Auckland City and Auckland Region’s Emerging Retail Trends and Future Retail Needs Assessment Prepared for

November 2008

Status: Final

Project Name: Auckland City and Auckland Region’s Emerging Retail Trends and Future

Retail Needs Assessment

Client: Auckland City Council and Auckland Regional Council

Document Reference: ACC 032.08 Retail Research

Disclaimer

Although every effort has been made to ensure accuracy and reliability of the information contained

in this report, Market Economics Ltd accepts no liability for any actions taken based on its contents.

Contents

Executive Summary ................................................................................................................................. 1

1 Introduction ............................................................................................................................... 4

1.1 Background ........................................................................................................................... 4

1.2 Study Objective ..................................................................................................................... 4

1.3 Study Scope ........................................................................................................................... 1

1.4 Report Structure ................................................................................................................... 2

1.5 Methodology ......................................................................................................................... 2

2 Emerging Retail Trends and Planning Mechanisms ................................................................. 14

2.1 National Retail Trends ......................................................................................................... 14

2.2 Large Format Retail ............................................................................................................. 20

2.3 Issues surrounding the emergence of LFR .......................................................................... 22

2.4 International LFR Trends ..................................................................................................... 25

2.5 Planning Mechanisms for LFR ............................................................................................. 26

3 Auckland Region Retail Activity................................................................................................ 30

3.1 Current Situation ................................................................................................................. 30

3.2 Emerging Trends - Retail and LFR Changes 2001-2007 ....................................................... 36

3.3 Retail Demand ..................................................................................................................... 37

4 Auckland City Retail Activity..................................................................................................... 58

4.1 Current Situation ................................................................................................................. 58

4.2 Recent Trends - Retail and LFR 2001-2007 ......................................................................... 62

4.3 Retail Demand ..................................................................................................................... 64

4.4 Assessment of District Plan Provisions and Future Capacity .............................................. 72

5 Conclusions and Recommendations ........................................................................................ 79

5.1 Summary ............................................................................................................................. 79

5.2 Implications ......................................................................................................................... 80

Appendix 1: Retail ANZSIC96 6 digit Codes ........................................................................................... 82

Appendix 2: Auckland Region MECs and GUs, 2007 ............................................................................. 84

Appendix 3: Auckland Region Floorspace, MECs and GUs, 2001 ......................................................... 85

Appendix 4: Auckland Region Retail Floorspace (m2) 2007-2026 ......................................................... 87

Appendix 5: Auckland City MECs and GUs, 2007 .................................................................................. 88

Appendix 6: Auckland City Floorspace, MECs and GUs, 2007 .............................................................. 89

Appendix 7: Auckland City Floorspace, MECs and GUs, 2001 .............................................................. 92

Appendix 8: Auckland City & Rest of Region Retail Floorspace Growth, m2, 2007-2026 ..................... 95

Appendix 9: Auckland City Retail Floorspace, m2, 2007-2026 .............................................................. 97

Appendix 10: Alternative Thresholds to Define ‘LFR’ ........................................................................... 98

Maps Map 1.1: Auckland City Centres Typology .............................................................................................. 5

Map 1.2: Auckland City Business Areas Typology ................................................................................... 5

Map 4.1: Auckland City Isthmus District Plan Catchments ................................................................... 73

Tables Table 2.1: Auckland Malls and LFR Centres (2007) ............................................................................... 17

Table 3.1: Auckland Region Employment by Top 10 Sectors, 2006 ...................................................... 30

Table 3.2: Auckland Region Output and Value Added by Top 10 Sectors, 2006 (EFM) ........................ 30

Table 3.3: Auckland Region and National Retail Sales 2007 ($m) ........................................................ 31

Table 3.4: Auckland Region Retail Sales 2007 ($m) .............................................................................. 32

Table 3.5: Auckland Region Retail Employment (MEC), 2007 .............................................................. 33

Table 3.6: Auckland Region Floorspace (GFA), 2007 ............................................................................ 34

Table 3.7: Auckland Region LFR and SFR Retail Floorspace (m2), 2007 ................................................ 35

Table 3.8: Auckland Region Retail Employment Change 2001-2007 (MEC) ......................................... 36

Table 3.9: Auckland Region Retail Floorspace (m2), 2001 and 2007 .................................................... 37

Table 3.10: Auckland Region Retail Floorspace Demand and Supply 2007 .......................................... 39

Table 3.11: Auckland Region Retail Demand ($m) 2007 – 2026 ........................................................... 42

Table 3.12: Auckland Region Retail Floorspace by Storetype 2007-2026 ............................................ 44

Table 3.13: Auckland Region LFR Floorspace Growth by Retail Type 2007-2026 ................................. 47

Table 3.14: Auckland Region Retail Demand ($m) by Territorial Authority 2007-2026 ....................... 50

Table 3.15: Auckland Region Retail Floorspace Growth by Territorial Authority 2007-2026............... 52

Table 3.16: Auckland Region LFR Floorspace Growth by Territorial Authority 2007-2026 .................. 56

Table 3.17: Auckland Region LFR Floorspace by TA, Excl Automotive & Hardware-DIY 2007-2026 .... 57

Table 4.1: Auckland City Employment by Top 10 Sectors, 2006 ........................................................... 58

Table 4.2: Auckland City Output and Value Added by Top 10 Sectors, 2006 ....................................... 58

Table 4.3: Auckland City Retail Sales 2007 ........................................................................................... 59

Table 4.4: Auckland City Retail Employment (MEC), 2007 ................................................................... 59

Table 4.5: Auckland City Retail Floorspace (m²), 2007 ......................................................................... 60

Table 4.6: Auckland City Large and Small Format Retail Floorspace (m2), 2007 .................................. 61

Table 4.7: Auckland City LFR Floorspace (m2) by Spatial Economy, 2007 ............................................ 61

Table 4.8: Auckland City Retail Sector, 2007 ........................................................................................ 61

Table 4.9: Auckland City Employment (MECs) by Spatial Economy 2001-2007 ................................... 63

Table 4.10: Auckland City Floorspace (m²) by Spatial Economy 2001-2007 ......................................... 64

Table 4.11: Auckland City Retail Demand & Supply (m2) 2007 ............................................................. 65

Table 4.12: Auckland City Retail Demand ($m) 2007-2026 .................................................................. 67

Table 4.13: Auckland City Retail Floorspace by Storetype 2007-2026 ................................................. 68

Table 4.14: Auckland City Retail LFR Floorspace by Storetype 2007-2026 ........................................... 69

Table 4.15: Auckland City Retail Land Requirements 2007-2026 ......................................................... 71

Table 4.16: Base Assumptions for Retail Capacity by ACC Business Zone ............................................ 74

Table 4.17: Potential Retail Capacity in Auckland City 2007 ................................................................ 75

Table 4.18: Business Zoned Areas in the Auckland City Spatial Economy 2007 .................................. 75

Table 4.19: Potential Retail Capacity in Business Zoned Areas in Auckland City 2007 ......................... 76

Table 4.20: Potential Retail Capacity in Business Zoned Areas in Auckland City 2007 ......................... 77

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Executive Summary

Objective

The study objective is to understand the likely requirements for LFR in relation to other types of

retail in Auckland City and Auckland Region over the next two decades (up to 2026).

Both Auckland City and Auckland Regional Council (ARC) have growth strategies that envisage a

compact urban form, focussed around town centres, with retail activity a core component of these

centres. However, the trend toward large format retail (LFR) and the propensity for LFR to locate

outside the established centres structure, in precincts or as stand-alone stores in general business

zones, especially to take advantage of cheaper land and larger sites, has potential to undermine or

diminish the centres-based structure.

The retail trends and the drivers of retail dispersal are not well understood by Council, and current

regulations are seen as having limitations in dealing with LFR issues. Accordingly, Council seeks a

better understanding of the key locational drivers of LFR, and the effects of out of centre retail, and

knowledge of effective instruments to accommodate LFR in a pattern consistent with the urban form

objectives.

Study Findings

A substantial increase in retail floorspace is projected to serve the Auckland City market, arising from

population, tourist and business growth, and increase in real consumption per capita. The Auckland

City retail sector will also attract a share of retail spending power from the other parts of the

Auckland Region.

Retail floorspace in Auckland City is projected to grow significantly from the current 1,352,000 m2 to

1,647,000m2 by 2016, and 2,018,000m2 by 2026. This is annual growth of around 31-33,000 m2 of

retail floorspace. Large Format Retail is expected to account for around half the floorspace growth,

or around 16-17,000 m2 annually.

Retail activity is currently concentrated in the City’s centres, particularly the CBD, Sub-regional and

Large suburban centres. Around 20% of retail space is located in business areas, though much of the

retail outside of centres is LFR.

The business zoned areas in Auckland have potential to accommodate around 1,174,000 m2 of retail

space. The Business areas have potential for a further 589,000 m2, and including other areas, the

total indicated capacity is around 1,839,000 m2. This compares with projected demand of 2,018,000

m2 by 2026, indicating a net shortfall in the medium term. If higher development intensities are

achieved, then the potential capacity is greater.

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In gross terms, there appears to be considerable capacity for further expansion of the existing

centres, based on zoned areas, development potential and current levels of floorspace. However, a

substantial share of capacity in the centres is located in and around the smaller centres, and zoned

capacity for expansion is more limited for the larger centres.

Further, the economics of the retail sector mean that much of the retail investment is likely to be

directed at the larger centres, with minor shares for the smaller centres. This will place increasing

pressure for expansion of the retail capacity of the larger centres, notably the Sub-regional and Large

Suburban centres.

The relatively large share of floorspace potential in the Business areas, and generally lower land

costs, means that these will continue to be attractive locations for new retail development,

especially for LFR.

Development proposals for major stand-alone stores or groupings of LFR outlets are expected to

lead the pressure for out-of-centre retail growth. The large extent of the Business 4 zone, in

particular, suggests there could be widespread opportunity to encourage retail development,

especially LFR, into business areas, particularly if the capability to expand the larger centres is

constrained.

Implications

The study findings highlight the need for careful consideration of retail and service provisions in the

forthcoming District Plan review process. It is important to adequately provide for the substantial

growth in floorspace in the City, without occasioning a substantial dispersal of retail floorspace

across the Business areas, and undermining the retail and wider roles of the centres network.

The large scale of growth in the next two decades offers needs and opportunity. The need is to

accommodate retail in a pattern which enhances wider City and regional objectives. However, the

rate of growth is such that the next two decades provide opportunity to achieve desired urban form

outcomes. By 2026, a third of Auckland City’s floorspace will have been developed post 2007.

Thus, if a more dispersed strategy is followed, then the retail patterns would be significantly

different from the current, centres-based pattern within just two decades. Conversely, a centres-

based strategy which resulted in significant shares of retail growth being in the larger centres and

the CBD would reinforce the centres-focus within a relatively short time frame.

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If significant shares of retail growth are located in business areas, rather than in the centres

structure, then there will be opportunity cost for other business, and direct impact on the role of

centres and urban efficiency outcomes. Retail development in business areas will compete for land

with other business activities, in a period when significant increase in average business intensity is

expected. The up-take of business area land for retail will be an opportunity cost in terms of land

capacity if the same scale of retail could have occurred at higher levels of intensity elsewhere in the

Spatial Economy.

The dispersal of retail and service activity across business areas effectively reduces the wider roles of

centres simply because their retail and service role is less than it would otherwise have been. The

concentration of retail in and around centres generally enhances the amenity delivered by centres –

whether the functional amenity arising from convenience, travel efficiency and choice associated

with the co-location of activities and services in centres, or the social amenity occasioned by the role

of centres as generators of people activity and interaction.

These considerations highlight the options for Auckland City with respect to provision for retail

growth. If a centres-based strategy is maintained, then this implies the need to both ensure there is

appropriate capacity for expansion of the existing centres structure (particularly the larger centres

within the network), and also examine carefully the provisions which have enabled dispersal of retail

activity through development in the Business 4 and other zones. If there is any tightening of retail

opportunity outside the general structure provided by the centres network, then this needs to be

balanced through provision for growth within the centres network.

The natural tension between the large land requirements of large format retail and the higher cost

of land within more intensively developed centres suggests a middle path of enabling LFR to

establish in and especially around the centres network, without enabling similar development in a

dispersed manner across business areas simply because of the current zoning of the land. This

implies greater spatial differentiation within the zoned areas, especially with regard to the Business

4 land which is widespread in the City, in order to provide for and encourage LFR to be part of the

incremental growth of the existing centres structure.

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1 Introduction

1.1 Background

Auckland City Council (ACC) is aiming to publicly notify the Isthmus District Plan in 2009/10 with

objectives, policies and rules for managing retail activity. Retail is a major contributor to the city’s

GDP, and is a key driver of urban form and function. It plays a crucial role in servicing domestic

demand and underpins the role and function of centres. Both the Council and Auckland Regional

Council (ARC) have growth strategies that envisage a compact urban form, focussed around town

centres. The location and nature of retail activity may contribute to, or may compromise, this vision.

The recent trend within the retail sector toward large format retail (LFR) has coincided with the

propensity for these large stores to locate outside the established centres structure, often in general

business zones or in ‘stand-alone’ out-of-centre locations which are cheaper and/or allow easier

development. At the same time, the historic distinction between wholesale and retail activity has

weakened, and contributed to a general tendency for retailing to become more spatially dispersed

within urban environments. These and other trends, and the drivers behind them, are not well

understood by council, and current regulations do not specifically deal with LFR issues. In order to

formulate appropriate policies and regulations, Council needs to obtain a better understanding of

the effects of out of centre LFR, and the key locational drivers for this type of retailing.

At the same time, the Auckland Regional Council (ARC) has also indicated a desire for better

understanding of the future for retail within the region. ARC has highlighted that territorial

authorities are becoming increasingly aware of the need for better planning mechanisms for retail

activity. ARC would like to obtain robust data for the region and sub region that identifies future

demand for retail sub categories (employment and floorspace requirements), and the associated

planning implications of such growth.

1.2 Study Objective

The principal objective of this study is to understand the likely requirements for LFR in relation to

other types of retail over the next two decades (up to 2026).

The research is being undertaken primarily for Auckland City Council. However, Auckland Regional

Council also requires better understanding of the retail sector, emerging trends, planning

mechanisms and future growth, and is a partner in the project.

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For Auckland City, the key research components are:

Assessing the current retail situation and recent emerging trends (floorspace and

employment). This includes assessing their relevance to land use patterns, especially the

location drivers of retail activity.

Estimating future retail demand for LFR and SFR by location in Auckland City (floorspace and

employment).

Comparing supply of zoned retail land (according to District Plan provisions) with future

demand, and identifying whether modifications are required to existing District Plan rules to

achieve the City’s objectives.

For Auckland Region, the key research components are:

Assessing the current retail situation and emerging retail trends for the region overall, and at

the territorial authority (TA) level.

Estimating future demand for LFR and SFR by TA and for the region overall.

Exploring alternative planning mechanisms for managing retail activity, especially with

respect to LFR and out-of-centre developments.

1.3 Study Scope

A range of LFR types are present in Auckland City and the Auckland Region, including;

Supermarkets (New World, Foodtown, Pak’n Save etc.)

General Merchandise (The Warehouse, Briscoes, Farmers etc.)

Bulky Goods Retailing (Bunnings, Placemakers etc.)

Factory Outlets (Dressmart, Bendon etc.)

Auckland City has identified that, in terms of locational needs, there are two main types of large

format retailing:

Large Format Retailing – the business model involves having a wide array of goods on sale in

a large footprint store. Most customers are expected to access the store by car, which

means that LFR areas tend to act as destination shopping areas when located in an out of

centre location.

Bulky Goods Retailing – this type of retailing is large format in nature because it involves

storage and sale of large, bulky goods (for example beds, cars, furniture etc).

For the study, retail activity is defined according to the Australia New Zealand Standard Industrial

Classification 1996 (ANZSIC96) Division G – Retail Trade (at 6-digit level) and also Division H573000 -

Cafes and Restaurants. However, ‘bulky goods’ retailing includes Builders Supply and DIY outlets

(F453100 and F453900) and these are covered in the study, because the Statistics NZ Business Frame

2

currently reports in ANZSIC96 terms, which describes these activities as wholesale rather than retail

trade.. Appendix 1 contains a full list of 6-digit ANZSIC96 for Division G.

