10 ways to future proof your centre

10 WAYS TO FUTURE PROOF YOUR CENTRE

Garden City, Margaret St, Toowoomba, QLD, AUS (Toowoomba Regional Council)

Palmerin St, Warwick, QLD, AUS

STRUCTURE

▸ Retail trends

▸ Benefits of urban design and placemaking

▸ Future proofing your centre

▸ Place partnership

SHOPPING MALLS 60 YEARS OLD

▸ Toowomba 60 years ago

▸ Time to retire

Southdale Shopping Centre, opened in 1956, Edina, Minnesota, Minneapolis, USA

TOOWOOMBA 1950S

▸ 1954 popn 43,149

▸ 1950 First Carnival of Flowers held at Toowoomba.

▸ 1951 Dalby butter wins World Butter Championship in London.

▸ 1952 Sister Kenny, famous for her treatment for polio, dies in Toowoomba.

▸ 1956 Huge floods hit the Downs.

▸ 1957 Levee banks built on the Macintyre River at Goondiwindi after the floods of 1956

Picture Queensland, State Library of Queensland

THE DEATH OF THE SHOPPING MALL

http://en.wikipedia.org/wiki/File:Dixie_Square_Penneys_and_Jewel.jpg

▸ Open for business: 1966–1979

SHOP UNTIL THEY DROP...

▸ New York Times - February 5, 2012

▸ Near-record vacancy rates (11%) at malls of all kinds.

▸ There are about 108,000 shopping centres in America.

▸ A new enclosed mall has not opened in the United States since 2006.

▸ Urban Land Institute

▸ More than 11 per cent of strip malls in North America are derelict, representing 27 million square metres of vacant retail space, according to the Washington-based.

Mizner Park - Boca Raton USA

Winter Park Mall - Orlando Ave, Winter Park, Fl

SHOP UNTIL THEY DROP...

▸ New York Times - February 5, 2012

▸ Sears Holdings is closing up to 120 stores, Gap Inc. 200 stores and Talbots 110.

▸ Abercrombie & Fitch closed 50 stores last year, Hot Topic, almost the same number.

▸ Chains that have filed for bankruptcy in recent years - Blockbuster, Anchor Blue, Circuit City and Borders, have left hundreds of stores lying vacant in malls across the country.

RETROFITTING SUBURBIA?

RETROFITTING SUBURBIA

RETROFITTING SUBURBIA

RETROFITTING SUBURBIA

▸ The Australian May 05, 2012 12:00AM

▸ “A pall over the mall”

▸ “Shopping malls may be booming across China and parts of the Middle East but in the US, the birthplace of the mall, they're dying and in Australia they're haemorrhaging”

AUSTRALIA?

Canberra Centre - Bunda St, Canberra, ACT

http://www.youtube.com/watch?v=fGaVFRzTTP4

VIRTUAL SHOPPING...

Gozzard St, Gungahlin, Canberra, ACT, AUS

▸ The Australian June 15, 2011 12:00AM

▸ Some are saying the end is nigh for the traditional shopping mall retail model.

▸ Online retailing is making its mark

▸ Typical anchor tenants such as fashion stores and book shops are struggling.

▸ The collapse yesterday of clothing retailer Colorado just weeks after the closure of 82 Borders and Angus & Robertson book stores is just the latest sign of the times.

▸ "The retailers that are most at risk are in the shopping strips that aren't somewhere like Toorak Road or Bridge Road in Melbourne, where there's upmarket coffee shops and lifestyle options to attract people to the area."

A SLOW DEATH HERE?

Hibberson St, Gungahlin, Canberra, ACT, AUS

BIG BOX RETAIL = SUGAR

▸ One idea...▸ We’ve grown up with it

▸ It is everywhere

▸ It’s very addictive

▸ Too much is not very good for us...

▸ but we don’t need to remove it from our diet completely

▸ Are you up to the task?

