the role of retail

Centres Planning The Role of Retail

Nelson Centres Study

Informed by 2 previous studies…. and Tahunanui Structure Plan (2004)

Milton

Atawhai

Marina Wakefield Quay

Tahunanui

Mitre 10 Mega Blackcat

Stoke Nayland

Monaco

Robinsons/McCashins Saxton Bunnings

Nelson

Couplands Ngawhatu

Marsden

Map 3

Map 2

Nelson Region Centres

Nelson Centres

Richmond Central Business Zone Nelson Central Business Zone

approx 27.5 ha approx 26.5 ha

2,200 jobs 7,900 jobs

Yet Richmond is more central to the total catchment and has much higher growth……and the land use preferences (zoning) for each town are largely identical…

Buildings & Jobs

Nelson Centres

The material difference between Nelson & Richmond CBDs is built quality.

Diminishing quality

Nelson Centres

Richmond Central Business Zone Nelson Central Business Zone

2,200 jobs 7,900 jobs

Intensity & Parking

approx 5.5 ha for parking (20% of total) = 25 sqm of parking per employee

approx 3.5 ha for parking (13%) = 4.4 sqm of parking per employee

Nelson Centres Amenity & Economy

Urban amenity is a major stimulant of high value jobs growth Urban amenity is a stimulator of high value immigration & human capital Urban amenity promotes a state of ‘‘wellbeing ’’ Urban amenity is a fundamental in quality of life Urban amenity increases levels of walking and reduces car use Urban amenity requires good if not great buildings

Why then do we primarily control activity & not buildings in our centres?

Nelson Centres Buildings

The issue of horizontal proportions

Nelson Centres Buildings

Perceptual characteristics of streets suited to pedestrians & motorists

Pedestrians Motorists Sudden changes in direction & short views

Gradual curves & long views

Irregular rhythms Regular rhythms

Narrow streets & spaces Wide streets & spaces

Asymmetry of roadside objects

Symmetry of roadside objects

Complex buildings Simple buildings

Sudden changes in modulation & large complexity range

Gradual changes in modulation & small complexity range

Nelson Centres Pedestrians & Cars

1. Frontage entirely devoted to cars. Low sustainability, low viability as a centre. Not public transport supportive, low amenity, no inspirational potential for other land uses, devalues sites opposite. The ideal model of the retail industry.

2. Split Frontage partially devoted to cars. Slightly more sustainable, slightly better viability as a centre. More public transport supportive, modest amenity, partly walkable, some inspirational potential for other land uses.

3. Frontage devoted to pedestrians. High sustainability, high viability as a centre. Public transport supportive, high amenity, walkable, strong inspirational potential for other land uses, values sites opposite. Not the ideal model of the retail industry.

Nelson Centres Pedestrians & Cars

Require retail built to the street edge (parking behind).

Levelling the playing field – Citywide Control – prioritise pedestrians in centres & with respect to ALL retail activity

Nelson Centres Retail & Economy

Why do we ensure that it is easy to build retail outside our centres?

Levelling the playing field

Easier Harder


Because we seem to believe that retail buildings should behave differently out of town than in town….or at least differently than all other buildings. We allow them to build poor quality buildings with no amenity


Easier Harder


We haven’t built a town where buildings primarily address streets in NZ since 1934 (Napier).


Since the late 1970s we’ve built malls and boxes……parking in front.

Nelson Employment

Nelson Centres City Wealth

Retail is a low wealth activity – it is also a low wage activity. When good buildings address streets, retail becomes a catalyst to higher economic & social output.

Nelson Centres City Wealth

Between 2000 and 2011 Nelson’s population grew by 4,200 people. Between 2000 and 2011 Nelson’s employment grew by 4,470 people. Tasman District (2000 – 2011): 2.7 residents per 1 job. Nelson City (2000 – 2011): 1 resident per 1 job. Richmond Town Centre: 2 retail jobs per 2.1 non retail jobs Nelson City Centre: 2 retail jobs per 4.4 non retail jobs

Synthesising PE & HONs

• Employment land • LFR Land • Specialty Retail Land

Nelson Centres HONs - employment

HONs three proposed inner city extensions Each with a different land use bias

The importance of these extensions is confirmed by Tim’s analysis Nelson CBD needs 3-4 ha

Nelson Centres Big Boxes

Expansion capacity Tim – no need for additional LFR land

Nelson Centres Specialty Retail

Expansion capacity Tim – OK to 2021

HONs – edge condition (specs) Intensify & grow to & engage with Inner City Extensions (design controls)

Buildings & Jobs

Built form controls deliver jobs

Nelson Centres

Every building in Nelson centres should IMPROVE the amenity of the centre (this is a very different emphasis from “not detract from” or “minimising effects”).

Nelson’s economic performance is under threat from earthquake risk management – as you do not have appropriate controls to ensure that the vast majority of buildings that will be demolished will be replaced with buildings of quality

Diminishing quality

Nelson Centres

The quality of Nelson CBD is reflected in its built character. This character is one of the major causes of your economic success.