This study groups 6-digit ANZSIC96 business location and modified employment count (MEC)

information into nine broad retailing groups and splits floorspace and activity by LFR and SFR

activities.

1.4 Report Structure

The report is structured as follows:

Section 1 covers the study objectives, scope and structure. The sub-sections below present

detail on definitions and conventions, information sources, definition of the Auckland spatial

economy (centres and business areas), and the methodology applied for both the Auckland

Region and Auckland City components of the analysis.

Section 2 provides a background discussion on national trends in the retail sector, focussing

on large format retail and potential planning mechanisms for managing changes in the retail

and business environments.

Section 3 sets out the current retail situation, and examines recent trends in retail

employment and floorspace in the Auckland Region. This section provides estimates of LFR,

SFR and total retail floorspace and employment to 2026 by local authority area and for the

region overall.

Section 4 outlines current and recent emerging trends in retail employment and floorspace

in Auckland City, by location and across the spatial economy. The section provides estimates

of LFR, SFR and total floorspace and employment to 2026 by location and for the City

overall. The section also includes assessment of the available zoned capacity for retail

floorspace by catchment, and a comparison of retail demand with land supply to show areas

of pressure and availability.

Section 5 summarises the findings of the report and contains recommendations about

required changes to the District Plan to accommodate future growth.

1.5 Methodology

The study draws on data from a variety of sources and integrates this information into a

comprehensive structure for the analysis, drawing on a number of proprietary models developed by

Market Economics Ltd. A detailed explanation of each of these models follows.

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1.5.1 Auckland Region Spatial Economy

The study uses the updated Spatial Economy1 for Auckland City and Auckland Region as the spatial

framework. The Spatial Economy (SE) is the generic term for the network of commercial centres and

business areas in the Auckland Region. The SE provides a useful structure to both describe how

business activity – including retail – is distributed within Auckland, and also to help understand what

drives these patterns of activity. It recognises the existing patterns of centres and business areas in

terms of the size, location and roles within the economy, and is the appropriate base point for

assessing future growth trends.

Because there is detailed statistical information available at a refined geographic level (mesh-block

and property base) the SE provides the appropriate structure to integrate information on retail and

business activity and supply, in relation to zoning and property information, and in regard to retail

market and demand information for catchments relevant to each centre or business area.

The main elements of the Spatial Economy are:

Centres

Regional (Auckland CBD)

Sub-regional

Large Suburban

Suburban

Local

Minor

Destinational (mainly large format)

Arterial Strips

Rural (Towns/Villages)

Business Areas

Heavy Industry

Production and Distribution

Business Park

Office Park

Special Activity Area (incl airport, port)

Special Areas (mainly health, education/research, sport facilities)

The balance of the region is defined as ‘non-economic’ areas, including residential areas, public open

space, and so on.

1 Formerly named the Formal Economic Structure (FES) in the ARC Business Land Model (BLM).

4

To represent the SE, every location (meshblock) in the region has been coded according to the

economic role of its locality, defined from the presence of business zoning and the size and mix of

businesses by industry sector. This SE classification process involved overlaying District Plan zoning

information with 3-digit ANZSIC96 Business Frame information in a GIS. This was based on the

former FES definitions, which were updated according to 2007 data and in association with BLEG2

definitions of business areas. Each meshblock has been classified according to whether it is a centre,

business area, special area or non economic area.

Meshblocks which have been identified as centres have been assigned a centre name (e.g. St Lukes,

Takapuna etc), and each centre has been classified into the hierarchy of Regional, Sub Regional,

Large Suburban and so on (listed above and shown on Map 1.1). Meshblocks identified as parts of

business areas have been assigned the relevant area name and the business area type as Heavy

Industry, Business Park and so on (listed above and shown on Map 1.2). The special area code has

been introduced to define locations with high education and health employment in a separate

category, while ‘non economic’ areas are those areas that do not have a significant number of

employees or significant quantity of business zoned area. All of the areas within the Region (at

mesh-block level) have been coded to the relevant category.

The SE thus provides the spatial framework that can be used to analyse information from other

sources such as employment data from the Statistics New Zealand (SNZ) Business Frame, ACC zoning

information, and PropertyIQ property information.

2 Business Land Economy Group

5

Map 1.1: Auckland City Centres Typology

Map 1.2: Auckland City Business Areas Typology

6

1.5.2 Statistics New Zealand Business Frame

This retail assessment uses employment and geographic unit (business) data by meshblock for 2001

and 2007 to show the location of retail activity within the Auckland City and Auckland Region

economies. Employment is reported using two measures – Employee Count (EC) and Modified

Employment Count (MEC)3.

Since 2004, EC has been the key measure of employment for SNZ. It is a head count of all salary and

wage earners for a particular month based on IRD tax data. This is mostly employees, but can

include working proprietors who pay themselves a salary or wage (i.e. are also employees).

However, those working proprietors who take drawings from their business but not wages or salary

are not counted in the EC due to the data collection method. Many owners of small businesses are

not employees (for example - dairy owners, builders, small fishing businesses, and service business

owner-operators). Thus EC by its nature is an undercount of actual employment.

Recently, statistical information has become available from the SNZ LEED system, which provides

counts of the numbers of working proprietors in each sector of the economy, and some detail on the

numbers of working proprietors who are not also employees. That data suggests that working

proprietors who are not employees account for around 15% of total employment.

This LEED data has been utilised by MEL to develop another measure of employment, the Modified

Employment Count (MEC). This includes both the Employee Count and the estimated working

proprietors, to provide a more comprehensive measure of total employment, for each sector and

location.

The MEC estimates are developed from:

Linked Employer-Employee Data (LEED): Annualised employment data by industry

disaggregated as to employees (E) and self-employed people (WP). Self-employed people

were disaggregated further into those who pay themselves a salary or wage (S) and those

who do not (N). The WP(S) persons are most likely to be included in the Employee Count,

while the WP(N) persons are most likely to be workers additional to the EC. The LEED data is

only available at TA, regional or national levels. This means the number of non-employee

WPs can be calculated to the TA level, but needs to be estimated at the CAU or mesh-block

level.

Business Frame (BF) data: the annualised (as at February 2007) Employee Count (EC) data.

Employees (E) and self-employed people who pay themselves a salary or wage (S) identified

3 Modified Employment Count is an alternative employment measure developed by Market Economics.

7

by LEED are essentially the same as Employment Count (EC) as measured by the BF (i.e. E + S

= EC). The BF Employee Count is available at mesh-block level.

The BF data has been used to estimate the ratio (E:S) of employees (E) to working proprietor

employees (WP(S)) included in the BF, and then to estimate the number of other working

proprietors who are not counted by the BF (WP(N)). The ratio of total working proprietors to

working proprietor employees was also calculated.

SNZ Business Demography and LEED: The number of geographic units (business locations),

by firm size4 by industry.

LEED: total self-employed persons by firm size by industry.

This data provided the basis to estimate the numbers of non-employee working proprietors in each

industry, for each year 2000-2006, for each firm size, for each industry. The BF data on the numbers

of firms (geo units) of each size by industry in each location was used to estimate the numbers of

non-employee working proprietors in each industry in each location, for 2000-2006.

The output from this process is an estimate of the number of non-employee WPs for each industry

and location. These estimates are added to the BF data, to provide the Modified Employment Count

(MEC).

Because annual LEED data is not available until 12 months after the end of the reference period,

2007 data will not be available until the end of 2008. For this study, the 2007 non-employee WP

figures were estimated, based on the BF data on each firm size (2007) and assuming the recent

trends (2000-2006) in the numbers of WPs per geo unit had continued into 2007. Correlation

coefficients indicated this was a valid assumption, and the estimates will be replaced when the 2007

LEED data is released.

1.5.3 Auckland Region and Auckland City Economic Futures Model

The Economic Futures Model (EFM) provides information on the broader economic context for this

study. The EFM is an input-output based model, which develops economic projections based on the

current situation, and projections of population growth (driving domestic consumption) and export

growth by sector, to 2026, for Auckland City and Auckland Region. The EFM projections identify the

basic “business-as-usual” future situation, assuming incremental growth, but no major structural

shifts in the city or regional economies5.

4 Firm size groups are 0 employees, 1 to 5, 6 to 9, 10 to 19, 20 to 49, 50 to 99 and 100+ employees.

5 For further information refer to Auckland City Baseline Economic Report 2006-2026 or the ARC EFM Model.

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1.5.4 Retail Projections – the Retail Supply and Demand Model 2008

The current and future retail and service situation has been estimated using the Market Economics

‘Retail Supply and Demand Model’ (RSDM), applying growth projections for population and

consumption consistent with the EFM.

The EFM provides base information for the retail sector as a whole, but does not provide detail

within the retail sector, nor does it provide information at local area level. The RSDM provides a

detailed analysis of the current (2007) situation, together with projected growth to 2026, at a

refined geographic level (to area unit).

This study requires the more detailed projections, especially because the incidence of large format

retail varies considerably within the retail sector, and it is important to understand how growth in

retail demand is likely to vary within Auckland City, as well as within the Region.

RSDM Overview

The RSDM is calibrated at the national and regional levels to provide a comprehensive picture of

retail and service expenditure and demand by storetype (6 digit ANZSIC), by location. Retail demand

is expressed in terms of annual spend ($m), sustainable floorspace (m²) and sustainable employment

(EC and MEC). The demand estimates are based on the number and composition of resident

households, their spending characteristics by each retail and service type, together with

employment and visitor numbers (international and domestic) with spending estimates per visitor

night and per person employed (MEC). The household spend estimates include allowance for a share

of spend to be from the place of work, as distinct from the place of residence.

Retail demand is reconciled with annual sales data (Statistics NZ Retail Trade Survey and GST-based

sales series for other sectors) at the national level for each retail and service type, and where

available with regional sales statistics. The RSDM draws on national level data on employment (EC

and MEC) by storetype, to show annual average sales per EC or MEC. It includes national level

estimates of floorspace (GFA m²) for each storetype, based on actual data where available, and

estimates where floorspace data is not available. The floorspace estimates are reconciled with

annual sales data to identify national level sales productivity ($ per m² per year) for comparison with

national or sector level data where available. We note that there is no comprehensive floorspace

data for each retail type, although there is good data for some retail types (for example

supermarkets, department stores) and substantial data for specific retail chains and shopping

centres.

The RSDM further provides estimates of future demand in terms of $m spend and sustainable

floorspace, to 2026. These estimates are based on projected household numbers (Statistics NZ

9

medium, high and low scenarios), employment, and tourism nights (Ministry of Tourism, 2007). The

model makes allowance for ongoing real growth in retail spend per household (1% p.a.

compounding) business spend (1% p.a.), and international and domestic visitor spend (based on

Ministry of Tourism projections). The spend per household estimates are based on medium term

projected growth in private consumption from the Reserve Bank and Treasury forecasts.

The floorspace projections are based on the projected growth in retail spend, but also make

allowance for future increases in floorspace sales productivity, assuming an annual rate of 0.5%. This

means that the growth in sustainable floorspace is slower than the growth in demand, to allow for

higher sales productivity in the future.

Regional Calibration

The RSDM has been calibrated at the regional level, since demand per household varies between

regions, and the structure and productivity of the retail and service sector also varies between

regions. There are three main sources of difference between regions:

Variations in sales per EC or MEC. There are differences in the effort or number of hours

worked per EC or MEC, arising because the EC data is a count of employees, irrespective of

the number of hours worked – thus, a person working 10 hours per week and another

working 40 hours per week are both counted as 1 person. The sales per EC or MEC are likely

to reflect this difference in effort/hours worked, although regional differences in average

wage rates will also have some influence. Data on annual earnings per person employed,

from the Statistics NZ LEED information by region and industry for 2006, has been used as an

indicator of regional differences in effort per EC and MEC. To allow for regional differences

in wage levels per hour, the regional differences are assumed to be predominantly (75%)

due to differences in hours worked, with the balance (25%) reflecting different wage levels.

Thus, a region with average earnings 10% above the national average is estimated to have

sales per MEC at 7.5% above the national average.

Variations in Regional Retail Structure. The retail supply structure varies between regions,

for example, some areas having higher shares of food and grocery spend met by

supermarkets while others have more grocery and dairies and fruit and vegetable shops.

This largely reflects differences in the demand patterns, with smaller markets (many rural

towns) not large enough to sustain some storetypes. The retail sector frequently caters for

local demand through storetypes carrying a wider or different range of goods from the

average for that storetype, or through some needs being met by more specialised outlets in

neighbouring regions. The RSDM reflects these regional differences through adjustment of

the % shares of demand to reconcile more closely with the % shares of retail capacity.

10

Demand Flows between Regions. Not all regions are self-sufficient in retail and service

activity, particularly in comparison retail. While inter-regional flows of food and grocery

spend are minor, there is some spending leakage out of smaller regions, and inflow to the

main metropolitan centres of Auckland, Wellington and Christchurch. The retail sales levels

implied by regional LEED earnings data suggests that there is a net inflow of comparison

goods spending to outlets in Auckland Region from residents of Northland, and also Waikato

and Bay of Plenty. Similarly, net flows from Gisborne to Bay of Plenty and Hawkes Bay, and

in turn some flows from Taranaki, Manawatu and Hawkes Bay to Wellington.

Statistics NZ releases estimates of sales by retail type at the national level, and also provides

estimates of sales at the regional level, though noting that the figures are less reliable and should be

treated accordingly. For larger regions including Auckland, as well as regional total, some

breakdown of sales by retail type is available, although in some cases the storetypes are grouped.

The RSDM makes use of SNZ sales estimates (June year, 2007) for Auckland Region, noting the

caveats cited by SNZ.

The sales estimates for Auckland indicate some net inflow of spending in both food and grocery (8-

10%) and comparison retail (11-12%), with total sales in excess of the estimated available spend.

These inflows are mainly from Northland and Waikato, as well as the Bay of Plenty.

Application to this Study

The RSDM has been applied here to provide estimates of:

Current retail demand ($m, floorspace, MEC for 2007) by catchment in Auckland City and for

each TA within the Auckland Region, for each retail and service store type.

Current retail supply, in terms of:

o Current sales ($m) by catchment in Auckland City and for each TA within the

Auckland Region. These are based on the 2007 EC and MEC counts, and the

estimated regional sales productivity levels;

o Floorspace (m²) based on national average m² per MEC and allowance for 5% lower

floorspace per MEC to reflect the higher levels of sales productivity in the market,

together with higher rental levels;

o Employment, based on $m of sales, and Auckland Region sales productivity levels.

Projected retail and service demand to 2026, based on projections of household numbers,

domestic and international visitor nights, and employment by location (area unit) within the

Region. Demand estimates are expressed as $m sales and sustainable floorspace m². Future

retail demand is estimated at five year intervals from 2007 to 2026 by catchment and TA in

floorspace and employment terms. The demand estimates combine projected household,

business and tourism growth with allowance for future increases in real spend per

household.

11

Floorspace based on demand growth and future floorspace productivity ($/m²/yr),

separately for large format stores (500+ m² gfa) and small format stores (<500 m² gfa).

Current Auckland Situation

The Auckland Region retail sector is not simply the aggregate of seven TA markets and self-sufficient

supply networks. While the large size of each TA market means that each is largely self-sufficient in

net terms, there are spending flows within the Region, as well as from Northland, Waikato and Bay

of Plenty.

Auckland City, mainly because it has the regional CBD, has a higher level of employment and outlets

(GUs) per household than the rest of the Region, indicating a net inflow of sales to Auckland City

outlets. To identify this, the 2007 demand and supply situation for each TA within Auckland Region

has been estimated using the RSDM outputs, and the net inflows to Auckland City have been

estimated from the direct comparison of demand arising within the City, relative to estimated sales

by retail and service outlets.

