over the
potential monopoly power of large retail and
development companies, and a desire to protect
the more fragile traditional retail environments.
The latter are seen both as the home of the 'small
businessman' and as well-used familiar places that
give towns and cities their character and identity
(Guy 1998b).
The impacts of such retail development are
usually classified into economic, social and
environmental (BDP Planning 1992).
Economic
impact
constitutes the diversion of trade away
from traditional retail areas and into the new
stores and centres. In a situation where total retail
expenditure within an area changes only slowly
in the short term, new shopping opportunities
are likely to take trade from established retail
Figure 33.6
The 'downward spiral' model of
environmental impact.
