Numbers in the Real World
HOW TO APPLY DATA ANALYSIS TO PLANNING,
URBAN DESIGN & PLACE MAKING
MAV Conference 2014
CHRISTIE KAHUKIWA | PLACE DESIGN GROUP
PLACE DESIGN GROUP
@PLACEDESIGNGRP
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
[email protected]
PLACE DESIGN GROUP
SETTING THE SCENE
WHAT ARE ‘METRICS’
1
ONCE I HAVE
MEASURED THEM,
WHAT NOW?
3
LESSONS FOR OTHER
CITIES, TOWNS AND
COUNCILS
5
5
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
2
WHY DO WE
WANT TO
MEASURE THEM
4
THE TOOWOOMBA
CBD EXAMPLE
PLACE DESIGN GROUP
WHY US? WHY ME?
̏̏ PLACE Design Group is a Town Planning, Urban Design and
Landscape Architecture Consultancy
̏̏ We have found a niche in policy and design projects, by amongst
other things, bringing analytical and defensible consideration
of data and metrics to planning and design problems
̏̏ For some reason this is quite new, even though hopefully you
will see, it is in reality, quite logical
̏̏ We run a dedicated strategic planning team and there’s been
great partnerships, leadership and innovation as part of our
work, that has enabled me to explore and specialise my own
interests in the commercial relevance of planning and design
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
AND WHY YOU?
Why are you fixated
on improving your
town centres and
main streets?
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
What is it that is
driving your desired
outcome and goal?
PLACE DESIGN GROUP
HOW DID THIS
A L L S TA RT ?
̏̏ Literature and best practice review of town centre design
guidelines, controls, policies, theory and delivery from around
Australia and the world
̏̏ The vast majority of examples were very theoretical, or
focused around ‘design’ elements such as building design,
street design, place making, connectivity etc
̏̏ Not once did any of those documents make or attempt to make
a tangible link to commercial or the operations side of the
commercial equation
̏̏ We questioned why ‘designers’ were setting the strategic
direction of planning our main streets and town centres,
without looking at the commercial performance
̏̏ We asked: what are the challenges; and how they could be
better met
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
HOW DID THIS
A L L S TA RT ?
̏̏ We arguably have too many competing centres, and in a
challenging retail climate, it is often the traditional main
streets we see slowly decline in function and activity
̏̏ No Council wants to sit around and let this happen
̏̏ Councils are realising that traditional planning & political
decision-making is not helping
̏̏ Decisions such as approving big box retailing, and compounding
pressures on old format retailing is a core challenge
̏̏ As is online shopping & GFC impacts
̏̏ But where should Councils start? How to change entrenched
thinking, and apply real control?
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
DATA IS LIKE AN X-RAY
OF OUR CENTRES
The collection and
analysis of data provides
an x-ray of our centres,
revealing things we
probably had no idea
about, even though they
could have been staring
us in the face each day.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
SETTING THE SCENE
The five core qualities and Primary Evaluation Criteria
Quality
COMMERCIAL
Commercial Vitality
VITALITY
Description
Primary Criteria and sub-criteria
Sustained commercial vitality is the
•
fundamental objective of any centre, and
-
trader and stakeholder interests.
-
alignment of planning, design, economic
strategy and governance; and is
•
Traffic & pedestrian activity
-
over time and through the life of a centre.
-
-
̏̏ Enables Intelligence For
On-Going Strategic Management
Beyond The Planning Scheme
•
most natural manifestation of human
interaction with a space.
-
Night time activity
Sense of human scale
Street furniture
Protection from natural elements
•
Awnings
Street trees
Traffic calming
a centre by circulating users to improve
-
Devices
trade potential and the likelihood of
-
Traffic speed
revisitation.
A strong sense of place creates an
•
image of a centre, relaying a story and
•
domains through built form, branding,
Outdoor dining
Community ownership
-
It is important in creating cohesive
•
-
community ownership. It improves the
-
visitation.
SAFETY
Safety
Safety
are
Urban Renewal Brisbane | Local Centres
andand
Mainsecurity
Streets Study
•
important to the
•
-
busy centres needs to be mitigated
Views and vistas
Public Art
Heritage and character
Activity
-
in a number of contexts.
crime and the potential for conflict in
Community facilities
Continuous built form to street interface
function of a centre where risk may occur
Centres are targets for opportunistic
Useful public spaces
Interest and identity
connection with local values and
experience of a centre and encourages
-
Extended operating hours
Active frontages
Active pedestrian spaces
•
Lighting
•
Pedestrian prioritisation
through planning design and
-
Traffic calming devices
implementation.
-
Vehicle crossovers
-
Safe pedestrian crossings and visual
Safety and security for patrons and
connectivity
businesses removes anxiety cues that
EASE OF
ACCESS
Ease of Access
Vacancy rates
Human scale
-
recognition; familiarity and authentication.