In a similar manner, the RSDM has been applied to each of the ACC catchment areas to estimate the

demand arising in each, in relation to sales by outlets within each, and the net flows within Auckland

City. Future growth in demand and floorspace has also been estimated for each TA, and for each

catchment area within Auckland City.

These reconciliation and projection procedures, and the results, are set out in more detail in relevant

sections of this report.

1.5.5 Summary Retail Types

The estimates at 6-digit ANZSIC level have been grouped into nine broad retail categories.

Supermarkets

Other Food and Grocery

Cafes and Restaurants

Department Stores

Apparel

Furniture, Appliances and Hardware (FAH)

Household Services

Other Retail

Automotive

12

In addition, estimates have been produced for the Builders Hardware and DIY wholesale category,

since this is a major generator of demand for LFR space.

1.5.6 Large Format Retail (LFR) Estimates

An important objective of the research is to gain better understanding of large format retail activity,

and its role within the retail sector. There is limited information on the amount of large format retail

space, and the shares of large format within each retail storetype, with no comprehensive national

or regional level floorspace statistics. However, there is detailed information available on the

numbers of stores in each size range (EC per GU), from which the floorspace of outlets can be

estimated. Two estimates have been undertaken for this study.

First, to understand the current and future distribution of LFR within Auckland Region, the numbers

of outlets in each floorspace size band have been estimated, using the EC and MEC data, and the

regional estimates of floorspace (m²) per EC and MEC. This has been done at the 6-digit ANZSIC96

code level, using the Statistics NZ 2007 meshblock level dataset for the Auckland Region. This

provides an estimate of the current floorspace in large format outlets, for each location within

Auckland City, and the Region.

The base LFR definition used for the study is 500 m2 gfa. Estimates have been produced for each

location to show the current distribution of activity within Auckland Region and Auckland City. We

note that the current gfa thresholds in the Auckland City District Plan vary, from 200 m2 to 1,000m

2

as indicators of the LFR thresholds. Further, it may be argued that stores in the 500 m2 to 1,000m

2

range represent medium format retail, with the threshold for large format being 1,000m2 and over.

To accommodate this, the underlying analytical model has capability to alter the threshold, for

further assessment, with outcomes in terms of the amount of floorspace, employment and number

of businesses by 6-digit ANZSIC96 ‘live’ within the model to provide alternative estimates of LFR and

SFR activity by location.

Second, a national level analysis by 6-digit ANZSIC96 has been undertaken, which combines Statistics

NZ data on outlets by size (EC per GU) with estimated floorspace per EC and MEC. This provides an

estimate of the number of outlets and the total floorspace by each size of outlet, for each storetype,

at each time period. Further, it enables comparison of the structure of each storetype by outlet size

for any period between 2000 and 2007, to show both the situation and the trend across New

Zealand. The floorspace levels have been estimated for 2000 and 2007, to understand the national

situation in each year, and estimate the shares of the net increase in retail floorspace which has

been in large format and small format outlets.

The shares of future floorspace growth applied for each general retail storetype are as follows:

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Supermarkets 100%

Other Food and Grocery 25%

Cafes and Restaurants 7.5%

Department Stores 95%

Apparel 30%

Furniture, Appliances & Hardware 75%

Other Retail 50%

Household Services 5%

Automotive 20%

Builders Hardware DIY 95%

These percentage shares have been applied to the floorspace growth projections to estimate

floorspace areas in LFR and SFR configurations, for each TA and catchment within Auckland City.

1.5.7 PropertyIQ Floorspace Information

To provide for better understanding of the retail floorspace situation in the Region, detailed

information on commercial retail and commercial multiple/other6 (mixed use) floorspace has been

sourced from PropertyIQ for all Territorial Authorities in Auckland Region to provide an estimate of

existing floorspace by location. This PropertyIQ data identifies the numbers of assessments and the

listed floorspace data, at meshblock level. However, direct comparison is difficult as the PropertyIQ

data does not differentiate between retail types, nor does it necessarily differentiate between retail

and wholesale activity (for example, a Mitre 10 may be identified in PropertyIQ as ‘retail’). Further

detail is currently being sought from PropertyIQ to provide for closer reconciliation of the supply

data with the MEL estimates based on the MEC data.

1.5.8 Property Council Shopping Centre Database 2007

The Property Council Shopping Centre Database 2007 has been used to show the retail and total

centre floorspace for larger centres and shopping malls in the Auckland metropolitan area. This

database is published on an annual basis by the Property Council, an organisation representing

building owners and managers, and whose membership comprises mainly shopping centre owners

and managers.

6 The category commercial multiple/other collects information about buildings that do not have a predominant

use, for instance there could be a three storey building with retail on the ground floor and the upper two floors with office space (mixed use). To capture as much of the retail component from this category as possible, PropertyIQ ran a query using another variable “shop” to estimate the retail floorspace captured in this category. This query produced an estimate of known retail and other commercial mixed use floorspace.

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2 Emerging Retail Trends and Planning Mechanisms

2.1 National Retail Trends

The New Zealand retail sector has been characterised by several significant trends in the past two

decades. This section first provides a description of the types of retail which have larger site

requirements than small format core retail. It then provides an overview of the key trends in the NZ

retail sector, with a specific focus on large format retailing. These trends are discussed in relation to

international trends and possible planning mechanisms for accommodating retail growth for both

small and large format.

2.1.1 Retail Type Definitions

A key objective of this report is to provide estimates of the spatial requirements for future retail

growth in Auckland City. Some retail operations require more space than others because of their

economic and operating structure, and/or because of the nature of the goods that are sold.

Supermarkets are large stores because of economies of scale, and the food and grocery market is big

enough to sustain multiple outlets. Department stores are structured to achieve both economies of

scale and of scope (wide range of goods), and within each department need to offer enough product

range (and therefore floorspace) to compete with specialist stores. In turn, the specialist stores such

as appliances and sporting goods also have large format outlets when they seek to provide enough

product range to be a single destination within their category. This is especially so for appliance

outlets, with relatively bulky goods requiring display and storage. There are other examples of so-

called ‘big-box’ retailing in hardware and homewares such as Bunnings and Mitre 10 Mega, which

typically require large premises (greater than 6,000 m²) for the storage of bulky items such as timber

and building materials, to provide a comprehensive range of associated products (tools, paint etc),

and to enable on-site vehicle access (such as timber yard drive through).

The size and operation of larger stores (including how their customers use them) affect their

compatibility with retail centres. Thus, supermarkets and department stores are generally more

compatible with in-centre retailing than are the big box hardware and homeware outlets. This

section provides a description of the key differences between retail types.

Large Format Retail. Floorspace is usually the sole basis of defining a retail store as being

large format. There is no agreed size threshold in New Zealand for what size constitutes

‘large format’, although there is general agreement that stores greater than 500m² can be

classified as LFR – the debate is whether stores of 300 or 400 m² are ‘large format’.

Moreover, there is no widely accepted basis for distinguishing large format stores according

to their operational structure. While large format stores are assumed to be characterised

also by lower staffing intensity (persons engaged per 1,000 m²) or the nature of products

sold (especially bulky goods) these aspects do not necessarily apply. For example,

supermarkets are large format but high intensity in terms of sales levels at $11-13,000 per

m²/yr, and employment at 40-50 persons per 1,000 m²), whereas a department store like

15

The Warehouse has lower sales intensity ($3,600 per m²/yr) and employment (20 persons

per 1,000 m²). Similarly, pharmacies may exceed 500 m² in floorspace, but still operate in

very similar manner (sales and employment intensity) to pharmacies of 100-200 m². While

there is a tendency for the very large stores to locate in newer developments outside the

existing centres structure, this does not apply to any store of 500 m² or larger. This trend is

primarily the very large stores because of their requirements for larger site areas, and

especially the biggest supermarkets and the bigger hardware and DIY outlets.

Supermarkets – there has been a long term trend towards large supermarkets (>3,000m²

gfa), and away from the smaller outlets (1,500-2,000 m² gfa) established in the 1980s. There

is also size differentiation between ‘discount’ supermarkets (Pak N Save, Countdown) which

are larger footprint (for example, both Albany and Lincoln Pak N Saves are over 8,000 m² gfa)

and full service outlets (Foodtown, Woolworths, New World) which are predominantly in the

3,000 – 5,000 m² gfa range. The increase in supermarket size has been supported by greater

consumer mobility, strong competition in the sector encouraging scale economies, and the

wider range of goods sold (especially wine and beer, also non-food items), and real growth

in spend per household. Larger stores have meant generally larger catchment areas, so that

supermarkets tend to locate in larger centres (suburban centres or higher in the spatial

economy), with consumers predominantly accessing the stores using private transport

(cars). The high frequency of supermarket shopping (on average, 3.5-3.7 visits per household

per week) means that supermarkets are major generators of people traffic in centres, with

many of the smaller outlets in centres (such as pharmacies, stationers and post shops)

benefiting from this large customer base (on average, supermarkets generate 950-1,000,000

customers annually). The co-location of smaller outlets with supermarkets in the centres

structure supports opportunity for multi-purpose shopping trips, and associated travel

efficiency.

Hypermarkets – while well-established internationally, the hypermarket concept has not yet

emerged in the Auckland retail market. These stores are large department stores and

supermarkets under one roof, selling a wide range of products, including food and groceries

and general merchandise. The Warehouse Extra at Sylvia Park (around 12,500 m² gfa) is the

only operating example in Auckland currently, however, although the Countdown

development adjacent to Manukau City centre was also approved for a supermarket and

department store structure. However, The Warehouse has since announced there will be no

more of the Warehouse Extra outlets, so the future of hypermarkets within the Auckland

market remains uncertain at this stage. Concerns overseas about hypermarkets is that

because they sell a wide range of goods and function as one-stop destinations, then they do

not offer the benefits which arise from co-location of retail activities in a centres structure.

The large space requirements (10,000+ m² gfa floorspace, plus around another 1.5 times

that for parking) would suggest limited opportunity to establish within the centres structure,

and corresponding demand to establish in out of centre locations.

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Department Stores – these stores by definition sell a wide range of goods including clothing,

housewares, cosmetics, fabrics, furniture and appliances. In the New Zealand market, key

players are Farmers, The Warehouse and K-Mart. Department stores are characterised by

large store size (for example, The Warehouse stores average over 5,400 m² gfa and the

larger stores exceed 12,000 m² gfa ) to provide sufficient product range and depth to

compete with specialist stores, and generate large customer numbers (for example, The

Warehouse stores attract on average 650-700,000 customers annually). Their wide range of

goods, especially apparel, means department stores are often part of more general, multi-

purpose shopping trips, and they are often ‘anchor’ tenants in shopping malls, or in edge of

centre locations. Rarely do they establish as stand-alone stores, and to a greater degree

than supermarkets, they benefit from co-locating with other outlets to attract customers

and enable multi-purpose trips and cross-shopping. Most department stores in the

Auckland market are larger than 4,000m² gfa, with the largest outlets between 6,000-

10,000m² gfa, for example The Warehouse Albany (7,200m²), Farmers Albany (10,000m²)

Farmers Botany (7,500m²), Farmers St Lukes (7,100 m²), K-Mart St Lukes (6,400m²), and

Farmers Manukau (8,000 m²).

Big-Box Retailing. This term is predominantly applied to the building improvement/DIY

warehouses such as Bunnings, Placemakers and Mitre 10 Mega, with store sizes in the range

of 6,000-10,000m² (and up to 15,000m²), and requiring large sites of 1.5-2.5ha. The building

improvement warehouse format is a relatively recent development, which has gathered

strength in the past 8-10 years. Historically, there was a distinction between trade-based

building and hardware outlets and retail outlets. Operations such as Bunnings and Mitre 10

had high shares of their custom coming from tradespeople in the construction sector

(builders, plumbers, electricians and so on). However, the building improvement stores

recognised that DIY is a significant component of the “Kiwi culture”, and both expanded

their product range and adapted their warehouse space to be more attractive and accessible

to the general public. Consequently, an increasing share of sales has been attracted from

the retail sector – ie DIY households – as distinct from the wholesale sector, or those in the

building trade. At the same time, the DIY market grew rapidly. This expansion of the market

base has supported the shift toward larger outlets still operating in a semi-warehouse

format, with associated yard area and garden centre. The major brands are all positioned as

being single stop destinations for all building and home improvement needs, and so need to

caters for a wide range of goods including bulky items. Hence the need for large floorspace,

and convenience of drive through facilities for timber and other bulky DIY goods. Moreover,

despite the expansion to cater for the retail or domestic consumers, these stores still have a

substantial construction trade base, and must cater for that market as well - for warehousing

and storage of bulky items such as building materials and timber, and access for trade

vehicles as well as DIY customers with trailers.

Shopping Malls are characterised by a mix of large outlets which acts as retail ‘anchors’ and

a wide range of smaller sized retail and personal services outlets. The key large tenants are

17

supermarkets and usually department stores, as well as variety stores and mini-majors in the

apparel and appliances categories. Table 2.1 shows the size of a range of malls and large

format retail centres throughout Auckland’s metropolitan area, in terms of retail and total

floorspace (includes offices and other administrative areas). Malls range in size from under

10,000 m² (Eastridge, Lynfield, Meadowbank and Mt Wellington) to 65,000 m² (Sylvia Park),

although planned expansion of Westfield Albany will take that centre closer to 70,000 m².

The 22 malls listed have an average size of 22,500 m². These comprehensive malls have

attracted a substantial share of Auckland’s retail growth in the past decade, through the

establishment of new centres (Westfield Albany, Botany Downs and Sylvia Park) and the

expansion of existing centres (for example, St Lukes and Glenfield).

Table 2.1: Auckland Malls and LFR Centres (2007)

Source: Property Council Shopping Centre Database 2007

Shopping Centre/MallTotal Retail

Space (m²)

Total Centre

Space (m²)North Shore City

Westfield Albany 45,301 56,886

Westfield Glenfield 30,373 31,142

Milford Shopping Centre 13,056 13,056

Westfield Shore City 13,989 14,813

Albany Mega Centre 35,879 35,879

Waitakere City

Westgate Shopping Centre 35,301 45,221

Lincoln Centre 19,968 21,105

Westfield WestCity 32,253 36,853

Waitakere Mega Centre 17,062 17,065

LynnMall Shopping Centre 30,236 30,236

Auckland City

Victoria Park Market 5,738 7,467

Westfield Downtown 12,404 15,119

Westfield 277 Newmarket 12,531 22,096

Westfield St Lukes 35,565 40,003

St Lukes Mega Centre 6,810 7,210

Three Kings Shopping Centre 9,515 10,025

Lynfield Shopping Centre 5,561 5,625

Royal Oak Mall 11,923 13,758

Dress-Smart Outlet Shopping Centre - Onehunga 12,451 12,453

Sylvia Park 58,500 65,200

Mt. Wellington Shopping Centre 8,905 8,905

Meadowbank Shopping Centre 6,318 7,030

Eastridge Shopping Centre 7,068 7,700

Manukau City

Westfield Pakuranga 27,759 29,454

Westfield Manukau City 28,347 32,515

Manukau Supa Centa 43,856 45,095

Botany Town Centre 44,436 55,409

Mangere Town Centre 16,687 16,687

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The table also shows the substantial development of large format centres, with six centres

averaging around 22,400 m², across the region. The list is not comprehensive. Nevertheless

the table illustrates the key point, that the major share of retail growth has been directed to

a centres structure, not only in response to planning conditions, but especially because most

retail outlets benefit from co-locating with other retail, and so prefer to establish in centres.

For the most part, where there is not sufficient zoned capacity, the developments which

were out of zone or into general business zoned areas have been predominantly for

grouping of retail outlets (ie centres) rather than stand alone stores.

The main exceptions have been hardware and DIY outlets which can reasonably argue that

they do not function well in the centres format, and most recently the Wairau Pak N Save,

which has gained approval as a stand-alone supermarket in a business area. The decision on

the Wairau store may increase pressure in future to allow supermarkets and other major

core retail outlets to establish out of centre.