COMMON ENEMY

Gungahlin, Canberra, ACT, AUS

▸ Delays

▸ Poor examples

▸ No demand without supply

▸ Increased costs

▸ Murky trends

▸ Soft figures

▸ Government intent poor delivery

URBAN DESIGN V PLACEMAKING?

Parap Markets, Parap, Darwin, NT, AUS

▸ Urban design:

▸ House

▸ New buildings and infrastructure

▸ design

▸ space

▸ new places

▸ Utilitarian

▸ Experts?

▸ Placemaking:

▸ Home

▸ Existing buildings and places

▸ social programs

▸ place

▸ existing

▸ Social

▸ Ownership by the people (spirit)

▸ People watchers?

PLACEMAKING...

Victoria Ave, Chatswood, Sydney, NSW, AUS

BENEFITS OF PLACEMAKING

Mark Lane, Toowoomba, QLD, AUS

▸ Avoid adverse effects

▸ Doesn't necessarily increase costs

▸ Reduces Costs

▸ Delivers customers value

▸ Pro-development

▸ Delivers broad benefits to society

REDUCE ADVERSE EFFECTS

Victoria Ave, Chatswood, Sydney, NSW, AUS

▸ “The City of Casey has the highest reported incidence of family violence and child protection notifications within Victoria.”

http://www.caseyconnect.net.au/promotingpeace-familyviolence/

DOESN'T NEED TO COST MORE

Section 8 Bar, Tatersalls Lane, Melbourne, VIC, AUS

COSTS AND BENEFITS OF PLACEMAKING

Conness St - Chiltern, VIC, AUS

▸ Avoid adverse effects

▸ Doesn't necessarily increase costs

▸ Reduce Costs

▸ Delivers benefits customers value

▸ Pro-development

▸ Delivers broad benefits to society

Costs

REDUCE COSTS - POPUP

http://www.abc.net.au/local/photos/2012/02/07/3425109.htm

http:// http://humanscalecities.tumblr.com/post/4955017402/transforming-nyc-streets-a-conversation-with

REDUCE COSTS - PROTOTYPING

http://laughingsquid.com/parklets-the-tiny-parks-of-san-francisco/

REDUCE COSTS - PARKLETS

REDUCE COSTS – DISASTER RESILIENCE

Bardon, Brisbane, QLD, AUS

REDUCE COSTS – ENABLE THE LOCALS

Bate Street, Central Tilba, NSW, AUS

REDUCE COSTS - OVERALL

Ireland St, Bright, VIC, AUS

▸ Poor design can have significant adverse effects

▸ May not always cost more upfront

▸ Utilise existing infrastructure

▸ Enable natural disaster resilience

▸ Enable the locals (SCIP)

▸ "in a world where slow growth is normal, society can't afford the costs of our shopping centres” Joe Nickol  

COSTS AND BENEFITS OF PLACEMAKING?

High St, Wodonga, VIC, AUS

▸ Avoid adverse effects

▸ Doesn't necessarily increase costs

▸ Reduce Costs

▸ Delivers benefits customers value

▸ Pro-development

▸ Delivers broad benefits to society

PLACE = AFFORDABLE LIVING

Palmerston Lane, Fitzgibbon Chase, Brisbane, QLD, AUS

▸ AusHomes Loft Home

▸ 320 m² (two community titles – Villa + loft)

▸ 1 Bedroom + 1 bathroom (97m²)

▸ $199,900 in 2011

▸ Aiming to achieve 50 dwellings/ha in next stage on freehold title.

▸ Housing Innovations

PLACE = SAFETY

Sharp St - Cooma, NSW, AUS

PLACE = HEALTHY

Village Square, Eastern Rd, Browns Plains, Brisbane, QLD, AUS

▸ If one in ten Massachusetts adults started a regular walking program, the state would save $121 million in heart disease expenditures annually. [MA Dept. of Public Health, 2008]

▸ Combining vigorous exercise and walking each week produced a 50% reduced mortality. [Arch Internal Medicine, 2007]