34
Retail function performance index
Daytime activity
•
encourages ease of movement and
SENSE OF
PLACE
Sense of Place
Dwellings per hectare (800m)
•
A comfortable pedestrian experience
social behaviour, and assists in activating
Dwellings per hectare (400m)
-
•
scale and pedestrianisation is the
Pedestrian connectivity
Centre trading performance
Centres need to operate at the human
Traffic speed
Density
-
Comfortable
Pedestrian Realm
Iconic Retailers / Strong Brand
On-street car parking
acknowledged as being subject to cycles
COMFORTABLE
PEDESTRIAN
REALM
Quality of mix
Recognition
•
•
̏̏ Comparison Enables Analysis And
Benchmarking
Diversity of Tenancy Mix Relative to
Function
community needs and amenity, as it is to
Commercial vitality requires careful
̏̏ Measurement Enables Comparison
Commercial identity measure
-
is as paramount to local identity, and
may diminish the positive experience of a
centre and discourage patronage.
A centre needs to be accessible and well
•
connected. Perceived inaccessibility can
Regardless of what other qualities a
•
-
for users, traders, services and all of
•
Connectivity
Topography
Car parking
-
centre may exhibit, ease of access
the local community is imperative for
Centre connectivity to surrounds
-
discourage patronage of the centre.
Off street parking
On street parking
Equitable and universal access
visitation to, and function of, any centre.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
SETTING THE SCENE
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
SETTING THE SCENE
BEFORE
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
AFTER
PLACE DESIGN GROUP
BRISANE CITY COUNCIL CENTRE
IMPROVEMENT PROGRAM
BCC has delivered
43 similar projects
with a total
expenditure to
date of $36M.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
Yet they don’t
measure the
benefits or
improvements
made before & after
their investment.
PLACE DESIGN GROUP
QUESTION?
Do we truly
understand
our centres?
Can you — hand on heart — say
you know in detail how your centres
are functioning, why they are failing
or how they are succeeding?
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
DO YOU KNOW ANY OF THE
FOLLOWING ABOUT YOUR
CBD OR LOCAL CENTRES?
̏̏ Vacancy rates, what are they and where are they?
̏̏ How many tenants have turned over in the last 12 months?
̏̏ How much rent people are paying for their tenancies?
̏̏ What types of businesses occupy my centre?
̏̏ Do those uses match our planned direction or vision?
̏̏ Is there a fundamental over supply of retail space with the advent
of stand alone big box retailing?
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
QUESTION?
If you knew the answers
to some or all of those
questions, as a planner,
would you go about planning
& operating those CBDs
and centres differently?
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
QUESTION?
̏̏ So what makes a good centre?
̏̏ What makes a successful centre?
̏̏ In whose opinion is it successful:
˶˶ the shoppers ?
˶˶ the property owners ?
˶˶ the council ?
˶˶ the residents ?
̏̏ How do you put some measurability around what are often
intangible things that ‘make’ a centre?
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
W H AT Q U A L I T I E S
MAKE A CENTRE?
SAFETY
EASE OF
ACCESS
SENSE OF
PLACE
COMFORTABLE
PEDESTRIAN REALM
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
W H AT Q U A L I T I E S
MAKE A CENTRE?
SAFETY
EASE OF
ACCESS
COMMERCIAL
VITALITY
SENSE OF
PLACE
COMFORTABLE
PEDESTRIAN REALM
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
B E AT T H E M AT
T H E I R O W N TA C T I C S
So if one of the biggest issues for
local centres and main streets, is
competition from big box retailers,
how do we respond and counter?
Beat them, using their
own tactics, thats how!
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
WE HAD A
R E A L I S AT I O N
̏̏ The solutions are so much bigger than 1 single division,
directorate, person or profession.
̏̏ The solutions are not planning led, engineered, landscaped, or
traditionally governed matters.
̏̏ They are a combination and importantly, the best outcomes
occur when you understand how these can overlap to achieve
desired qualities.
̏̏ You want more dining & eateries? Things to look at:
˶˶ car parking periods,
˶˶ width of footpaths,
˶˶ footpath dining permit costs,
˶˶ planning concessions, and...