2.1.2 Demand Side

On the demand side, there has been considerable growth in retail spend per household in real

(inflation-adjusted) terms, and substantial population growth in some markets. Strong economic

growth over the period to 2007, coupled with historically low interest rates and close to full

employment saw average per household retail demand growth of more than 3% annually. This

trend was enhanced by the strength of the New Zealand dollar (or more importantly, the weakness

of the US dollar), meaning that the cost of imported retail goods declined in real terms. In addition

to this, strong population growth, low interest rates, and high employment led to significant growth

in house prices, which added to households’ feeling of being relatively wealthy.

The combined effect has meant that overall, households significantly increased borrowings to fuel

increased demand and to fund home ownership. As a result of strong demand pressures, both

domestically and internationally (commodities demand driven by growth in China and India),

pressures on prices to rise intensified, especially as oil prices began to soar. This flowed through to

the retail sector at a lower rate overall than the economy as a whole, due to the reductions in real

cost of imported goods and the switch towards imported goods over locally made goods. However

food prices have risen sharply as have prices in the hospitality sector (cafe, restaurant, liquor and

accommodation). The Reserve Bank responded by raising the Official Cash Rate (OCR) in an effort

to restrict demand and reduce inflationary pressures.

More recently, however, the global financial crisis has seen a slow-down in economic activity, and

considerable reduction in consumer confidence, with consequent reduction in household

consumption.

19

The result has been a significant contraction in the retail market in the short term, with expectations

that the slow-down will continue well into 2010 – especially if the New Zealand dollar depreciates

against the US dollar (due to lack of confidence in the local economy to continue to produce recent

returns – primarily driven by the outlook of the Reserve Bank). The immediate outlook for retail

demand is growth to be slower than household growth. However, the longer term expectation is for

recovery and some increase in real spend at approximately 1% per household annually.

2.1.3 Supply Side Overview

The main retail sector trends in the past decade have been:

The emergence of large format retail, and associated location patterns for LFR;

A greater focus on hospitality and service spend as households out-source more traditional

roles (meal making, clothing and equipment repairs);

A more mobile consumer market, as the costs of private transport have dropped in real

terms in recent years, enabling longer travel distances for retail, and more independent trip-

making within households;

A steady reduction in the relative importance of CBD roles as retail destinations. While CBD

areas have continued to increase in size, growth has been relatively faster in the upper-

middle levels of the retail structure, especially the Sub-regional and Large Suburban centres.

These centres have been large enough to attract investment and major stores, together with

critical mass of smaller format retailers;

This has coincided with the trend toward larger store sizes within the sector, enabling chains

or individual outlets to serve larger markets, but also resulting in the market being served by

fewer, larger outlets. These larger outlets have preferred to be part of larger centres, where

they can co-locate with other substantial outlets, and their representation in smaller centres

has diminished accordingly;

A corresponding reduction in the retail goods roles of smaller centres. These have instead

developed an increasing focus on convenience goods and hospitality role, as they can no

longer realistically compete with the large malls and LFR centres for higher order goods

which make up the bulk of the comparison retail sector;

Emergence of stand-alone outlets, which can command large catchments and do not need

to co-locate with other stores in order to generate enough custom to be viable. These have

tended to seek cheap locations from which they can serve wide catchments, often favouring

locations in business areas where land is cheaper, and /or locations on main arterial routes

which enhance their ability to serve wide catchments;

Internet and on-line sales taking a growing (albeit currently small) share of the market.

20

2.2 Large Format Retail

On the supply side, a major trend has been the shift toward large format retail outlets. This trend

follows international experience where the large format movement began at least 25 years ago in

North America, followed by Europe and other developed economies. New Zealand has seen

approximately 15 years of large format store development, led by the large discount supermarkets,

department stores and Hardware/DIY retailers. A second trend, associated with the rise of LFR, has

been the growing pressure to allow large retail stores to be developed as stand-alone or

destinational outlets outside of the traditional town centre structure.

Following the international pattern in the United States, Canada, United Kingdom and Australia, New

Zealand has embraced the concept of Large Format Retail. Between 2000 and 2004 the average

store size was estimated to have increased by 7%. Removing accommodation, cafes and restaurants

from the equation sees retail stores increasing average size by 10%7, which implies a significant

influx of larger format stores.

2.2.1 LFR Thresholds

Floorspace size is usually the sole basis of defining a retail store as large format. The operational

aspects may vary, with large format stores predominantly, but not necessarily, having lower staffing

intensity than smaller format stores. Nor are they all inclined to have display and storage within the

one space although this is a primary characteristic of the larger supermarket operators and the

Hardware/DIY operators.

The definition of LFR varies, and there is no consistent level or boundary that defines LFR. In the

retail development sector opinion varies, with 500 m² often quoted as the threshold. However,

some development proposals, especially to serve smaller markets, have sought to have 300 m² as

the definitional threshold. International definitions are equally diverse with definitions ranging

widely across various jurisdictions in the United States, for example. For this study, a threshold of

500 m² has been adopted, in part because this aligns most closely with definitions applied in New

Zealand. In terms of the distributions of store sizes, however, there is a reasonable case to consider

retail floorspace of between 500 m² and 1,000 m² as ‘medium format’, with 1,000 m² as the

appropriate threshold for LFR.

2.2.2 Economic Drivers

Large format outlets have generally lower sales productivities ($ per m2 per year) than medium and

small format outlets, and lower employment intensity (EC or MEC per m2). This has meant that land

and building costs may be relatively more important in the economics of this type of retail

7 Reserve Bank of New Zealand: Bulletin, Vol. 68, No. 2, Page 37

21

development, with consequent pressure to establish in lower cost locations, particularly industrial or

general business land, rather than within commercial zones where land costs are generally higher.

This has the effect of minimising the investment required to establish a trading vehicle that has the

potential to capture large volumes of spend within a given sector.

There are a number of economic advantages driving the trend toward larger stores. While these

types were initially those selling large or bulky items such as furniture, appliances and hardware,

especially needing display areas, the advantages of large size are generic to many parts of the retail

sector. These include:

More display area

Lower rental costs on a per m2 basis

Lower staffing costs per m2

Less management or overhead per m2

A wider range of goods on display

However, there are a number of trade-offs as well. Larger stores require larger markets, and so have

to draw customers over a longer distance than small stores. This means a tension between having

the minimum number of outlets necessary to serve the market (and thereby minimising costs) and

effectively serving the needs of customers within an acceptable travel distance while guarding

against competitive threats.

Moreover, larger stores require larger land areas, and this has helped drive the focus on business

zoned areas where land is cheaper on a per m² basis, and often larger sites are available in one

ownership. Further, the increases in logistical efficiency means that shop workers are able to sell and

handle more goods per person than previously. As a consequence, shop staff can service larger floor

areas than previously, and the floorspace per worker is likely to continue to increase.

Over time a wide range of retail operations have adopted larger building footprints, including

footwear (Number 1 Shoe Warehouse), sporting goods (Rebel Sports), jewellery (Michael Hill), and

stationery (Warehouse Stationery).

2.2.3 Patterns of LFR Growth

LFR has developed in a variety of forms within the New Zealand context, including:

Standalone LFR: When stores are large enough, and offer a wide range of goods, they are

able to locate on individual sites in out of centre locations, without needing other stores to

22

help attract custom. Examples of these include: Smiths City, The Warehouse, Bunnings, and

Mitre 10 Mega.

Edge of centre/in-centre LFR: For smaller LFR stores that have a limited range of goods, they

benefit from locating in existing centres with good pedestrian traffic. Other LFR stores, like

department stores (such as Farmers, K-Mart etc) and supermarkets (such as Foodtown, New

World etc) have traditionally located in centres or on the edge of centres.

LFR complexes: For smaller LFR stores, co-locating alongside a more dominant LFR anchor

store in a new LFR development can also be an attractive locational option.

2.3 Issues surrounding the emergence of LFR

These economic drivers are not likely to diminish significantly in the future, and the trend toward

large format outlets is expected to remain into the long term. It follows that if at least half the

growth in total retail space, and around two-thirds of the space typical of retail in centres, is to be in

large format stores, then it is essential to provide for these outlets as part of any centres-based

urban form strategy.

2.3.1 Effects on Existing Centres

The development of out-of-centre LFR and other retail can give rise to significant effects on in-centre

retailers. For example, retailers who have not previously been represented in a catchment may be

attracted to move into an area because these attributes are available at a new development, or

retailers that are already present in a catchment may choose to relocate from their existing location.

Stores remaining in existing centres may find it hard to compete with the LFR stores due to the cost

benefits LFR retailers have from lower rentals. This can lead to a competitive response by in-centre

retailers to allow them to offer a point of differentiation from LFR retailers, which may include

increased marketing, becoming more specialised, or offering better service.

The risk to existing centres is that if existing retailers choose to relocate to an out of centre LFR

location the number of vacant stores can increase, and the range of goods and services offered from

that centre may drop, encouraging lower numbers of people to visit the existing centre. This is a

cyclic process, which can be hard to combat once it has begun, although the examples of such decay

in New Zealand have been limited, largely by virtue of population growth increasing retail demand

and allowing a wider range of retail locations to be supported.

Despite there being very limited examples of a ‘tumbleweed’ scale of impact in New Zealand, other

less significant, but still detrimental impacts are more common. While stores vacated by a business

leaving to set up in an LFR development may be re-tenanted, the new tenant may contribute much

less to the centre’s attractiveness. Lower amenity businesses such as second-hand, $2 shops, and

23

takeaway stores frequently move in to fill the gaps left by retailers leaving in-centre locations for out

of centre LFR. These types of businesses are not as effective at attracting people into the centre,

and the drop in foot traffic through the centre can have flow-on effects on the viability of other in-

centre businesses such as personal and community service providers and leisure and recreation

activities.

So when key shops move out of a town centre, there are not only direct impacts through loss of

sales and customer numbers, but also indirect impacts on the vitality, vibrancy and amenity of the

centre, and possibly an increase in security and safety issues. Because centres play an important

role as a community’s focal point, these impacts are strongly felt by the community. The cyclic

nature of these impacts which first cause a decrease in vitality through reduced people activity can

ultimately lead to declining viability of facilities and reduced investment in public facilities and

infrastructure.

2.3.2 Urban Sustainability and Transport Effects

Urban sustainability can be enhanced through efficient private vehicle travel, and is supported by

concentrating retail activity in and around existing town centres. A centres based land use pattern

makes it easier to provide effective and efficient public transport. This reduces the number and

length of car journeys required by the community to meet their needs – contributing to improved

travel efficiency and sustainability.

Large Format retail developments located out of established town centres contribute to urban

sprawl. They locate outside of commercial areas, often on greenfield sites or in older industrial

areas, because of their size and parking needs. Located on the periphery, public transport, walking

and cycling are inefficient given their distance from residential areas. Most customers frequent the

store using private motor vehicles, and a single large format store can generate significant single

purpose vehicle trips per day. Traffic, and thus, congestion and air pollution, increases dramatically.

Without question, the incremental development of large format destination stores has altered the

dynamics of centres, from being one stop destinations in which all shops can comfortably be visited

from a single car park location, to centres covering a large area with a number of mini-destinations

within them. The total centre area becomes too big to be covered by a single stop shopping trip (as

it is too far to walk), so precincts emerge around key destination shops. The grouping of

convenience stores with LFR within an existing centre does not constitute the creation of a complete

and competing centre, but does create a mini destination within the wider centre. Locating LFR

adjacent to existing retail areas will optimise the potential for centre efficiency and cohesion, and for

positive amenity outcomes.

24

Additionally, corridor based development can lead to the dispersal of retail activity, which generally

makes for less efficient travel patterns – because the opportunity for one-stop, multi-purpose

shopping trips is reduced. Provision for public infrastructure also becomes less efficient. Corridor

intensification does have a role to play in the sustainable management of urban growth and

development. However, while corridor development should encompass a mix of activities including

residential and employment, it should not include significant retail development beyond local

convenience retail. It is important to make the distinction between convenience retail and service

activity which serves local needs, and larger scale retail activity serving wider catchments than the

immediate corridor. Generally, establishment of larger scale retail outlets along corridors represents

a less efficient urban form than if that retail activity was located in centres, and supported by

convenience retail along the corridors.

2.3.3 Other Economic Effects

In addition non-centre locations pose additional costs for local authorities that are often subsidised

by existing ratepayers. At the same time, large format stores attract additional growth to non centre

locations, thus exacerbating the induced impact or secondary development effects. New businesses

create costs for roads, police and fire services, and water and wastewater infrastructure.

Ratepayers end up paying for the “benefit” of the retailer locating in their area, while all residents

feel the impacts of the new store, particularly regarding increased traffic and declining town centres

and central business districts. These impacts and their effects must be weighed up against the

supposed benefits of increased choice and competition large format retail is claimed to foster.

The economics of Large Format Retail stores affect the land use regime in a community by changing

the demographics of, and employment within, the retail industry. The Faculty of Law & School of

Environmental Studies, University of Victoria, Canada in association with Smart Growth British

Colombia (2002) found the American experience was that;

“In the past fifteen years, large format stores have glutted the market with retail space,

shifted commercial activity from central business districts to the suburban fringe, and

captured a large percentage of regional markets at the expense of smaller local businesses in

the downtown core.”

This has resulted in increased retail vacancies in the declining commercial town centres and fewer

living wage jobs as opposed to part time or more casual jobs. Large Format retail stores do not

create new markets or generate new household spend, they simply reallocate existing retail spend

from local centres to non centre locations, along with the associated people activity.

25

Kenneth Stone, Iowa State University economist, studied the effect of ‘superstores’ on small towns

in Iowa and found that of the $20 million in sales generated by a new big box store, $11 million of

that was captured from existing merchants8. As retail sales shift to non centre large format retail

stores and malls, a matching decline in central business area commercial activity and property values

is experienced. A number of other US studies have found declines in downtown retail sales and

property values by up to 30 percent after the development of suburban shopping malls. While this is

a slightly different issue, the key theme is that non centre retail development generates impacts on

established town centres and needs to be managed and controlled appropriately.

However, there will not necessarily always be negative impacts on existing centres resulting from

LFR developments establishing out of centre. Large format retail developments may provide a

previously unavailable opportunity for a type of retail or a particular brand to enter a retail market.

Many retail chains have specific site and store requirements such as building size and location, and if

these are unavailable in centre, the only way the retailer will locate in a market is to locate out of

centre. In such situations, the location of a new brand in an LFR development may stimulate the

location of competitors in the same catchment, whether in or out of centre, offering consumers

increased choice and stimulating local economic activity. Large format developments also offer

retailers that have outgrown their in-centre premises the opportunity to move out to large premises

on the fringe of, or further away from, the centre, potentially freeing up space for redevelopment of

in-centre retail space. This redevelopment can lead to a rejuvenated centre with a new, broader

range of small format stores.

2.4 International LFR Trends

New Zealand planners can learn important lessons from international examples of LFR development

and approaches to managing the effects of this retail growth. While stand alone LFR developments

experienced a strong up-surge in demand initially in the United States, Canada and the United

Kingdom, these are becoming less popular over time, and there is increasing demand for in-centre

development, with examples of LFR retailers adapting from LFR stores in edge of centre/out-of-

centre locations to smaller stores in main street locations (for example Tescos in the UK).

While the literature provides no strong explanation for the trends in the United States and Canada, it

seems apparent that planners are driving the re-emergence of dominant town centres. The main

drivers are:

Smart growth and new urbanism, including master planned communities

Recognition of the need to improve safety within existing town centres by increasing

pedestrian movements

8 The Impact of Wal-Mart Stores on Other Businesses and Strategies for Co-Existing (1993)

26

Creating a place for community interaction, this is especially important for people who work

from home or spend increasing amounts of time socialising on the internet.

Creating urban entertainment and lifestyle centres, by enhancing the retail and cafe

experience residents can be attracted to spend an entire day out shopping as a recreational

activity.

Town centres have an advantage over retail malls and LFR complexes by creating a space

that can be used for a variety of activities throughout the day and night (24 hours, 7 days a

week), whereas primarily retail precincts are only used during opening hours.