Business leaders and jobs creators do

not seek out ugly towns (Florida, Glaeser)

Diminishing quality

Nelson Centres

Why then do you not have a regulatory framework that requires good if not great buildings, as a part of your economic strategy?

Diminishing quality

Social Performance is Economic Performance

Nelson Centres Making the City

As a market place Specialisation - employment diversity - the exchange of goods, services & knowledge

As a meeting place Democratic space

- variation, demonstration, opportunity - population groups, lifestyle, cultures/subcultures, opinion

Nelson Centres As a Marketplace “Community hubs across the district are lively gathering places that hum with pride

in “our place” and a sense of belonging.” Nelson 2060

Critical Success Factors Public space dominant (urban, edgy) - Indicator: level of pedestrians in streets, adaptable buildings Culture heavy (art, architecture, food and space)

- the joy not the ease

Nelson Centres As a Meetingplace

Critical Success Factors Public space dominant (freedom of choice) - Indicator: level of pedestrians in streets Culture heavy (art, architecture, food and space)

- the joy not the ease

“Community hubs across the district are lively gathering places that hum with pride in “our place” and a sense of belonging.” Nelson 2060

Smaller Centres

Milton

Atawhai

Marina Wakefield Quay

Tahunanui

Mitre 10 Mega Blackcat

Stoke Nayland

Monaco

Robinsons/McCashins Saxton Bunnings

Nelson

Couplands Ngawhatu

Marsden

Nelson Region Centres

Nelson Centres General Principles

Overall minor interventions ….

● Play an important local role ● Encourage to continue & grow ● Some leveraging of specific identified opportunities ● Little capacity to leverage increased housing density ● Improved suite of controls

Nelson Centres Stoke Likely susceptible to changes in Richmond ● Supermarkets undersized ● Could be a problem centre in future ● Needs work on context and controls (incl surrounding zoning)

Nelson Centres Tahunanui Tahunanui – Catchment for Local Centre

Key Statistics NZ Boundary Likely additional catchments

2006 Tahunanui = 1,998 people

2006 Tahuna Hills (part) = 1,500 people

2006 Airport = 800 people

2006 Britannia = 1,300 people

2006 = 10,000 – 11,000 people Incl 5,000 immediately south (Nayland, Maitland, Enner Glynn)

Nelson Centres Tahunanui Tahunanui – Catchment for Local Centre

2006 = 10,000 – 11,000 people

Current location has no capacity to serve the catchment

Move ‘‘centre’’ south & inboard (toward Ocean Lodge land)

Nelson Centres Tahunanui

Of all locations outside of the city centre Tahunanui has the greatest potential for residential density

Nelson Centres Non Centres

Wakefield Quay & Marina ● Preserve Marina site for expansion of marina related activity

Nelson Centres Non Centres

Wakefield Quay & Marina ● Look at an integrated master plan for Wakefield Quay,

improve link to Tahunanui

Civic Leadership

Nelson Centres Context

Tasman is in a phase of spatial planning – due to growth and availability of land.

Nelson is a mature market with little greenfield

potential. It’s planning requirements are “technical”- inspiring growth by making better use of what you’ve got.

Nelson Centres Nelson & Tasman

“Cities do not exist in vacuums but are connected to a surrounding region with which they share resources and opportunities. Rather than just looking within municipal boundaries, city leaders who plan together can create a competitive advantage out of cross-municipal coordination.” -

- Urban Planning for City Leaders, UN - Habitat 2012.

Nelson Centres Nelson Economy

Nelson’s economic strength lies in a myriad of small businesses who thrive around the nexus of a strong urban centre and stunning natural environment.

Nelson Centres Tasman Economy

Tasman’s economic strength lies in its proximity to Nelson, land availability, servicing population growth and ease of entry for non-urban businesses.

Nelson Centres

Successful cities build momentum by tackling priority projects that are aligned with an overall vision.


Civic Leadership

Nelson Centres

Planning identifies pressing issues and available resources, and ensures that initiatives are not redundant or are going in different directions.


Planning

Nelson Centres

Buildings are the most important economic asset of the city and should be the priority for regulation.

When buildings define public space the city becomes a

loved and heavily used market and meeting place – ultimately heritage.

Nelson Regulation

Conclusions

Nelson Centres Summary

No new centres needed.

Get your community to tell you what they love about Nelson’s urban qualities and use this information to regulate.

Improve the qualities of existing centres by partnering with property owners & tenants.


Recognise that your economic success is tied to your urban quality and it is diminishing (relatively).

Believe in the quality of your urban environment and regulate to ensure improvement (not just manage adverse effects).

Continue to grow your economic base by requiring buildings to address streets (not car parks).


Love your place and ensure that all who are willing to invest in it do so in a manner that makes your community proud of them (& you).

the role of retail

Documents