˶˶ investment attraction.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
A NEED FOR
GOVERNANCE
POP-UP RETAILING/
EXHIBITION STRATEGIES
EVENTS & MARKETING
RENTAL INCENTIVES
REFURBISHMENT OR
MAINTENANCE SINK
FUNDS
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PUBLIC ART
MONITORING AND
RESPONSE MANAGEMENT
PLACE DESIGN GROUP
A NEED FOR
GOVERNANCE
HUNTING QUALITY
TENANTS
CURATORIAL ROLE
MARKETING
DINING INCENTIVES
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
CONSISTENCY OF FURNITURE
MAINTENANCE AND CLEANING
PLACE DESIGN GROUP
CASE STUDY # 1
The Brunswick Street Mall
Redevelopment
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
BRUNSWICK STREET
MALL REDEVELOPMENT
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
BRUNSWICK STREET
MALL REDEVELOPMENT
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
BRUNSWICK STREET
MALL REDEVELOPMENT
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
BRUNSWICK STREET
MALL REDEVELOPMENT
Owner 1
Owner 2
Owner 3
Owner 4
Owner 5
Owner 6
Owner 7
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
BRUNSWICK STREET
MALL REDEVELOPMENT
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
BRUNSWICK STREET
MALL REDEVELOPMENT
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
CASE STUDY # 2
Toowoomba CBD
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
TOOWOOMBA CBD
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
RP
SP136500/13
RP16672/1
AG4212/937
RP16677/5
RP16
RP151665/1
D10420/22
D10328/20
ET
AG4212/938
AG2094/1
SP136500/12
AG2094/2
SP147674/5
NEIL STRE
TOOWOOMBA
CBD
SP136500/14
RP16336/6
AG573/7
AG208/3
AG573/6
AG2094/3
RP85910/5
SP147674/4
AP17345/A
SP209519/
AG4212/939
AG4205/1
RP5129/1
D13362/18
RP80056/1
RP5235/9
RP205964/1
RP5237/3
RP5237/4
SP113854/2
SP113854/1
RP5117/8
SP113854/0
SCHOLEFI
ELD STRE
2
RP90346/1
RP85914/17
RP16286/3
D1062/16
D1062/15
RP222846/1
D1062/13
RP87429/2
RP85914/3
RP5112/2
REET
ET
SP204021/180
TIO
TOR
STA
VIC
SP115306/1
3.Central Ruthven
RP5100/2
RP77683/1
RP5101/13
RP77683/2
RP77683/3
RP77683/4
RP5101/14
D10168/8
D10285/15
RP97662/1
RP5091/6
AP14900/0A
AP14900/A
RP5090/05 RP5090/5
RP5101/2RP5101/3
RP5101/4RP5101/5RP48843/1
RP5101/7RP5101/8
RP83727/1
RP83510/1
6
RP83727/2
RP48843/2
REET
MARK LANE
RP97662/4
D13365/520
CP912669/1161
RUSSELL ST
RP5091/7
RP60104/2
RP97662/10
RP5101/1
3
RP51382/1
IA S
NS
RP16302/1
MARGARET
SP117162/13
RP90710/2
RP72987/1
RP72987/2
RP104833/2
RP104833/1
RP49257/1
EET
RP5086/2
RP82043/7
RP5086/1
RP82043/11
RP82043/8
RP82043/15
RP86128/8
RP82042/14RP82043/14
RP82042/4
RP92112/1
STREET
RP92112/2
ET
RP107701/1
RP101684/1
RP110865/1
RP110865/2
RP110865/3
RP110865/4
RP82044/16
RP82044/15
RP82044/14
RP5065/1
RP82044/13
RP5182/4
RP164223/1
RP185978/2
BUP106737/7
BUP106737/6BUP106737/8
RP86128/9
RP86128/4
RP164222/2
CHURCH ST
RP5137
RP92597/1
BUP106737/13
BUP106737/2
BUP106737/1
BUP106737/3
RP44842/1
BUP106737/12
RP80008/2RP80008/1
RP907890/30
SP202192/5
RP175997/1
RP
RP5151/1
RP5151/01
RP96455/2
D10146/5
D10146/6
D10146/7
D10146/8
RP175653/1
RP175653/2
RP86656/1RP86656/4
RP86656/7
CP865202/8
RP46556/1RP46556/2RP46556/3
RP46556/4
RP5276/1
RP5285/2
D10346/23
RP86656/6
RP89053/21
D10415/29
SP149772/32
SP149772/31
RP189810/1
D10417/4
RP89053/16
RP5273/3
D10311/27
RP89053/14
RP89053/9
RP83020/2
RP89053/13
RP5274/4
RP5271/6
RP5271/5
RP5271/4
RP5272/2
AG3465/993
RP5271/3
D10283/1
D10283/11
RP89053/1
RP826020/7
RP826020/6
RP83099/5
RP83099/4
RP130902/1
BUP105042/0
RP93163/1
RP130902/2
RP5267/1
BUP105042/3
BUP105042/2
RP93163/8
RP124249/1
SP160568/27
RP188550/1
RP5258/1
RP92048/1
RP93163/3
RP95292/1
RP87853/1
SP170111/3
RP52211/3
RP176837/2
RP55438/6
D10392/12
RP200465/2
RP89051/9
RP93163/2
D10152/24
SP149772/33
RP89053/15
RP5273/2
BUP105042/4
BUP105042/1
RP93163/5RP93163/4
PLACE DESIGN GROUP
RP55438/5
RP55438/4
RP55438/3RP55438/2
D10347/11
RP96450/2
RP96450/1
RP103528/10
RP89053/19
RP42033/2
BUP105042/0
D10221/12
RP5145/1
RP5145/2
RP95664/1
RP5276/2
RP806006/3