The shift from out-of-centre to in-centre retail developments in the UK has been driven by centre

protection policies mandated by central Government. These policies were developed in response to

rapid growth of out-of town development in the 1980s, and by the 1990s there was recognition that

the scale and location of new retail development was causing problems9. The UK Government first

introduced the ‘town centres first’ emphasis in 1996 and reinforced these objectives in 2005 with

stronger approaches to encouraging town centre development.

UK data collection methods monitoring the number and size or retail developments, and location are

good. This data showed that it took ten years for introduced Government policy to have an effect on

the proportion of growth going to town centres; mainly because there is a delayed time of

development after a consent has been issued for out of town developments. The key lesson is that

“relaxing policy produces a rapid reaction, since it is usually quicker to build on out-of-centre sites,

but tightening policy takes a long time to have effect”. Research showed that while some retailers

had sought to conform to the new policies by adopting new formats, including small stores, going

multi-storey, and taking advantage of edge of centre sites, some retailers were persisting in using

strategies to develop in out-of-centre locations. Overall, the outlook for focussed town centre

development looks promising, but commentators note that investor confidence is reliant on

consistent planning direction.

2.5 Planning Mechanisms for LFR

In New Zealand the main planning mechanism used to control the location of retail activity is land

use zoning, accompanied by rules regarding the permitted activity types and floorspace thresholds.

The most suitable way to plan for retail growth is to;

i. understand emerging trends in LFR and retail overall

ii. estimate the demand for new LFR floorspace over time in relation to population and

economic growth

9 British Council of Shopping Centres, 2006. “Future of Retail Property – In Town or Out of Town”.

27

iii. have zones and associated planning provisions which can appropriately cater for retail

growth in relation to both scale and location.

LFR, by its nature, requires significant amounts of space, both in terms of the stores themselves and

in combination with the necessarily large, often single-purpose car parks required. This is not

necessarily directly compatible with locations in the core of town centres, but given the significant

detrimental impacts out of centre LFR developments can have on existing centres abilities to deliver

amenity to populations, they should be enabled to establish in reasonable proximity to the core of

centres, to complement rather than compete with the core activities.

As discussed above, in the United Kingdom where the effects of out of centre LFR developments

have played out over a much longer timeframe, Planning Policy Statement 6 lays out a set of

guidelines and Policies that focused on the issue of sustainable development of England’s town

centres. This document and the Design Guidelines that accompany it present a process rather than

a set of planning mechanisms that would ensure statutory authorities appropriately deal with all

forms of retail development in a sustainable manner. These processes are equally applicable in the

Auckland Regional context and apply to LFR.

In essence the focus is placed on existing centres to cater for future needs wherever possible. This

would strengthen existing centres and potentially lead to regeneration and redevelopment. A key

difference between the UK examples and the Auckland experience is the ability of the UK authorities

to purchase land, amalgamate holdings and drive development in a much more proactive manner.

In order to manage retail development and LFR development local planning authorities should:

actively promote growth and manage change in town centres;

define a network and a hierarchy of centres each performing their appropriate role to meet

the needs of their catchments; and

adopt a proactive, plan-led approach to planning for town centres, through regional and

local planning.

Council needs to use tools such as District Plan Objectives and policies, area plans, and town centre

strategies to address the transport, land assembly, planning and design issues associated with the

growth and management of districts and centres. Only through comprehensive detailed

understanding of how the entire retail framework operates are they able to appropriately provide

for large format retail without endangering the significant community investment in established

centres. These matters can be addressed through:

28

i. Assessing the need for additional retail development both in relation to the catchment it is

intended to serve and in relation to retailing within the city or district overall;

ii. Assessing the centres’ individual and aggregate capacity to accommodate future retail

growth and development;

iii. Ensuring that a comprehensive development planning approach is prepared in support of

any new out of centre development, or edge of centre development;

iv. Having an overarching urban strategy, and corresponding centre spatial and design strategy,

within which the comprehensive development plan can be considered and assessed against

(as to whether it supports and progresses or contradicts and inhibits);

v. Consider the traffic, parking and transportation impacts and implications of the proposed

development – in light of the overall centre spatial strategy and other sustainable

development objectives and policies

2.5.1 Planning for Retail including LFR

Wherever possible, growth should be accommodated by more efficient use of land and buildings

within existing centres. Auckland City should aim to increase the density of development, where

appropriate within existing centres. This is likely to require identification of sites suitable for

development or redevelopment or where conversions and changes of use could be encouraged

through the use of spot re-zonings. Council should also seek to ensure that the number and size of

sites identified for development or redevelopment are sufficient to meet the scale and type of need

identified. Where growth cannot be accommodated in identified existing centres, Council should

plan for the extension of the primary shopping area of centres if there is a need for additional retail

provision or, where appropriate, plan for the extension of the centre to accommodate other main

centre uses (other commercial activities).

Where extensions of shopping areas or town centres are proposed, these should be carefully

integrated with the existing centre both in terms of design and to allow easy access on foot.

Extension of the primary shopping area or town centre may also be appropriate where a need for

LFR has been identified and this cannot be accommodated within the centre. LFR may deliver

benefits for consumers and Council should seek to make provision for them in this context. In such

cases, Council could identify, designate and assist LFR developers assemble larger sites adjoining the

primary shopping area (i.e. in edge-of-centre locations) to facilitate in centre or edge of centre

development rather than out of centre development.

In areas of significant growth or where deficiencies are identified in the existing network of centres,

new centres may be designated through the district plan process, with priority given to significantly

under-supplied areas relative to demand.

29

Where existing centres are in decline, Council should assess the scope for consolidating and

strengthening these centres by seeking to focus a wider range of services there, promote the

diversification of uses and improve the environment. Where reversing decline is not possible,

Council should recognise that these centres may need to be reclassified at a lower level within the

hierarchy of centres, and reflect this revised status in the policies applied to the area. This may

include allowing retail units to change to other uses, whilst aiming, wherever possible, to retain

opportunities for vital local services, such as post offices and pharmacies.

These processes are geared towards planning for all retail including LFR and may extend beyond the

current remit of Councils economic development or planning activities. However, they represent a

best practice guide to catering for retail growth and expansion.

2.5.2 LFR Specific Control Mechanisms

Due to LFR’s unique requirements and locational strategies, Council needs to ensure that the

impacts and negative effects of LFR locating in non-centre locations are minimised. At a general

level, this is best achieved by the combination of constraining LFR’s ability to locate within other

business zones, and also making reasonable provision for LFR to establish in and adjacent to existing

centres. Currently Council has adopted a relatively permissive regime that has resulted in significant

capacity available across the city.

If it is not possible to alter these regulations, Council should look to ensure LFR developments

looking to locate in these areas provide comprehensive assessment of effects on existing centres and

show that they will not be in conflict with the objectives and policies of the District Plan which

recognises that centres are resources to be protected and enhanced.

Alternatively, Council could seek to impose a maximum amount of retail in any specific industrial

location. This could be based on a % of total floorspace, or % of total zoned land within the

industrial area. Finally, Council could consider a maximum footprint for any given retail outlet in the

industrial areas. This would be used to discourage large format operators seeking these areas as

relatively easy locations to develop within.

With all of these measures Council needs to ensure it has carried out sufficient analysis and

understands the retail market, the development opportunities within and adjacent to centres and

likely growth futures for the city.

30

3 Auckland Region Retail Activity

3.1 Current Situation

In 2006, the retail trade sector was the Region’s second largest industry in employment terms, with

some 84,780 MEC (Table 3.1). Gross output for the sector was $5,174m for Auckland Region, and

value added some $3,191m, placing the sector as fourth largest in the regional economy (Table 3.2).

Note that gross output differs from retail sales.

Table 3.1: Auckland Region Employment by Top 10 Sectors, 2006

Source: EFM, 2008.

Table 3.2: Auckland Region Output and Value Added by Top 10 Sectors, 2006 (EFM)

Source: EFM, 2008.

3.1.1 Retail Sales

In 2007 total regional retail sales were estimated at $19.8Bn, with an additional $3.1Bn of hardware

DIY sales (Table 3.3). The region’s retail sector accounted for 34% of national sales, though with

higher shares in café and restaurant and apparel, and slightly lower shares in supermarket and

department stores, reflecting the more diverse industry in the country’s largest market.

Employment

Count

% Share of

Auckland Region

Total

Modified

Employment

Count

% Share of

Auckland Region

TotalBusiness services 93,319 15.2% 112,651 16.0%

Retail trade 74,555 12.2% 84,782 12.1%

Wholesale trade 57,471 9.4% 61,700 8.8%

Health & community services 50,297 8.2% 54,370 7.7%

Construction 33,322 5.4% 48,314 6.9%

Cultural & recreational services 17,926 2.9% 23,988 3.4%

Air transport, services to transport & storage 17,120 2.8% 17,748 2.5%

Finance 14,332 2.3% 14,938 2.1%

Real estate 6,094 1.0% 14,173 2.0%

Communication services 11,755 1.9% 13,166 1.9%

Industry

Employment 2006

$2004 million% Share of

Auckland Region

Total

$2004 million% Share of

Auckland Region

TotalBusiness services 11,777 11.9% 6,710 12.9%

Wholesale trade 11,730 11.9% 5,153 9.9%

Construction 6,143 6.2% 2,262 4.3%

Retail trade 5,174 5.2% 3,191 6.1%

Air transport, services to transport & storage 4,899 5.0% 1,724 3.3%

Real estate 4,534 4.6% 2,966 5.7%

Finance 3,796 3.8% 3,061 5.9%

Communication services 3,541 3.6% 2,095 4.0%

Health & community services 3,438 3.5% 2,450 4.7%

Cultural & recreational services 3,353 3.4% 1,657 3.2%

Industry

Gross Output 2006 Value Added 2006

31

Table 3.3: Auckland Region and National Retail Sales 2007 ($m)

Source: Statistics NZ, 2008.

Within the region, Auckland City accounts for the largest share (41%) of total retail sales, with

substantial shares from Manukau City (20%) and North Shore City (18%) (Table 3.4). Retail sales are

not simply shared pro rata within the region however. The apparel and café-restaurant sectors show

significant concentration into Auckland City, consistent with the role of the regional CBD there, while

the supermarket and department store sectors more closely match the distribution of the regional

population. The retail sectors in the other TAs are more uniform in structure, apart from the relative

under-representation of apparel and café-restaurant. The supermarket and department store

sectors are relatively more significant in these other TAs.

Note that the automotive and hardware-DIY sectors account for 25% and 14% of regional sales

respectively. These activities are predominantly located out of centre or edge of centre within the

spatial economy. The food and grocery and comparison sectors, which account for 61% of total

sales activity, are the main drivers of the centres structure within the economy. Excluding the

automotive and hardware DIY sectors, food and grocery accounts for some 35% of sales, comparison

retail accounts for 52%, and café-restaurant (including takeaways) the remaining 13%.

RETAIL TYPE Auckland Region Rest of NZ New ZealandAuckland Region

Share %

SUPERMARKETS 3,598$ 7,565$ 11,163$ 32%

OTHER FOOD 1,329$ 2,357$ 3,686$ 36%

CAFES & RESTAURANTS 1,826$ 3,051$ 4,877$ 37%

DEPARTMENT STORES 1,035$ 2,635$ 3,670$ 28%

APPAREL 1,092$ 1,856$ 2,949$ 37%

FAH 1,950$ 3,518$ 5,468$ 36%

OTHER RETAIL 3,071$ 4,999$ 8,070$ 38%

HOUSEHOLD SERVICES 109$ 217$ 327$ 33%

AUTOMOTIVE 5,749$ 11,677$ 17,425$ 33%

TOTAL 19,759$ 37,876$ 57,635$ 34%

HARDWARE & DIY 3,101$ 6,322$ 9,423$ 33%

TOTAL inc HARDWARE 22,860$ 44,198$ 67,058$ 34%

32

Table 3.4: Auckland Region Retail Sales 2007 ($m)

Source: Statistics NZ, 2008; RSDM, 2008.

3.1.2 Retail Employment

The MEC data shows total employment of 107,980 in the retail sector, with a further 7,570 in the

hardware-DIY sector (Table 3.5). The employment structure across the region differs from the sales

pattern because of substantial differences in sales productivity per person between different types

of retail activity.

RETAIL TYPERodney

DistrictNorth Shore City Waitakere City Auckland City Manukau City

Papakura

District

Franklin

DistrictREGION

SUPERMARKETS 224$ 732$ 498$ 1,099$ 731$ 153$ 162$ 3,598$

OTHER FOOD 83$ 222$ 164$ 544$ 252$ 29$ 46$ 1,329$

CAFES & RESTAURANTS 97$ 240$ 148$ 918$ 350$ 41$ 45$ 1,826$

DEPARTMENT STORES 37$ 178$ 163$ 316$ 296$ 23$ 21$ 1,035$

APPAREL 29$ 172$ 97$ 559$ 198$ 22$ 17$ 1,092$

FAH 61$ 410$ 217$ 778$ 369$ 53$ 63$ 1,950$

OTHER RETAIL 162$ 496$ 326$ 1,309$ 630$ 75$ 82$ 3,071$

HOUSEHOLD SERVICES 6$ 18$ 16$ 46$ 18$ 3$ 4$ 109$

AUTOMOTIVE 255$ 1,016$ 559$ 2,446$ 1,070$ 209$ 233$ 5,749$

TOTAL 954$ 3,483$ 2,188$ 8,014$ 3,914$ 608$ 672$ 19,759$

HARDWARE & DIY 130$ 616$ 264$ 1,119$ 792$ 106$ 81$ 3,101$

TOTAL inc HARDWARE 1,084$ 4,100$ 2,451$ 9,133$ 4,706$ 713$ 753$ 22,860$

SUPERMARKETS 6% 20% 14% 31% 20% 4% 4% 100%

OTHER FOOD 6% 17% 12% 41% 19% 2% 3% 100%

CAFES & RESTAURANTS 5% 13% 8% 50% 19% 2% 2% 100%

DEPARTMENT STORES 4% 17% 16% 31% 29% 2% 2% 100%

APPAREL 3% 16% 9% 51% 18% 2% 2% 100%

FAH 3% 21% 11% 40% 19% 3% 3% 100%

OTHER RETAIL 5% 16% 11% 43% 21% 2% 3% 100%

HOUSEHOLD SERVICES 5% 16% 15% 42% 16% 3% 3% 100%

AUTOMOTIVE 4% 18% 10% 43% 19% 4% 4% 100%

TOTAL 5% 18% 11% 41% 20% 3% 3% 100%

HARDWARE & DIY 4% 20% 8% 36% 26% 3% 3% 100%

TOTAL inc HARDWARE 5% 18% 11% 40% 21% 3% 3% 100%

SUPERMARKETS 21% 18% 20% 12% 16% 21% 21% 16%

OTHER FOOD 8% 5% 7% 6% 5% 4% 6% 6%

CAFES & RESTAURANTS 9% 6% 6% 10% 7% 6% 6% 8%

DEPARTMENT STORES 3% 4% 7% 3% 6% 3% 3% 5%

APPAREL 3% 4% 4% 6% 4% 3% 2% 5%

FAH 6% 10% 9% 9% 8% 7% 8% 9%

OTHER RETAIL 15% 12% 13% 14% 13% 11% 11% 13%

HOUSEHOLD SERVICES 1% 0% 1% 0% 0% 0% 0% 0%

AUTOMOTIVE 24% 25% 23% 27% 23% 29% 31% 25%

TOTAL 88% 85% 89% 88% 83% 85% 89% 86%

HARDWARE & DIY 12% 15% 11% 12% 17% 15% 11% 14%

TOTAL inc HARDWARE 100% 100% 100% 100% 100% 100% 100% 100%

SALES

SHARE % BY TA

TA STRUCTURE

33

Table 3.5: Auckland Region Retail Employment (MEC), 2007

Source: Statistics NZ, 2008; RSDM, 2008.

As with sales, Auckland City has the largest share of employment (43%), more than twice as much as

Manukau City (20%), and ahead of North Shore City (16%) and Waitakere City (11%). Within the

retail sector, cafes-restaurant activity accounts for the largest share of employment (27%), well

ahead of food and grocery (19%) and close to comparison retail (34%). However, the cafe-restaurant

sector is characterised by part time and casual employment, with the average hours worked less

than for other retail activities.

