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The Impact Of New, In-town Shopping Centre Developments On The Existing ...

The impact of new, in-town shopping centre developments on the existing retail trade


Abstract
This dissertation looks at the impact of new, in-town shopping centre developments on the existing retail trade in the area, and the subsequent effect of the building of these in-town shopping centres on planning policy guidelines. To this end, the dissertation begins with a Literature Review, which presents a review of the UK's planning policies with regards to retail developments, through an analysis of the Government's planning policy documents, in particular their Planning Policy Statement 6: Planning for Town Centres. Following this, a review of the relevant literature regarding out-of-town and in-town shopping centres is presented, and it is shown that the effects of any shopping centre development on town centre retailers is complex, whether these developments are out-of-town or in-town. The scant literature on in-town developments is discussed in detail, and three case studies are presented, that of Festival Place in Basingstoke, The Oracle in Reading and The New Bull Ring in Birmingham. The dissertation next moves on to the Results/Analysis section which presents a further detailed investigation of the three case studies, and which then presents a more in-depth investigation of the impacts of The Oracle in-town shopping centre on Reading town centre retailers. The dissertation concludes with a Conclusions section that reinforces the assertion from the few other studies of in-town shopping centre developments, that the impacts of in-town shopping centres on existing town centre retailers is complex, and that spatial changes are most prevalent. These spatial changes in retail distribution, it is made clear, need to be managed well by local councils, or they can lead to social problems, such as on-street drinking and vandalism, which lead to unpleasantness for locals and costs for the council, in terms of managing and paying for the clean-up of these anti-social behaviours. In sum, local planning needs to be well co-ordinated and holistic, with regards to managing and in-town shopping centre development, in order that the impact of the in-town shopping centre on town centre retailers, and on local residents, is as positive as possible.

Introduction
The dissertation, from this point on, will be divided in to three main sections: the Introduction, the Literature Review and a Results/Analysis section. The Literature Review section of the dissertation will focus on presenting a review of the relevant literature on the impact of in-town shopping centres on existing retail trade in the area, and on the impact of the shopping centre on the local community, and will then present a detailed overview of the context of the development of in-town shopping centres, and will then provide three particular examples, of three in-town shopping centres: Festival Place in Basingstoke, The Oracle in Reading and The New Bull Ring in Birmingham.