RP93163/7
RP101913/2
SP184817/01
SP184817/1
RP118518/2
RP103369/1
RP93163/6
RP5149/2
BUP106737/5
BUP106737/9
BUP106737/0
BUP106737/4
BUP106737/10
RP5152/1RP5153/2BUP106737/11
BUP106737/01
SP100755/1
RP806006/4
CP911919/3
ET
RP101913/1
RP5182/2
RP185978/1
RP86128/3
D10283/13
LITTLE STRE
BELL STR
RP5182/1
RP88130/2RP95938/1
STREET (N
REET
RP92112/3
DUGGAN ST
RP5131/33
RP5182/3
RP89269/1
RP86128/5
RUTHVEN
RP82043/13
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
RP142681/1
RP53773/1
SP13747
RP86128/3
RP86128/2
RP86128/4
RP86128/2
RP86129/1
D HWY)
RP82043/5
VICTORIA
RP5131/34
RP51535/1
RP164222/1
RP41725/4
RP49257/2
EW ENGLAN
RP41218/1
RP5081/9
RP82044/7
RP5213/1
RP95664/2
STR
NT
RP55854/5RP54434/5
RP50351/1
CLUB LANE
RP43797/2
5
RP5213/2
RP5131/35
4
RP5167/1
RP5167/2
RP41218/3
RP82044/6
RP5213/3
RP5165/1
RP5173/1
RP5082/2
AG4210/1186
DE
BUP6152/11
BUP6152/3
BUP6152/8
BUP6152/4
BUP6152/10
RP5174/1
RP41218/2
RP850888/2
RP5131/36
RP5213/4
BELL STRE
RP5083/1
RP5081/18
7
REET
RP222269/3
RP88130/7RP88130/9RP88130/10
RP88130/3RP88130/4
RP86129/3
RP88130/5RP88130/6 RP88130/8
RP85718/2
RP850888/1
AG
RP142672/1
SP195578/2
BUP6152/0
RP49257/4
RP55821/1
7.Ruthven Street south
RP134741/1
RP229968/1
RP55854/3RP55854/4
RP161076/2
RP95938/2
RP802875/100
RP5227/34
RP5226/1RP5223/33RP5223/32
RP121284/1RP5223/30
RP5222/29
AG4244/1
RP41725/1
RP5089/1
RP88324/4RP5080/5
6.Margaret Street west
D10357/5
BUP6152/12 BUP6152/13
BUP6152/1 BUP6152/2
BUP6152/6 BUP6152/5
BUP6152/7 BUP6152/9
RP5089/2
STREET
RP59809/22
RP59809/24
RUSSELL ST
RP82759/1
RP161076/1
RP49257/3
RP72987/3
RP85718/1
5.Margaret Street east
RP5216/2
RP5216/3
RP114838/2
STREET (N
TRE
ET
TRE
RP161516/1
RP93430/2
RP16308/3
4.Bell Street mall
RP49498/1
RP167312/4
KEEFE ST
SP220259/132
RP16308/2
2.Russell Street west
RP5106/5
RP5113/1
RP5109/5
RP5216/1
RP49498/3
RP49498/2
RP5111/1RP5111/2
RP5113/2
RP5109/4
RP50676/1
REET
RP87429/1
RP49498/4
RP49498/5
RP49498/6
D1062/12
RP16286/4
SP205329/7
RP200093/1
SP141754/1
EW ENGLAN
D HWY)
RP87429/18
RP116812/5
NE
RP49868/1
RP49868/01
REET
RP87429/19
R
OLCOTT LA
SP117448/01
SP117448/1
RUSSELL ST
CP912669/1161
1.Northern Ruthven
SP191223/5
SP191223/05
RP57244/2
RP104939/2
NEIL STRE
ET
SP204021/181
RP196613/1
SP169778/0
RP118730/12RP116812/1
RP116812/2
RP190441/2RP190441/1
RP115204/1
RP93677/4
RP93677/04
RP5116/2
RP104939/1
SP169778/1
SP169778/2
REET
RP93677/6
RP93677/06
RUTHVEN
RP56624/2
RP102344/4
RP102344/3
D10373/20
RP87290/4
BOWEN ST
BANK LANE
RP16286/2
RP57244/14
RP87290/3
NEIL STRE
ET
RP16293/1
SP169778/0
RP5232/8
ET
RP88055/17
RP16311/16
RP16311/14
RP16311/13RP57244/15
RP47225/2
RP102344/1
RP102344/2RP16311/10RP16311/9RP16311/8
RP16311/7
SP191372/1
RP
RP5235/1
RP112596/2
RP112596/1
RP5235/23
RP114938/2
RP114938/3RP114938/4
RP114938/5
ANNAND ST
STUDY AREA
& PRECINCTS
RP5117/7
RP5117/1
RP9
RP114938/1
RP5235/2
1
SP189261/10
RP891686/8
REET
RP5235/24
RP87290/2
RP5235/3
RUSSELL ST
RP5235/25
VE
RP205964/2
SP189261/9
RP106834/1
AG4330/213
RP5235/26
RI
HODGSON
RP5235/8
KD
RAILWAY ST
ET
AL
RP16336/11
RP16336/12
RP62358/2
RP5127/1
PIPER STRE
CH
RP16336/10
RP5127/2
RP55125/2
RP55125/1
REET
SP232450/18
SP232450/19
STREET
RP16336/7
RP176836/2
SP115378/605SP115378/411
SP115378/702SP115378/706
SP115378/604SP115378/311SP115378/511SP115378/701SP115378/705
SP115378/0SP128112/11 SP128112/6SP128112/13SP115378/607SP115378/703SP115378/708
RP95292/2
RP5306/1
SP119330/1
RP1
ASSESSMENT
CHECKLIST
̏̏ Desktop study – collecting
data demographics
̏̏ Site Survey – a walking
visit of the site to observe
and record responses to
various built form, street and
footpath data criteria
TENANCY LOG
This table should be re-created for each precinct in a suitable spreadsheet in accordance with a map
identifying predetermined building references. A baseline case for seven various precincts in the Toowoomba
CBD has been created as part of these initialising metric studies and should be referred to for continuity of
references if suitable.