3.1.3 Retail Floorspace

There is an estimated 2,785,000 m2 of retail floorspace in the Auckland Region (June 2007), based on

the recorded employment levels, and sales levels (Table 3.6). In addition, there is an estimated

547,000 m2 of floorspace in the hardware-DIY sector, for a regional total of 3,332,000 m2 (or

2,673,000 m2 excluding automotive).

RETAIL TYPERodney

DistrictNorth Shore City Waitakere City Auckland City Manukau City

Papakura

District

Franklin

DistrictREGION

SUPERMARKETS 840 2,730 1,860 4,100 2,730 570 600 13,420

OTHER FOOD 480 1,360 940 3,070 1,450 170 250 7,660

CAFES & RESTAURANTS 1,640 4,050 2,450 15,460 5,830 690 750 30,670

DEPARTMENT STORES 180 860 780 1,520 1,420 110 100 4,960

APPAREL 240 1,390 780 4,560 1,600 180 140 8,880

FAH 260 1,510 890 2,980 1,420 230 260 7,540

OTHER RETAIL 860 2,820 1,790 7,430 3,520 450 440 17,250

HOUSEHOLD SERVICES 60 190 170 480 190 30 40 1,160

AUTOMOTIVE 880 2,780 1,840 6,450 3,220 640 750 16,440

TOTAL 5,440 17,690 11,500 46,050 21,380 3,070 3,330 107,980

HARDWARE & DIY 310 1,510 630 2,790 1,910 250 200 7,570

TOTAL inc HARDWARE 5,750 19,200 12,130 48,840 23,290 3,320 3,530 115,550

SUPERMARKETS 6% 20% 14% 31% 20% 4% 4% 100%

OTHER FOOD 6% 18% 12% 40% 19% 2% 3% 100%

CAFES & RESTAURANTS 5% 13% 8% 50% 19% 2% 2% 100%

DEPARTMENT STORES 4% 17% 16% 31% 29% 2% 2% 100%

APPAREL 3% 16% 9% 51% 18% 2% 2% 100%

FAH 3% 20% 12% 40% 19% 3% 3% 100%

OTHER RETAIL 5% 16% 10% 43% 20% 3% 3% 100%

HOUSEHOLD SERVICES 5% 16% 15% 41% 16% 3% 3% 100%

AUTOMOTIVE 5% 17% 11% 39% 20% 4% 5% 100%

TOTAL 5% 16% 11% 43% 20% 3% 3% 100%

HARDWARE & DIY 4% 20% 8% 37% 25% 3% 3% 100%

TOTAL inc HARDWARE 5% 17% 10% 42% 20% 3% 3% 100%

SUPERMARKETS 15% 14% 15% 8% 12% 17% 17% 12%

OTHER FOOD 8% 7% 8% 6% 6% 5% 7% 7%

CAFES & RESTAURANTS 29% 21% 20% 32% 25% 21% 21% 27%

DEPARTMENT STORES 3% 4% 6% 3% 6% 3% 3% 4%

APPAREL 4% 7% 6% 9% 7% 5% 4% 8%

FAH 5% 8% 7% 6% 6% 7% 7% 7%

OTHER RETAIL 15% 15% 15% 15% 15% 14% 12% 15%

HOUSEHOLD SERVICES 1% 1% 1% 1% 1% 1% 1% 1%

AUTOMOTIVE 15% 14% 15% 13% 14% 19% 21% 14%

TOTAL 95% 92% 95% 94% 92% 92% 94% 93%

HARDWARE & DIY 5% 8% 5% 6% 8% 8% 6% 7%

TOTAL inc HARDWARE 100% 100% 100% 100% 100% 100% 100% 100%

EMPLOYMENT (MEC)

SHARE % BY TA

TA STRUCTURE

34

Table 3.6: Auckland Region Floorspace (GFA), 2007

Source: RSDM, 2008.

The PropertyIQ data indicates some 3,300,000 m2 of ‘retail’ floorspace for the region, excluding

automotive, or around 650,000 m2 more floorspace than these estimates. However, the PropertyIQ

‘retail’ premises category includes a range of service activities which typically occupy ‘retail’ space,

such as video stores, hairdressers, travel agencies, drycleaners and so on. These are not included in

the Table 3.6 estimates, but at the regional level occupy an estimated 600,000 m2 of floorspace,

which suggests reasonable compatibility between the floorspace estimates for this study, and the

PropertyIQ data10.

The retail floorspace includes 406,000 m2 of food and grocery floorspace, 357,000 m2 of cafe-

restaurant space, and 1,340,000 m2 of comparison retail space. These levels of floorspace supply are

10

Note, because the PropertyIQ and ANZSIC activity categories are not directly comparable, and the PropertyIQ statistics are the aggregate of buildings which may include a range of business activities, then it is not possible to achieve a full reconciliation of the figures

RETAIL TYPE Rodney DistrictNorth Shore

CityWaitakere City Auckland City Manukau City

Papakura

District

Franklin

DistrictREGION

SUPERMARKETS 17,000 56,000 38,000 84,000 56,000 12,000 12,000 275,000

OTHER FOOD 8,000 22,000 16,000 53,000 25,000 3,000 4,000 131,000

CAFES & RESTAURANTS 19,000 46,000 28,000 180,000 67,000 8,000 9,000 357,000

DEPARTMENT STORES 8,000 40,000 37,000 71,000 66,000 5,000 5,000 232,000

APPAREL 7,000 38,000 22,000 123,000 44,000 5,000 4,000 243,000

FAH 13,000 79,000 43,000 158,000 74,000 10,000 13,000 390,000

OTHER RETAIL 24,000 78,000 48,000 205,000 96,000 12,000 12,000 475,000

HOUSEHOLD SERVICES 1,000 4,000 3,000 9,000 4,000 1,000 1,000 23,000

AUTOMOTIVE 32,000 113,000 68,000 268,000 125,000 25,000 28,000 659,000

TOTAL 129,000 476,000 303,000 1,151,000 557,000 81,000 88,000 2,785,000

HARDWARE & DIY 22,000 109,000 46,000 201,000 137,000 18,000 14,000 547,000

TOTAL inc HARDWARE 151,000 585,000 349,000 1,352,000 694,000 99,000 102,000 3,332,000

SUPERMARKETS 6% 20% 14% 31% 20% 4% 4% 100%

OTHER FOOD 6% 17% 12% 40% 19% 2% 3% 100%

CAFES & RESTAURANTS 5% 13% 8% 50% 19% 2% 3% 100%

DEPARTMENT STORES 3% 17% 16% 31% 28% 2% 2% 100%

APPAREL 3% 16% 9% 51% 18% 2% 2% 100%

FAH 3% 20% 11% 41% 19% 3% 3% 100%

OTHER RETAIL 5% 16% 10% 43% 20% 3% 3% 100%

HOUSEHOLD SERVICES 4% 17% 13% 39% 17% 4% 4% 100%

AUTOMOTIVE 5% 17% 10% 41% 19% 4% 4% 100%

TOTAL 5% 17% 11% 41% 20% 3% 3% 100%

HARDWARE & DIY 4% 20% 8% 37% 25% 3% 3% 100%

TOTAL inc HARDWARE 5% 18% 10% 41% 21% 3% 3% 100%

SUPERMARKETS 11% 10% 11% 6% 8% 12% 12% 8%

OTHER FOOD 5% 4% 5% 4% 4% 3% 4% 4%

CAFES & RESTAURANTS 13% 8% 8% 13% 10% 8% 9% 11%

DEPARTMENT STORES 5% 7% 11% 5% 10% 5% 5% 7%

APPAREL 5% 6% 6% 9% 6% 5% 4% 7%

FAH 9% 14% 12% 12% 11% 10% 13% 12%

OTHER RETAIL 16% 13% 14% 15% 14% 12% 12% 14%

HOUSEHOLD SERVICES 1% 1% 1% 1% 1% 1% 1% 1%

AUTOMOTIVE 21% 19% 19% 20% 18% 25% 27% 20%

TOTAL 85% 81% 87% 85% 80% 82% 86% 84%

HARDWARE & DIY 15% 19% 13% 15% 20% 18% 14% 16%

TOTAL inc HARDWARE 100% 100% 100% 100% 100% 100% 100% 100%

FLOORSPACE (SQM, GFA)

SHARE % BY TA

TA STRUCTURE

35

close to, but lower than, national average floorspace supply on a per household basis. This reflects

the generally higher sales productivity levels by the Auckland retail sector ($ per m2 per year), and

the generally higher floorspace costs for outlets in the Auckland market.

3.1.4 Large Format Retail Floorspace

The retail types which are characteristically large format account for a substantial share of the

regional total, with supermarkets (271,000 m2), department stores (232,000 m2), and furniture,

appliances and hardware (192,000 m2). A significant share of automotive space is also large format.

Overall, LFR accounts for an estimated 40% of the floorspace (Table 3.7), or 1,134,000 m2. The

figures in the table show the estimated LFR and SFR floorspace by retail type and TA, using 500 m2 as

the threshold for defining large format outlets. The floorspace for each TA and retail type has been

estimated from detailed (mesh-block) data according to the numbers of outlets of each size (MEC

based) and applying regional average floorspace per MEC figures.

Table 3.7: Auckland Region LFR and SFR Retail Floorspace (m2), 2007

Source: RSDM, 2008.

The share of large format space varies considerably across the different retail types. Department

stores and supermarkets are almost entirely LFR, while the appliances, furniture and hardware

category has an estimated 49% in LFR. However, the remaining retail categories of Other Food (7%),

Apparel (11%) and Other Retail (19%) have substantially lower LFR shares, as do household services

(13%).

TA Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total Share %

Rodney 17,000 1,000 - 8,000 - 3,000 2,000 - 5,000 36,000 28%

North Shore 56,000 2,000 1,000 40,000 3,000 37,000 11,000 1,000 48,000 199,000 42%

Waitakere 37,000 - 2,000 37,000 1,000 26,000 8,000 - 15,000 126,000 42%

Auckland 82,000 3,000 34,000 71,000 9,000 78,000 41,000 2,000 130,000 450,000 39%

Manukau 55,000 2,000 15,000 66,000 10,000 35,000 27,000 - 40,000 250,000 45%

Papakura 12,000 - 1,000 5,000 2,000 6,000 2,000 - 9,000 37,000 46%

Franklin 12,000 1,000 1,000 5,000 1,000 7,000 - - 9,000 36,000 41%

Auckland Region 271,000 9,000 54,000 232,000 26,000 192,000 91,000 3,000 256,000 1,134,000 41%

Rodney - 7,000 19,000 - 7,000 10,000 22,000 1,000 27,000 93,000 72%

North Shore - 20,000 45,000 - 35,000 42,000 67,000 3,000 65,000 277,000 58%

Waitakere 1,000 16,000 26,000 - 21,000 17,000 40,000 3,000 53,000 177,000 58%

Auckland 2,000 50,000 146,000 - 114,000 80,000 164,000 7,000 138,000 701,000 61%

Manukau 1,000 23,000 52,000 - 34,000 39,000 69,000 4,000 85,000 307,000 55%

Papakura - 3,000 7,000 - 3,000 4,000 10,000 1,000 16,000 44,000 54%

Franklin - 3,000 8,000 - 3,000 6,000 12,000 1,000 19,000 52,000 59%

Auckland Region 4,000 122,000 303,000 - 217,000 198,000 384,000 20,000 403,000 1,651,000 59%

Rodney 17,000 8,000 19,000 8,000 7,000 13,000 24,000 1,000 32,000 129,000 100%

North Shore 56,000 22,000 46,000 40,000 38,000 79,000 78,000 4,000 113,000 476,000 100%

Waitakere 38,000 16,000 28,000 37,000 22,000 43,000 48,000 3,000 68,000 303,000 100%

Auckland 84,000 53,000 180,000 71,000 123,000 158,000 205,000 9,000 268,000 1,151,000 100%

Manukau 56,000 25,000 67,000 66,000 44,000 74,000 96,000 4,000 125,000 557,000 100%

Papakura 12,000 3,000 8,000 5,000 5,000 10,000 12,000 1,000 25,000 81,000 100%

Franklin 12,000 4,000 9,000 5,000 4,000 13,000 12,000 1,000 28,000 88,000 100%

Auckland Region 275,000 131,000 357,000 232,000 243,000 390,000 475,000 23,000 659,000 2,785,000 100%

LFR Share 99% 7% 15% 100% 11% 49% 19% 13% 39% 41%

Tota

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36

The proportions of LFR space vary also by local authority area in Auckland. The smaller economies

(Rodney and Franklin Districts) have slightly lower shares in LFR, mainly because their populations

are more geographically dispersed, with smaller markets served by individual outlets. Auckland City

also has an overall share slightly below the regional average. However, this reflects the retail

structure, especially the relative concentration of the apparel and cafe-restaurant sectors in

Auckland, both of which are characterised by small format rather than LFR outlets. The main

suburban TAs – North Shore, Waitakere, Manukau, Papakura – all have higher shares of retail in LFR

format, reflecting the retail structure and the dominance of sub-regional, large suburban and

suburban centres in their retail supply structure. Nonetheless, LFR accounts for a substantial share

of total retail across all parts of the regional economy.

3.2 Emerging Trends - Retail and LFR Changes 2001-2007

The growth in retail employment recorded by Statistics NZ indicates a substantial increase in

floorspace since 2001. In total, retail sector employment grew by 22%, with an additional 17,680

persons engaged by 2007. However, the estimated growth in LFR employment was slower than the

total growth, at 9% compared with 31% for SFR. In part, this was due to the rapid growth in the cafe-

restaurant and apparel sectors with their generally smaller store sizes. Nevertheless, the net

increase in department store and supermarket employment was relatively low, while growth in the

furniture, appliances and homeware sector was as rapid in the SFR category as in the LFR.

Table 3.8: Auckland Region Retail Employment Change 2001-2007 (MEC)

Source: Statistics NZ, 2008; RSDM, 2008.

RETAIL TYPE 2001 2007 2001-07 2001-07 %

LFR

Supermarkets 12380 12935 555 4%

Other Food 425 395 -30 -7%

Cafes & Restaurants 3050 4415 1365 45%

Department Stores 4850 4960 110 2%

Apparel 595 845 250 42%

FAH 2200 3220 1020 46%

Other 3060 2615 -445 -15%

Household Services 210 130 -80 -38%

Automotive 4825 4795 -30 -1%

Total 31595 34310 2715 9%

SFR

Supermarkets 90 240 150 167%

Other Food 3700 5215 1515 41%

Cafes & Restaurants 17360 23935 6575 38%

Department Stores 0 0 0 0%

Apparel 5055 7485 2430 48%

FAH 2520 3655 1135 45%

Other 9890 11885 1995 20%

Household Services 575 645 70 12%

Automotive 8405 9500 1095 13%

Total 47595 62560 14965 31%

TOTAL 79190 96870 17680 22%

37

The employment data suggests that total retail floorspace in Auckland Region has increased by

around 359,000 m2 in the period 2001-2007. However, the 2001 floorspace estimate is based on the

2001 employment statistics, and assumes that the floorspace per person engaged has not changed

in the period. It is likely that there have also been shifts in employment intensity over the period

(that is, floorspace per person engaged), which would mean that the actual growth in floorspace

may have differed from the growth in employment. Nevertheless, without comprehensive

floorspace data being collected, the employment-based estimates (together with GU data) provide

the most accurate indication of floorspace growth.

The figures show an increase of 359,000 m2 of floorspace, from 2,426,000 m2 in 2001 to 2,785,000

m2 in 2007. This indicates an annual average increase of nearly 60,000m2. In the period, total LFR

floorspace has increased by an estimated 92,000 m2 to 1,134,000 m2 by 2007. At the same time, SFR

floorspace has grown more rapidly by around 266,000 m2 to reach 1,651,000 m2 in 2007. The LFR

share has reduced from 43% of the total space in 2001 to 41% in 2007. The largest increases in LFR

have occurred in Auckland City (42,000m2) and North Shore City (32,000m2).