▸ 1 in 3 children born in USA in 2000 will develop diabetes

▸ Car accidents are the leading cause of deaths 0-24

Ford St - Beechworth, VIC, AUS

PLACE = FITNESS

▸ Exercise affects learning, memory and cognition. College students showed improved performance on recognition memory tasks after exercise. [NYU current research]

PLACE = TRANSPORT SAVINGS

Flinders St, Adelaide, SA, AUS

PLACE = MORE TIME, LESS CONGESTION

Clarkson, Perth, WA, AUS

▸ Living car-free in walkable areas fits younger lifestyles. Fewer young people want cars. In 1995 people age 21 to 30 drove 21 percent of all miles driven in the U.S.; in 2009 it was 14 percent, despite consistent growth of the age group.  [Advertising Age, 2010]

PLACE = CONVENIENCE

Tumut Street, Adelong, NSW, AUS

PLACE = CHOICE

Victoria Ave, Chatswood, Sydney, NSW, AUS

PLACE = OPPORTUNITIES

Wharf St, Maryborough, QLD, AUS

▸ Kaid Benfield

▸ One entrepreneur noted that there are lots of people in Raleigh doing interesting things, ‘but they're miles apart from each other.’

▸ Further, said Josh Whiton, a 31-year-old chief executive of a software company downtown, ‘There's not the serendipitous running into each other when you go to the coffee’

Ruthven Street, Toowoomba, QLD, AUS

PLACE = FUTURE PROOFING

▸ Ellen Dunham Jones

▸ 85% of households in 2025 will not have kids

▸ 77% of Millenniums/Gen Y want to live in urban core

▸ 75% of retiring baby boomers say they want mixed use and mixed age

▸ Combined they represent ½ of the popn in the USA

▸ NY Times

▸ 1990s, high-end outer suburbs contained most of the expensive housing in the USA.

▸ Today, it’s in the high-density, pedestrian-friendly neighbourhoods of the centre city and inner suburbs

Princes Highway, Cobargo, NSW, AUS

PLACE = FUTURE PROOFING

WHAT CAN YOUR PLACE DELIVER?

Amp Ln - Albury, NSW, AUS

▸ Affordable housing

▸ Affordable Living

▸ Safety

▸ Fitness – physically and mentally

▸ Less money on transport

▸ More time, less congestion

▸ Convenience

▸ Choice

▸ Opportunities

▸ Future proofing

COSTS AND BENEFITS OF PLACEMAKING

Queen St Mall, Brisbane, QLD, AU

▸ Avoid adverse effects

▸ Doesn't necessarily increase costs

▸ Reduce Costs

▸ Delivers customers value

▸ Pro-development

▸ Delivers broad benefits to society

THE BENEFITS – UNDERPERFORMING ASSETS

Mizner Park - Boca Raton USA

▸ The Australian June 15, 2011 12:00AM

▸ Some are saying the end is nigh for the traditional shopping mall retail model.

▸ Online retailing is making its mark

▸ Typical anchor tenants such as fashion stores and book shops are struggling.

▸ "The retailers that are most at risk are in the shopping strips that aren't somewhere like Toorak Road or Bridge Road in Melbourne, where there's upmarket coffee shops and lifestyle options to attract people to the area."

A SLOW DEATH HERE?

Princes Highway, Cobargo, NSW, AUS

Education City Dve, Springfield, QLD, AUS

DEVELOPMENT FACILITATION (DA)

COSTS AND BENEFITS OF PLACEMAKING

Ford Street - Beechworth, VIC, AUS

▸ Avoid adverse effects

▸ Doesn't necessarily increase costs

▸ Reduce Costs

▸ Delivers customers value

▸ Pro-development

▸ Delivers broad benefits to society

THE BENEFITS – CREATIVE ECONOMY

▸ Characteristics of successful and highly valued places (Morrison Institute):

▸ quality natural environment

▸ innovation and cultural capacity

▸ distinctive amenities▸ street life, “hipness”,

tolerance▸ choice and diversity ▸ accessibility.