Tenancy Reference
Business Name
Use Type
Use Category
Est. GFA
(% of bldg)
Est.
tenancy
width
Quality of Outdoor
Dining
Tenancy
(Yes/No)
Type
Footpath
Permit
(Yes/No)
(% of bldg)
̏̏ Tenancy Audit – a logging
of building tenancies, uses,
and estimate built form
dimensions such as floor area
and building width
̏̏ GIS analysis – use of spatial
data to measure building
footprints, street lengths,
building frontages etc.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
SENSE OF PLACE
SAFETY
C1 COMMERCIAL IDENTITY
C1.A Diversity of Tenancy Mix relative to Function
C1.B Quality of Mix
C1.C Iconic Retailers/ Strong Brand Recognition
C2 ON-STREET CAR PARKING
C3 TRAFFIC AND PEDESTRIAN ACTIVITY
C3.A Traffic Speed
C3.B Pedestrian Connectivity
C4 DENSITY
C4.A Density with a ‘Walkable Distance’
C4.B Retail Function Performance Index
C5 CENTRE TRADING PERFORMANCE
C5.A Daytime Activity Levels/ Night time Activity
Levels
C5.B
Vacancy Levels
P1 SENSE OF HUMAN SCALE
P2 PROTECTION FROM NATURAL ELEMENTS
P2.A Awnings
P2.B Street Trees
P3 TRAFFIC CALMING
P3.A Traffic Calming Devices
P3.B Traffic Speed
P4 STREET FURNITURE
EASE OF ACCESS
PEDESTRIAN REALM
COMFORTABLE
COMMERCIAL VITALITY
ASSESSMENT
CRITERIA
SP1 INTEREST AND IDENTITY
SP1.A Views and Vistas
SP1.B Public Art
SP1.C Heritage and Character Values
SP2 OUTDOOR DINING
SP3 COMMUNITY OWNERSHIP
SP3.A Useful Public Spaces
SP3.B Community Facilities
SP4 CONTINUOUS BUILT FORM TO STREET INTERFACE
S1 PEDESTRIAN PRIORITISATION
S1.A Traffic Calming Devices
S1.B Vehicle Crossovers
S1.C Safe Pedestrian Crossings and Visual Connectivity
S2 ACTIVITY
S2.A Extended Operating Hours
S2.B Active Frontages
S2.C Active Pedestrian Spaces
S3 LIGHTING
A1 CAR PARKING
A1.A Off-street Car Parking
A1.B On-street Car Parking
A2 CENTRE CONNECTIVITY TO SURROUNDS
A2.A Centre Connectivity
A2.B Topography
A3 EQUITABLE AND UNIVERSAL ACCESS
PLACE DESIGN GROUP
A N A LY S I S
SCENARIOS
̏̏Retail floor space per capita
̏̏Number of food/entertainment uses as % of overall
̏̏Number of national tenants as % of overall
̏̏% of retail uses as % of overall
̏̏% of professional services/ commercial as % of overall
̏̏Vacancy gfa
̏̏Tenancy turnover – (% of new/changed tenants )
̏̏Car parking analysis: on-street parking – presence and use
̏̏Total parking spaces (on and off street)
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
A N A LY S I S
SCENARIOS
̏̏Active pedestrian spaces
̏̏Footpath dining (no of tenancies)
̏̏Quality of tenancy mix (% of overall by quality levels)
̏̏Vacancy rates against tenant quality
̏̏Clustering/competing uses – are similar uses clustering
together in the one locality
̏̏Demographic/income analysis in locality vs. Quality of
uses
̏̏Diversity – vitality and variety of uses
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
Precinct 7 Ruthven Street South
Precinct 6 Margaret Street West
Precinct 5 Margaret Street East
Precinct 4 Bell Street Mall
Precinct 3 Central Ruthven
Precinct 2 Russell Street West
Precinct 1 Northern Ruthven
Analysis Scenarios
Vacancy
PRECINCT
‘ D N A’
Metric Criteria
Vacancy rate (% of tenancies)
Vacancy rate (% of floor area)
Previous Vacancy rate (number of shops)
Fit Out Quality
Tenancy Quality (Brand x Fitout)
Average Building Condition
Outdoor Dining of Dining/ Entertainment Uses
Outdoor Dining of TOTAL Tenancies
Average Pedestrian Counts
Activation
Average Comparative Performance
Dining
Outdoor
Strong Comparative Performance
Tenancy
Fitout
Tenancy Brand Quality
Extended Trading Hours
Sunday Trading Hours
Poor Comparative Performance
Tenancy Brand Quality and
Attractiveness
National Tenants % of overall
Quality National Tenants
Iconic Business
Low Quality National
Local Business
Vacant
Tenancy Turnover
Dining and Entertainment Uses % of overall