Of the main LFR types, growth in bulky goods accounted for 66% of LFR floorspace growth, with

supermarkets accounting for a further 14% of floorspace growth (Appendix 3).

Table 3.9: Auckland Region Retail Floorspace (m2), 2001 and 2007

Source: Statistics NZ, 2008; RSDM, 2008.

3.3 Retail Demand

3.3.1 2007 Retail Demand compared with Retail Supply

The retail demand and supply (employment and floorspace) data also highlights the structure of the

retail sector within the region. Two aspects are important. First, the Auckland Region retail sector

serves both demand arising within the Auckland Region (from resident households, businesses and

tourism), and demand from adjacent regions. Therefore, the level of sales and floorspace within the

region is greater than would be sustained by the regional demand alone, and this is expected to

continue into the long term.

LFR SFR Total LFR SFR Total LFR SFR Total

Rodney 34,000 75,000 109,000 36,000 93,000 129,000 2,000 18,000 20,000

North Shore 167,000 241,000 408,000 199,000 277,000 476,000 32,000 36,000 68,000

Waitakere 129,000 151,000 280,000 126,000 177,000 303,000 3,000- 26,000 23,000

Auckland 408,000 611,000 1,019,000 450,000 701,000 1,151,000 42,000 90,000 132,000

Manukau 242,000 232,000 474,000 250,000 307,000 557,000 8,000 75,000 83,000

Papakura 34,000 39,000 72,000 37,000 44,000 81,000 3,000 5,000 9,000

Franklin 28,000 36,000 64,000 36,000 52,000 88,000 8,000 16,000 24,000

Auckland Region 1,042,000 1,385,000 2,426,000 1,134,000 1,651,000 2,785,000 92,000 266,000 359,000

TA2001 2007 Change 2001-2007

38

Second, retail activity is not distributed evenly within the region. There is a disproportionately high

level of sales and floorspace in Auckland City, because it contains the region’s CBD, is the largest

focus of business activity (especially commercial and services), and is the focus of tourism activity.

These features are shown in Table 3.10 which provides a summary of floorspace demand and supply

by TA within Auckland Region for 2007. The supply estimates show the situation for each TA, for

aggregate retail types (food and grocery, comparison [including services], cafe-restaurant,

automotive and hardware-DIY). The demand estimates show the comparable sustainable floorspace,

according to the market size in each location, and estimated sales productivity. Overall, the Region

has a floorspace supply larger than demand in the order of 38-40,000 m2 for food and grocery and

comparison retail, or around 2%. However, this figure is indicative, because the Auckland retail

sector has net inflows of demand – which sustain additional floorspace – but also has higher sales

productivity levels, which means less floorspace per $m of demand.

There is also an apparent supply surplus of over 35,000 m2 for the cafe-restaurant sector, although it

is not clear as to the degree that this is due to different consumption patterns in the Auckland

market, rather than any net inflow of spend from adjacent regions. The demand and supply figures

also indicate ‘surplus’ of 55,000 m2 (9%) for automotive and 29,000 m2 (5.5%) for hardware-DIY.

Overall, the regional floorspace supply is around 146,000 m2 greater than regional demand (4%), or

around 110,000 m2 excluding the cafe-restaurant sector.

There are also retail spending flows evident within the Auckland region, as the demand and supply

patterns are not identical. Total floorspace supply in Auckland City is considerably greater than

demand (around 17%), reflecting its role as the regional CBD, and tourism focus, as well as a major

destination for shoppers from Waikato and Northland. Because of Auckland City’s major role in the

region, drawing retail spend from other TAs, the apparent net surplus is not a real oversupply. North

Shore City also has a high level of floorspace relative to demand, although its retail sector also has a

role in servicing demand from neighbouring Rodney District and, to a lesser extent, Waitakere City.

Rodney District, Franklin District and Waitakere City floorspace levels all indicate substantial net

outflows of retail spending.

39

Table 3.10: Auckland Region Retail Floorspace Demand and Supply 2007

Source: Statistics NZ, 2008; RSDM, 2008.

3.3.2 Future Retail Demand

Key issues in making planning provision for retail activity are the scale, nature and location of future

retail growth. In particular, the scale of future growth in large format retail outlets is critical,

because of the land and other requirements of this type of retailing.

Basis of Retail Growth Projections

Retail demand growth is driven mainly by increases in population and household numbers, together

with changes in spending levels per household. Growth in tourism and business activity also drives

retail growth, though accounting for relatively small shares of total demand. Increases in demand

($m of spend) do not translate directly into the same scale of increase in floorspace or retail

employment, as noted earlier (Section 2). Long term gains in retail sector efficiency mean that sales

per person engaged are likely to increase in real terms, while floorspace productivity (sales per m2

per year) will also improve, as they have done in the past. This means that for any percentage

increase in demand, there is likely to be a lesser increase in floorspace.

The projections of retail demand and floorspace produced in this study draw on projections of

population and household growth, tourism and business growth, and estimates of annual real

growth in spending per household, and gains in floorspace productivity. Over a long time period,

estimates (assumptions) about growth rates have important effects on total projected growth,

because they compound over the period. For example, a growth rate of 1% in average spend per

household (the base projection applied here) compounds to a 21% increase over the 2007-2026

RETAIL TYPE Rodney DistrictNorth Shore

CityWaitakere City Auckland City Manukau City

Papakura

District

Franklin

DistrictREGION

SUPPLY 2007

FOOD & GROCERY 25,000 78,000 54,000 137,000 81,000 15,000 16,000 406,000

COMPARISON RETAIL 53,000 239,000 153,000 566,000 284,000 33,000 35,000 1,363,000

CAFES & RESTAURANTS 19,000 46,000 28,000 180,000 67,000 8,000 9,000 357,000

SUB-TOTAL 97,000 363,000 235,000 883,000 432,000 56,000 60,000 2,126,000

AUTOMOTIVE 32,000 113,000 68,000 268,000 125,000 25,000 28,000 659,000

HARDWARE DIY 22,000 109,000 46,000 201,000 137,000 18,000 14,000 547,000

TOTAL 151,000 585,000 349,000 1,352,000 694,000 99,000 102,000 3,332,000

DEMAND 2007

FOOD & GROCERY 28,000 65,000 54,000 136,000 91,000 13,000 18,000 405,000

COMPARISON RETAIL 90,000 212,000 170,000 460,000 295,000 40,000 59,000 1,326,000

CAFES & RESTAURANTS 19,000 45,000 35,000 133,000 65,000 9,000 15,000 321,000

SUB-TOTAL 137,000 322,000 259,000 729,000 451,000 62,000 92,000 2,052,000

AUTOMOTIVE 39,000 95,000 73,000 225,000 129,000 18,000 26,000 605,000

HARDWARE DIY 45,000 82,000 67,000 186,000 103,000 22,000 24,000 529,000

TOTAL 221,000 499,000 399,000 1,140,000 683,000 102,000 142,000 3,186,000

NET

FOOD & GROCERY 3,000- 13,000 - 1,000 10,000- 2,000 2,000- 1,000

COMPARISON RETAIL 37,000- 27,000 17,000- 106,000 11,000- 7,000- 24,000- 37,000

CAFES & RESTAURANTS - 1,000 7,000- 47,000 2,000 1,000- 6,000- 36,000

SUB-TOTAL 40,000- 41,000 24,000- 154,000 19,000- 6,000- 32,000- 74,000

AUTOMOTIVE 7,000- 18,000 5,000- 43,000 4,000- 7,000 2,000 54,000

HARDWARE DIY 23,000- 27,000 21,000- 15,000 34,000 4,000- 10,000- 18,000

TOTAL 70,000- 86,000 50,000- 212,000 11,000 3,000- 40,000- 146,000

40

period. Therefore, it is important to understand the estimates which underpin the growth

projections, and how future outcomes may be different if the rates of household spending growth

and floorspace productivity growth were to vary from those applied.

For the assessment of future retail demand and floorspace needs, the core projections are:

Medium (Base) – Medium population and household projections (Statistics NZ), 1% annual

increase in real spend per household compounding 2007-2026, 0.5% annual increase in

floorspace productivity, employment and business growth at the same rate as population

growth, and tourism growth as per Ministry of Tourism (2007) forecasts;

High – High population and household projections (Statistics NZ), other growth as per the

Base projection;

Low – Low population and household projections (Statistics NZ), other growth as per the

Base projection;

3.3.3 Regional Retail Demand Growth to 2026

The Auckland Region retail market is expected to grow substantially over the period to 2026. The

combined effects of household, business and tourism growth, as well as greater spend per

household, will see the retail market growing by some $15.2Bn in annual spend over the period,

from the current $20.8Bn to $36Bn in 2026 (Table 3.11). This includes all retail, as well as hardware-

DIY spend. The projected growth excluding automotive and hardware-DIY is $9.5Bn over the period.

In the short term (the period to 2011) total projected growth is $2.7Bn, or $1.7Bn excluding

automotive and hardware-DIY. This represents annual demand growth in the order of $675m, or

$245m excluding automotive and hardware-DIY (Table 3.11). In the medium term (the period to

2016) total projected growth is $6.5Bn, or $4.0Bn, excluding automotive and hardware-DIY. By

2016, the total market would be 31% larger than in 2007, and 73% larger by 2026.

Key features of the retail demand growth include:

i. Supermarket growth of $1,017m by 2016 and $2,401m by 2026. This growth equates to an

annual average increase of $113m to 2016, and $126m per year until 2026;

ii. Other food and grocery growth of $385m by 2016 and $909m by 2026, equating to an

annual average increase of $43m to 2016, and $48m per year until 2026;

iii. Café-restaurant-takeaway growth of $582m by 2016 and $1,375m by 2026. This equates to

an annual average increase of $65m to 2016, and $72m per year until 2026;

iv. Department store growth of $269m by 2016 and $633m by 2026. This represents annual

average increases of $30m to 2016, and $33m until 2026;

v. Apparel store growth of $329m by 2016 and $778m by 2026, equating to annual average

increases of $37m to 2016, and $41m to 2026;

41

vi. Furniture, Appliances and Homewares (FAH) growth of $557m by 2016 and $1,315m by

2026, an annual average increase of $62m to 2016, and $69m per year until 2026;

vii. Other Retail growth of $876m by 2016 and $2,069m by 2026. This represents annual

average increases of $97m to 2016, and $109m until 2026;

viii. Automotive growth of $1,582m by 2016 and $3,691m by 2026, equating to an annual

average increase of $176m to 2016, and $194m until 2026;

ix. Hardware-DIY growth of $831m by 2016 and $1,914m by 2026, with annual average

increases of $92m to 2016, and $101m until 2026.

Growth in Average Spend Levels

This growth would be mainly based on household and business growth. Over the period to 2016,

around two-thirds of the demand growth arises from the projected increase in households, tourists

and business activity, with the other one-third arising from the increase in real spend per household

or per visitor. Longer term, the influence of increases in average spend levels progressively

increases, though by 2026 it still accounts for only two-fifths of the total growth.

High and Low Futures

The High growth future would see stronger demand growth, some $0.8Bn more by 2016, and

$2.0Bn more by 2026. That future would see a total market of $28.1Bn by 2016 ($17.9Bn excluding

automotive and hardware-DIY) and $38.0Bn by 2026 ($23.6Bn excluding automotive and hardware-

DIY) (Table 3.11). The Auckland retail sector would be 35% larger by 2016, and 82% by 2026.

The Low growth future would see less rapid demand growth, some $0.8Bn less than the Medium

future by 2016, and $2.0Bn less by 2026. The Low growth future would still see a total market of

$26.5Bn by 2016 ($16.1Bn excluding automotive and hardware-DIY) and $34.0Bn by 2026 ($20.7Bn

excluding automotive and hardware-DIY). The sector would be 27% larger by 2016, 63% by 2026.

Regional Inflows

These demand growth estimates are based on population and economic growth within Auckland

Region, and do not include demand from adjacent regions, which currently accounts for around 5%

of total regional sales. The net inflow is expected to grow in $ terms but decrease in percentage

terms over time. Auckland has generally faster growth than other regions, while the market growth

in other regions should see their retail sectors expand and become more self-sufficient. Thus, by

2026 the proportion of Auckland sales which arise in other regions is expected to be less than 4%.

Put another way, the demand figures presented in Table 3.11 would be 3-4% higher if allowance

was made for net inflows of spending from other regions.

42

Table 3.11: Auckland Region Retail Demand ($m) 2007 – 2026

Source: Statistics NZ, 2008; RSDM, 2008.

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26 2007-16 2007-26

MEDIUM

SUPERMARKETS 3,333$ 3,754$ 4,350$ 5,010$ 5,734$ 421$ 1,017$ 1,677$ 2,401$ 31% 72%

OTHER FOOD 1,264$ 1,423$ 1,648$ 1,898$ 2,172$ 159$ 385$ 634$ 909$ 30% 72%

CAFES & RESTAURANTS 1,442$ 1,692$ 2,024$ 2,397$ 2,817$ 251$ 582$ 956$ 1,375$ 40% 95%

DEPARTMENT STORES 904$ 1,015$ 1,172$ 1,346$ 1,537$ 111$ 269$ 443$ 633$ 30% 70%

APPAREL 959$ 1,097$ 1,288$ 1,501$ 1,737$ 138$ 329$ 542$ 778$ 34% 81%

FAH 1,859$ 2,089$ 2,416$ 2,778$ 3,174$ 230$ 557$ 919$ 1,315$ 30% 71%

OTHER RETAIL 2,738$ 3,103$ 3,614$ 4,181$ 4,807$ 366$ 876$ 1,444$ 2,069$ 32% 76%

HOUSEHOLD SERVICES 107$ 120$ 139$ 160$ 182$ 13$ 32$ 53$ 75$ 30% 70%

AUTOMOTIVE 5,355$ 6,017$ 6,938$ 7,950$ 9,046$ 662$ 1,582$ 2,594$ 3,691$ 30% 69%

TOTAL 17,960$ 20,312$ 23,590$ 27,220$ 31,206$ 2,351$ 5,630$ 9,260$ 13,246$ 31% 74%

HARDWARE & DIY 2,891$ 3,241$ 3,721$ 4,246$ 4,805$ 350$ 831$ 1,356$ 1,914$ 29% 66%

TOTAL inc HARDWARE 20,851$ 23,553$ 27,312$ 31,466$ 36,011$ 2,702$ 6,461$ 10,615$ 15,160$ 31% 73%

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26 2007-16 2007-26

HIGH GROWTH

SUPERMARKETS 3,333$ 3,833$ 4,515$ 5,276$ 6,124$ 500$ 1,182$ 1,943$ 2,791$ 35% 84%

OTHER FOOD 1,264$ 1,453$ 1,711$ 1,999$ 2,320$ 189$ 447$ 735$ 1,056$ 35% 84%

CAFES & RESTAURANTS 1,442$ 1,711$ 2,067$ 2,471$ 2,939$ 269$ 625$ 1,030$ 1,498$ 43% 104%

DEPARTMENT STORES 904$ 1,035$ 1,216$ 1,416$ 1,639$ 132$ 312$ 513$ 735$ 35% 81%

APPAREL 959$ 1,115$ 1,326$ 1,563$ 1,833$ 156$ 367$ 604$ 874$ 38% 91%

FAH 1,859$ 2,133$ 2,509$ 2,927$ 3,391$ 274$ 649$ 1,068$ 1,531$ 35% 82%

OTHER RETAIL 2,738$ 3,162$ 3,739$ 4,385$ 5,110$ 424$ 1,001$ 1,647$ 2,372$ 37% 87%

HOUSEHOLD SERVICES 107$ 123$ 145$ 169$ 195$ 16$ 37$ 61$ 88$ 35% 82%

AUTOMOTIVE 5,355$ 6,103$ 7,119$ 8,244$ 9,478$ 748$ 1,763$ 2,888$ 4,123$ 33% 77%

TOTAL 17,960$ 20,668$ 24,345$ 28,449$ 33,029$ 2,707$ 6,385$ 10,489$ 15,068$ 36% 84%

HARDWARE & DIY 2,891$ 3,277$ 3,798$ 4,370$ 4,984$ 387$ 907$ 1,479$ 2,094$ 31% 72%

TOTAL inc HARDWARE 20,851$ 23,945$ 28,143$ 32,819$ 38,013$ 3,094$ 7,292$ 11,968$ 17,162$ 35% 82%

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26 2007-16 2007-26

LOW GROWTH

SUPERMARKETS 3,333$ 3,689$ 4,199$ 4,755$ 5,358$ 356$ 866$ 1,422$ 2,025$ 26% 61%

OTHER FOOD 1,264$ 1,398$ 1,591$ 1,802$ 2,030$ 135$ 328$ 538$ 767$ 26% 61%

CAFES & RESTAURANTS 1,442$ 1,677$ 1,975$ 2,296$ 2,644$ 235$ 534$ 854$ 1,202$ 37% 83%

DEPARTMENT STORES 904$ 998$ 1,133$ 1,280$ 1,440$ 94$ 229$ 376$ 536$ 25% 59%

APPAREL 959$ 1,083$ 1,251$ 1,432$ 1,630$ 124$ 292$ 473$ 671$ 30% 70%

FAH 1,859$ 2,053$ 2,333$ 2,638$ 2,970$ 193$ 473$ 779$ 1,111$ 25% 60%

OTHER RETAIL 2,738$ 3,055$ 3,497$ 3,977$ 4,499$ 317$ 759$ 1,239$ 1,761$ 28% 64%

HOUSEHOLD SERVICES 107$ 118$ 134$ 152$ 171$ 11$ 27$ 44$ 63$ 25% 59%

AUTOMOTIVE 5,355$ 5,946$ 6,771$ 7,667$ 8,627$ 591$ 1,415$ 2,311$ 3,272$ 26% 61%

TOTAL 17,960$ 20,016$ 22,883$ 25,998$ 29,369$ 2,055$ 4,923$ 8,038$ 11,408$ 27% 64%

HARDWARE & DIY 2,891$ 3,212$ 3,656$ 4,140$ 4,652$ 321$ 766$ 1,250$ 1,761$ 26% 61%

TOTAL inc HARDWARE 20,851$ 23,227$ 26,539$ 30,138$ 34,021$ 2,376$ 5,688$ 9,287$ 13,170$ 27% 63%

43

All of these futures show substantial growth in the Auckland retail sector throughout the next two