Murray St Mall - Perth, WA, AUS

THE BENEFITS – BRANDING + PROMOTION

THE BENEFITS – ENHANCE VALUES

High St - Yackandandah, VIC, AUS

▸ A one-point increase in Walk Score is associated with between a $700 and $3,000 increase in home values. [CEOs for Cities, 2009]

THE BENEFITS – LOCAL BUSINESS

High St - Yackandandah, VIC, AUS

THE BENEFITS – INTERACTION

Barossa Farmers Markets, SA, AUS

THE BENEFITS - CONNECTED AND VITAL

Clyde St, Batemans Bay NSW, AUS

THE BENEFITS – EXTEND ECONOMIC LIFE

▸ Homes in walkable urban neighbourhoods have experienced less than half the average decline in price from the housing peak in the mid-2000s. [Brookings Institution, 2011] 

Commercial Road, Strathalbyn, SA, AUS

SUSTAINABILITY

Currambene Street, Huskisson, NSW, AUS

▸ Any sound principles for a good urban place must be sustainable

▸ social equity▸ economic vitality▸ environmental responsibility

▸ Cities can make a significant contribution

Good urban design is a powerful tool for achieving a higher quality of life, greater economic vitality and a more efficient use of resources. It is key to making places where talented people will want to live, and which will nurture economic success.”

Urban Initiatives, 2003, p. 3

CLIMATE CHANGE: REDUCTION + ADAPTION

▸ Average urban dweller in the USA has 1/3 carbon footprint of suburban dweller.

▸ “ClimateSmart innovation in urban

▸ compact, self-contained regional development

▸ active and public transport-based community

▸ maintaining ecologically diverse and viable natural habitats.

Town Square Rouse Hill Town Centre, Sydney, NSW, AUS

DELIVERS BROAD BENEFITS TO SOCIETY

▸ Attract creative class

▸ Brand + Promote cities and regions

▸ Enhance the value of land and buildings

▸ Support local shops and facilities

▸ Promote social connectedness and vitality

▸ Extend the economic life of buildings and public spaces

▸ Sustainability

▸ Climate change mitigation and adaption

Victoria St- Mackay, QLD, AUS

▸ http://www.urbandesign.gov.au/

▸ National Urban Design Protocol

▸ draft Urban Design Framework in QLD

▸ Growth Management QLD

▸ Public Sector training (DLGP,DTMR, Health, Arts, ULDA, DPW, Councils, etc)

▸ Next Generation Planning – for streets?

▸ Outcomes... Reduces government expenditure

Hitchcock Ave - Barwon Heads, Vic, AUS

STAY AHEAD OF THE GOVERNMENT

ISN’T THIS WHAT YOU WANT?

Big Muster Dve - Dinner Plain, VIC, AUS

▸ Avoid adverse effects

▸ Doesn't necessarily increase costs

▸ Reduce Costs

▸ Delivers customer value

▸ Future proof

▸ Pro-development

▸ Delivers broad benefits to society

PLACEMAKING

The Strand, Port Elliot, SA, AUS

“It is difficult to design a space that will not attract people...

What is remarkable is how often this has been accomplished .” William H Whyte

HOW?

▸ 6,000 years...

Great Alpine Rd, Bright, VIC, AUS

10 WAYS TO FUTURE PROOF YOUR CENTRE

1. User focus

2. Support and reinforce the centre

3. Mixed use with parks (residential)

4. Public streets for all users

5. Walkability

6. Placemaking (Urban design)

7. Integrate retail (Big Box) into the street

8. Understand retail models and

fundamentals and the finance

9. Challenge the mind set (Place

Facilitation)

10.Place Partner

Victoria St – Mackay, QLD, AUS

PLACE MANAGE – MALCOLM SNOW

THE DETAIL...

THE SKILLS

PLACE PARTNERSHIP – GET ON BOARD

Salamanca Market - Hobart, TAS, AUS

▸ Information and tools for consumers

▸ Research - centres

▸ Advocate

▸ Quantify benefits

▸ Promote best practice

▸ Identify case studies

▸ Professional training

▸ National coordination