Off-street Car Parking Actual
Car Parking
Planning Scheme Required (1/50m2)
Supply (% Actual/Required)
On-street Parking totals
On-street parking/ gfa
Boutique fashion
Diversity of Uses
National brand fashion
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
Specialty retail
Food Retail
Cafe
Restaurant
Takeaway
PLACE DESIGN GROUP
The Metrics
Analysis
Outcomes in
Detail
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
VACANCIES
(% OF NO OF
TENANCIES)
1
V
1
1Fo
26
Fo
1
1
Vacancies + Flooding
51
Fo
1
76
Fo
#
3
1-25% of Building
Footprint Vacant
1
2
26-50% of Building
Footprint Vacant
1
2
1
1
Pr
Pa
1
3
Number of Tenancies Vacant
in Building
Entire Property
Vulnerable to Flooding
3/4 of Property
Vulnerable to Flooding
1/
Vu
1
1
76-100% of Building
Footprint Vacant
#
3/
Vu
1
51-75% of Building
Footprint Vacant
Nu
in
En
Vu
1
4
1
1
6
5
1/2 of Property
Vulnerable to Flooding
Property is Vulnerable to
Partial Flooding
7
1
0
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
5
10% = BENCHMARK
25%
This graph shows the
vacancy rate in each
precinct as a percentage
of the total number of
tenancies for both the
2009 and 2013 survey
events.
Precinct 2
Precinct 3
Precinct 1
15%
20%
2013 VACANCY RATES
2009 VACANCY RATES
Combined Precincts
Precinct 1
Precinct 3
Precinct 4
Precinct 2
Combined Precincts
Precinct 5 & 6
Precinct 4 & 7
Precinct 5 & 6
Precinct 7
0%
5%
VACANCIES (%OF NO.OF TENANCIES)
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
Precinct 4
Precinct 7
0%
10%
20%
Precinct 5 & 6
WHOLE OF STUDY AREA
30%
Precinct 1
40%
Precinct 3
Precinct 2
50%
TENANCY TURNOVER
This graph shows the
percentage of change in
tenancies between
the two survey events of
2009 and 2013.
PLACE DESIGN GROUP
VACANCIES (%OF NO.OF TENANCIES)
Precinct 1
0
20
Precinct 2
40
Precinct 4
Precinct 3
Precinct 7
Precinct 5 & 6
60
80
100
2013 AVERAGE PRECINCT PEDESTRIAN COUNTS
The pedestrian counts for each
precinct are an average of each
count location within the precinct.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
Precinct 2
2.1
2.0
Precinct 7
Precinct 6
1.9
1.8
Precinct 1
Precinct 5
Precinct 3 & 4
1.7
1.6
AVERAGE BUILDING CONDITION
Building condition is rated as
1. Good
2. Moderate
3. Poor
This graph compares the
average rating for buildings in
each precinct.
PLACE DESIGN GROUP
DISTRIBUTION
OF USES
1
CATEGORIES OF USES
Services
2
Retail
Dining / Entertainment
Community Services
Various
3
Vacant
6
4
5
7
0
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
5
DIVERSITY OF USES BY
PRECINCT
Precinct 2
Precinct 1
Precinct 3
2%
0%
8%
15%
32%
2%
9%
8%Retail GFA
Services GFA
10%
4%
Entertainment GFA
Dining GFA
2%
57%
15%Vacant GFA
5%
Precinct 5
15%
38%
8%
1%
Retail
9%GFA
4%
9%
6%Services GFA
11%
7%
Entertainment GFA
Dining GFA
Unknown GFA
Services GFA
Entertainment GFA
Dining GFA
Dining GFA
Vacant GFA
Vacant GFA
Precinct 7
PRECINCT 3
5%
8%
5%
PRECINCT 6
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PRECINCT 4
Retail
RetailGFA
GFA
8%
Retail GFA
42%
Services GFA
Services
GFA
Entertainment GFA
Entertainment GFA
Entertainment GFA
Dining GFA
Dining
VacantGFA
GFA
Unknown GFA
35%
PRECINCT 5
Unknown GFA
88%
0% 2%
Vacant GFA
43%
73%
5%
Retail
7% GFA
Entertainment GFA 45%
Services GFA
39%
Vacant GFA
32%
0%
Retail GFA
17%
Services GFA
Whole of Study Area
PRECINCT
2
Precinct
6
0%
0% 0%
30%
Unknown GFA
Unknown GFA
39%
PRECINCT 1
0%
Precinct 4
Dining GFA
Unknown
GFA
Vacant
GFA
Unknown GFA
PRECINCT 7
PLACE DESIGN GROUP
10%
15%
DINING AND ENTERTAINMENT
TENANCIES IN EACH PRECINCT
0%
Precinct 2
.05
Precinct 1
FEW LATE &
WEEKENDS
1.0
1.5
Precinct 6
Whole of Study
Area
Precinct 3 & 7
20%
Precinct 6
Whole of
Study Area
Dining and entertainment tenancies
compared across precincts as a
percentage of total number of
tenancies in each.
40%
Precinct 3
2.0
SOME LATE &
WEEKENDS
2.5
LATE &
WEEKENDS
3.0
Precinct 5
60%
Precinct 4
Precinct 5
80%
100%
Precinct 1
30%
25%
20% =
BENCHMARK
D I N I N G & E N T E RTA I N M E N T
PERCENTAGE OF FOOTPATH
DINING OF DINING AND
ENTERTAINMENT TENANCIES
Footpath or outdoor dining areas are
desired to be maximised for the total
number of dining and entertainment
tenancies.
EXTENDED HOURS OF
OPERATION
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
Precinct 7
Precinct 2
Precinct 6
Precinct 4
Precinct 3
Precinct 1
Precinct 5
This data is rated according to how
late the business closes:
FROM 1.- Before 6pm to 5.- after 12am.
PLACE DESIGN GROUP
TENANCY BRAND
QUALITY
0
4
Precinct 4
Precincts
1&2
Precinct 6
Precinct 5
8
Precinct 7
Precinct 3
12
16
20
PRESENCE OF NATIONAL TENANCIES
This graph shows the number
of national tenancies (both high
and low order) in the study area
precincts in 2013.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
0
Precincts 3
&4
Precinct 7
2
Precincts
2&6
Precinct 1
4
6
Precinct 5
8
10
PRESENCE OF ICONIC LOCAL TENANCIES
This graph shows the number
of iconic local tenancies in the
study area precincts in 2013.
PLACE DESIGN GROUP
MOVEMENT &
C I R C U L AT I O N
15 14
9
8
1
PEDESTRIAN COUNT &
STREET PERMEABILITY
43
50
10 14
15
9
2
No. of Pedestrians Travelling in
Corresponding Direction
32
57 64
Barriers Limiting Pedestrian
Permeability on Streetscape
Site / Precinct Boundary
3
43
29 52
4
50
6
54
59
89
96
5
21
15
7
69 87
46 54
0
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
5
MOVEMENT &
C I R C U L AT I O N
0
The pedestrian counts
for each precinct are an
average of each count
location within the precinct.
0%
High appeal tenancies are
iconic local businesses and
high order national brand
tenancies.
Precinct 1
20
Precinct 2
40
Precinct 4
Precinct 3
Precinct 7
Precinct 5 & 6
60
80
100
2013 AVERAGE PRECINCT PEDESTRIAN COUNTS
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
Precinct 7
5%
10%
Precinct 1 & 3
Precinct 6
Precinct 4 & 5
Precinct 2
15%
20%
25%
NUMBER OF HIGH APPEAL TENANCIES AS % OF OVERALL
TENANCIES IN EACH PRECINCT
PLACE DESIGN GROUP
ON-S
CA R PA R K I N G
- ON-STREET
P
10
P
4
P
M
D
3
7
B
Lo
1
ON-STREET PARKING
Public 2 Hour Parking
3
2
2
Public 1 Hour Parking
2
2
2
2
1
2
Motorbike Parking
3
Disabled Access Parking
13
2
3
Bus Stop
No. of Car Parks
4
1
1
2
Loading Zone
#
N
2
3
Public 10 Minute Parking
Taxi Bay
#
3
2
5
8
T
2
13
4
6
4
4
2
7
1
6
3
3
5 1 3
2
2
5
2
4
4
7
1 4
4
2
17
4
2
1
7
1
4
2
3 1 4
2
2
2
5
2
24
2
6
2
4
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
0
9
2
PLACE DESIGN GROUP
50
CA R PA R K I N G - O F F - S T R E E T
OFF-STREET CAR PARKING
CAR PARKING REQUIRED
800
ACTUAL CAR PARKING
600
400
200
Precinct 7
Precinct 6
Precinct 5
Precinct 4
Precinct 3
Precinct 2
Precinct 1
0
50%
Precinct 6
Precinct 2
Precinct 3
100%
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
Precinct 5
Whole of
Study Area
200%
150%
Precinct 1
Precinct 7
250%
% OF SUPPLY (OVER OR UNDER REQUIRED
PLANNING SCHEME RATES)
Estimated numbers of offstreet car parking in each
precinct are compared
here as a percentage of the
required number car parks
of planning scheme rates
(1/50m2)
PLACE DESIGN GROUP
I M P L E M E N TAT I O N
S T R AT E G Y
The framework categorises the recommendations for
consideration by:
•Priority precincts for each recommendation
•Influence on economic development improvements
•Means of delivery, being:
˶˶
˶˶
˶˶
˶˶
˶˶
Streetscape and Built Form Works
Business attraction and Uses Mix
Marketing and Branding
Planning and Policy
Governance frameworks
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
I M P L E M E N TAT I O N
S T R AT E G Y
Monitoring
Funding
Responsibility
Governance
Land Use and Robust Mix
Anchor Tenancies
Commercial Identity
Precinct 7
Precinct 1
Precinct 2
Precinct 3
Precinct 4
Precinct 5
Precinct 6
Recommendation
Activation and Quality
Economic
Development
Improvements
Precinct Priorities
RESPONSE 1 - CONNECT WITH ECONOMIC OPPORTUNITIES THROUGH SUITABLE COMMERCIAL IDENTITY FOR THE CBD
1.A Undertake Improvement works to streetscape and footpaths using design treatments
to relate to rural living commercial identity
Council
Council
S7, F1, F2, F3, F4,
F5,
F6, F7
1.B
Create Gateway statements in Precincts 1, 2 and 5 to spatially cue the experience
Council
Council
O2
1.C
Initiate marketing campaign to promote CBD commercial identity that focuses on
agricultural and rural living values.
PLACE Manager
Council &
Traders
O2
Privately
Funded
O2
Council &
Traders
T5, O2
Council &
Traders
F7, O2,B1, T1, T3,
T5, T8
Council &
Traders
O2
Council &
Traders
S7, F1, F2, F3, F4,
F5,
1.D Use Local identities and personalities in marketing to encourage local ownership and
pride in identity
1.E
1.F
Trader Group
PLACE Manager
Trader Group
Re-invent Regional Farmers Markets in CBD through dedicated event manager within
established CBD governance framework.
PLACE Manager
Support precinct specific commercial identities:
PLACE Manager
•
•
•
•
•
Dining precinct along Margaret Street
Indoor recreation in Bell Street Mall;
Entertainment uses in Margaret Street;
Boutique/ local designer fashion row;
University precinct
1.G Identify champion (Council, Chamber of Commerce, Traders Groups?) for investment
attraction of quality, iconic tenancies identifying with CBD identity.
1.H Reinforce dining precinct functions in Margaret Street through specific networking and
promotion eg through local producer lunches, celebrity chef events etc.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
Trader Group
Trader Group
PLACE Manager
Trader Group
PLACE Manager
Trader Group
F6, F7, T10
PLACE DESIGN GROUP
LESSONS &
CONCLUSIONS
̏̏Centre Performance is so much more than just how a
place looks
̏̏Commercial vitality - and understanding it - is far more
important for the long term success of a centre.
̏̏Gather data - lots of it - and regularly.
̏̏Once you have the data, analyse it and watch for trends
(good or bad).
̏̏Use it as a way to track the effectiveness of strategies
ie did a reduction in footpath dining permit fees
result in an increase in the amount of footpath dining
applications? what % increase?
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
LESSONS &
CONCLUSIONS
̏̏Precinct based data allows capital expenditure
and policy decisions to target specific outcomes/
responses/ priorities, rather than just guessing, or just
spending it equally across the whole centre.
̏̏A structured data gathering methodology and process,
allows repeatability and review of impact and changes
as a result of policy or capital expenditure decisions.
̏̏Changes to technology are making it easier to
undertake regular assessments of centres, both in
terms of tenants, development changes and potential
financial expenditure.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
T H E DATA
OPPORTUNITY
Imagine, being able
to record patronage
along with spending
habits for a centre
today... and then
again in 12 months
after major physical
works or intervention
initiative.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
It would seem, we
may now have a way
to quantify in real
dollar terms, the
economic impact of
planning and centre
programs.
PLACE DESIGN GROUP
T H E B I G DATA
OPPORTUNITY
̏̏Our credit cards tell people an enormous amount
about our spending: how much, where, what on and
how often.
̏̏It can even break this down into age groups, gender
etc
̏And,
̏
like it or not, our mobile phones
are little beacons, constantly telling
someone where we are!
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
PAT H I N T E L L I G E N C E
www.pathintelligence.com
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
LESSONS &
CONCLUSIONS
̏̏Data: can and should be part of capital works decision
making not a squeaky wheel response.
̏̏Unfortunately the only way to compete against the big
centres is to take their lead and use their tactics - ‘the
external centre manager’.
̏̏Councils are going to need to move from behind policy
alone, into the centres, and roll their sleeves up.
̏̏There are dozens of creative and innovative
governance actions being taken by local governments
around the country.
̏̏Look for them and then phone them and ask them if
they worked. After all, just because it was announced
as a policy action, didn’t mean it worked or is working.
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP
Questions
METRICS AND DATA ANALYSIS IN REAL LIFE PLANNING I MAV CONFERENCE I OCT 2014
PLACE DESIGN GROUP