decades. Whether the growth is faster (High future) or slower (Low future) than the base outlook,

there will be significant increases in demand, and corresponding requirements for additional retail

floorspace.

3.3.4 Regional Retail Floorspace Growth to 2026

The growth in retail demand will drive substantial increases in retail floorspace in the Auckland

Region. Under the medium growth future, total retail floorspace is expected to increase from

2,785,000 m2 in 2007 to 4,262,000 m2 in 2026, an increase of 1,477,000 m2 (59%) (Table 3.12). The

projected total growth to 2016 is 649,000 m2 at an annual average rate of 72,000 m2. If the

hardware-DIY sector is included, then total projected growth is 1,738,000 m2, with 738,000 m2 by

2016 – an annual average rate of 82,000 m2.

Key features of the projections include:

i. Floorspace growth is spread across all retail types, with similar growth rates (%) for each

type;

ii. The largest projected increases are in the automotive and hardware-DIY sectors.

Automotive, with 325,000 m2, accounts for 19% of the total, while hardware-DIY with

261,000 m2 accounts for 15%.

iii. The food and grocery sector, including supermarkets, accounts for 210,000 m2 over the

period (12%) with annual growth of around 11,000 m2.

iv. The comparison retail sector has projected growth of 701,000 m2 or 40% of the total, an

annual increase of some 37,000 m2 region-wide. The total includes 111,000 m2 of

department store space, 137,000 m2 of apparel, 204,000 m2 in the FAH sector, and 249,000

m2 in other retail over the period.

v. The café-restaurant-takeaway sector has projected growth of 229,000 m2, or 13% of the

total.

vi. If the automotive and hardware-DIY sectors are excluded, then total growth from food and

grocery, comparison and café-restaurant and service sectors would be 1,152,000 m2 over

the period. This amounts to annual growth of 56,000 m2 to 2016, and around 61,000 m2 to

2026.

vii. Including the automotive and hardware-DIY sectors, average annual growth would be

85,000 m2 to 2016, and around 91,000 m2 to 2026.

44

Table 3.12: Auckland Region Retail Floorspace by Storetype 2007-2026

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

MEDIUM GROWTH

SUPERMARKETS 275,000 301,000 337,000 375,000 416,000 26,000 62,000 100,000 141,000

OTHER FOOD 131,000 144,000 161,000 180,000 200,000 13,000 30,000 49,000 69,000

CAFES & RESTAURANTS 357,000 402,000 458,000 520,000 586,000 45,000 101,000 163,000 229,000

DEPARTMENT STORES 232,000 253,000 281,000 311,000 343,000 21,000 49,000 79,000 111,000

APPAREL 243,000 269,000 303,000 340,000 380,000 26,000 60,000 97,000 137,000

FAH 390,000 427,000 479,000 535,000 594,000 37,000 89,000 145,000 204,000

OTHER RETAIL 475,000 521,000 584,000 652,000 724,000 46,000 109,000 177,000 249,000

HOUSEHOLD SERVICES 23,000 25,000 28,000 31,000 35,000 2,000 5,000 8,000 12,000

AUTOMOTIVE 659,000 720,000 803,000 891,000 984,000 61,000 144,000 232,000 325,000

TOTAL 2,785,000 3,062,000 3,434,000 3,835,000 4,262,000 277,000 649,000 1,050,000 1,477,000

HARDWARE & DIY 547,000 597,000 665,000 735,000 808,000 50,000 118,000 188,000 261,000

TOTAL inc HARDWARE 3,332,000 3,659,000 4,099,000 4,570,000 5,070,000 327,000 767,000 1,238,000 1,738,000

TOTAL excl AUTO & HARDWARE 2,126,000 2,342,000 2,631,000 2,944,000 3,278,000 216,000 505,000 818,000 1,152,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

HIGH GROWTH

SUPERMARKETS 275,000 307,000 349,000 394,000 442,000 32,000 74,000 119,000 167,000

OTHER FOOD 131,000 146,000 167,000 189,000 213,000 15,000 36,000 58,000 82,000

CAFES & RESTAURANTS 357,000 405,000 467,000 534,000 609,000 48,000 110,000 177,000 252,000

DEPARTMENT STORES 232,000 257,000 290,000 325,000 363,000 25,000 58,000 93,000 131,000

APPAREL 243,000 273,000 311,000 353,000 399,000 30,000 68,000 110,000 156,000

FAH 390,000 436,000 497,000 563,000 633,000 46,000 107,000 173,000 243,000

OTHER RETAIL 475,000 530,000 603,000 681,000 766,000 55,000 128,000 206,000 291,000

HOUSEHOLD SERVICES 23,000 26,000 29,000 33,000 37,000 3,000 6,000 10,000 14,000

AUTOMOTIVE 659,000 730,000 825,000 926,000 1,033,000 71,000 166,000 267,000 374,000

TOTAL 2,785,000 3,110,000 3,538,000 3,998,000 4,495,000 325,000 753,000 1,213,000 1,710,000

HARDWARE & DIY 547,000 603,000 677,000 755,000 836,000 56,000 130,000 208,000 289,000

TOTAL inc HARDWARE 3,332,000 3,713,000 4,215,000 4,753,000 5,331,000 381,000 883,000 1,421,000 1,999,000

TOTAL excl AUTO & HARDWARE 2,126,000 2,380,000 2,713,000 3,072,000 3,462,000 254,000 587,000 946,000 1,336,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

LOW GROWTH

SUPERMARKETS 275,000 296,000 326,000 357,000 390,000 21,000 51,000 82,000 115,000

OTHER FOOD 131,000 141,000 156,000 171,000 187,000 10,000 25,000 40,000 56,000

CAFES & RESTAURANTS 357,000 399,000 449,000 501,000 554,000 42,000 92,000 144,000 197,000

DEPARTMENT STORES 232,000 249,000 272,000 297,000 323,000 17,000 40,000 65,000 91,000

APPAREL 243,000 266,000 295,000 326,000 359,000 23,000 52,000 83,000 116,000

FAH 390,000 420,000 464,000 509,000 557,000 30,000 74,000 119,000 167,000

OTHER RETAIL 475,000 514,000 567,000 623,000 681,000 39,000 92,000 148,000 206,000

HOUSEHOLD SERVICES 23,000 25,000 27,000 30,000 33,000 2,000 4,000 7,000 10,000

AUTOMOTIVE 659,000 711,000 783,000 858,000 936,000 52,000 124,000 199,000 277,000

TOTAL 2,785,000 3,021,000 3,339,000 3,672,000 4,020,000 236,000 554,000 887,000 1,235,000

HARDWARE & DIY 547,000 592,000 654,000 718,000 783,000 45,000 107,000 171,000 236,000

TOTAL inc HARDWARE 3,332,000 3,613,000 3,993,000 4,390,000 4,803,000 281,000 661,000 1,058,000 1,471,000

TOTAL excl AUTO & HARDWARE 2,126,000 2,310,000 2,556,000 2,814,000 3,084,000 184,000 430,000 688,000 958,000

45

High and Low Futures

The High growth future would see stronger floorspace growth at a rate about 15% above the

Medium future. This would see an additional 1,710,000 m2 of floorspace by 2026, at an annual rate

of 90,000 m2 (or 105,000 m2 including hardware-DIY). That would mean Auckland Region’s total

floorspace would reach 3,538,000 m2 by 2016 (4,215,000 m2 with hardware-DIY) and 4,496,000 m2

by 2026 (5,331,000 m2 including hardware-DIY). The projected increase in floorspace would be 27%

by 2016, and 61% by 2026.

The Low growth future would see lesser increases, at a rate about 15% lower than the Medium

future. This would see an additional 1,235,000 m2 of floorspace by 2026, at an annual rate of 65,000

m2 (or 77,000 m2 including hardware-DIY). That would mean the Auckland Region total floorspace

would reach 3,339,000 m2 by 2016 (3,993,000 m2 with hardware-DIY), and 4,020,000 m2 by 2026

(4,803,000 m2 including hardware-DIY). The projected increase in floorspace would be 20% by 2016,

and 44% by 2026.

3.3.5 Growth in LFR Floorspace

Large format retail is expected to account for a significant share of future floorspace growth,

throughout the Region and across most retail types. Specific floorspace projections for LFR have

been developed, based on the total floorspace growth figures, and estimated shares likely to be in

large format outlets.

Large Format Shares of Retail Floorspace

The share of retail floorspace which is in large format outlets has been addressed in two ways. First,

the Business Frame (Statistics NZ) meshblock level dataset has been used to identify the average

outlet size (EC per GU and MEC per GU) for each retail type in each location. The floorspace for each

outlet in each meshblock has been estimated by simply combining the EC and MEC information with

the regional level estimates of floorspace per EC and per MEC. The results have been aggregated to

produce estimates of current outlet size by storetype for each TA within the Region. The numbers of

outlets in each floorspace size range, and the total floorspace, have been estimated to show shares

in LFR and SFR outlets.

This approach provides a good approximation of the floorspace structure by storetype, to show the

current situation. It is an approximation because the meshblock level data is randomly rounded by

Statistics NZ, and there is no certainty that the average floorspace per EC or MEC applies to all

outlets – some outlets may have more intensive employment levels (EC per m2) and show up as

‘large format’ when they are not, while others may have lower employment per m2 and not show up

as large format even though they exceed the threshold. Nevertheless, the approach offers some

46

strength in providing a snapshot of the current situation, especially because the LEED data from

Statistics NZ provides good information on outlet (GU) size in employment terms.

The second approach is also based on LEED and Business Frame data, together with national average

EC and MEC per m2 levels. Total floorspace for each storetype is estimated in each floor size range,

by simply combining the total employment in each GU size group with the m2 per EC and MEC

estimates. This shows the shares of each storetype’s floorspace in each size range (m2) at a given

point in time. Comparison of the positions over two points in time can be used to show the net

changes in each floorspace size range, and therefore the shares of the net floorspace increase which

is in ‘large format’ rather than small format, over the period.

For this study, the analysis was undertaken for 2001 and 2007, showing the net changes in

floorspace structure at the national level for each storetype over the period, and the indicated %

shares of floorspace growth which had been in each floorspace size range. Based on the national

level analysis (2001-2007), the shares of floorspace growth apparent as large format are as follows:

i. Supermarket 100%

ii. Other Food 25%

iii. Department Store 95%

iv. Apparel 30%

v. FAH 75%

vi. Other Retail 50%

vii. Café-Restaurant 8%

viii. Services 5%

ix. Automotive 20%

x. Hardware-DIY 95%

These % shares have been applied to the projected floorspace growth for each retail type, to

estimate the shares of growth likely to be large format. Overall, some 52-55% of the total growth is

expected to be large format, while in the food and grocery and comparison retail sectors, shares of

63-66% are indicated.

These are lower proportions than has been portrayed in some studies, where the shares are

variously suggested as in excess of 70% and potentially over 80% of all new retail space. However,

while growth in the higher profile supermarket, department store, appliance and

furnishings/homewares retail is dominated by large format outlets, there are still substantial shares

of growth in storetypes where large format is not dominant – especially other food, café-restaurant,

apparel and services.

47

Table 3.13: Auckland Region LFR Floorspace Growth by Retail Type 2007-2026

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

MEDIUM GROWTH

SUPERMARKETS 271,000 297,000 333,000 371,000 412,000 26,000 62,000 100,000 141,000

OTHER FOOD 9,000 12,000 17,000 21,000 26,000 3,000 8,000 12,000 17,000

CAFES & RESTAURANTS 54,000 57,000 62,000 66,000 71,000 3,000 8,000 12,000 17,000

DEPARTMENT STORES 232,000 252,000 278,000 307,000 337,000 20,000 46,000 75,000 105,000

APPAREL 26,000 34,000 44,000 55,000 67,000 8,000 18,000 29,000 41,000

FAH 192,000 220,000 259,000 301,000 345,000 28,000 67,000 109,000 153,000

OTHER RETAIL 91,000 114,000 146,000 180,000 216,000 23,000 55,000 89,000 125,000

HOUSEHOLD SERVICES 3,000 3,000 3,000 3,000 4,000 - - - 1,000

AUTOMOTIVE 256,000 268,000 285,000 303,000 321,000 12,000 29,000 47,000 65,000

TOTAL 1,134,000 1,257,000 1,427,000 1,607,000 1,799,000 123,000 293,000 473,000 665,000

HARDWARE & DIY 382,000 430,000 494,000 561,000 630,000 48,000 112,000 179,000 248,000

TOTAL inc HARDWARE 1,516,000 1,687,000 1,921,000 2,168,000 2,429,000 171,000 405,000 652,000 913,000

TOTAL excl AUTO & HARDWARE 878,000 989,000 1,142,000 1,304,000 1,478,000 111,000 264,000 426,000 600,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

HIGH GROWTH

SUPERMARKETS 271,000 303,000 345,000 390,000 438,000 32,000 74,000 119,000 167,000

OTHER FOOD 9,000 13,000 18,000 24,000 29,000 4,000 9,000 15,000 20,000

CAFES & RESTAURANTS 54,000 58,000 62,000 67,000 73,000 4,000 8,000 13,000 19,000

DEPARTMENT STORES 232,000 256,000 287,000 321,000 357,000 24,000 55,000 89,000 125,000

APPAREL 26,000 35,000 47,000 59,000 73,000 9,000 21,000 33,000 47,000

FAH 192,000 227,000 272,000 322,000 374,000 35,000 80,000 130,000 182,000

OTHER RETAIL 91,000 119,000 155,000 194,000 237,000 28,000 64,000 103,000 146,000

HOUSEHOLD SERVICES 3,000 3,000 3,000 4,000 4,000 - - 1,000 1,000

AUTOMOTIVE 256,000 270,000 289,000 309,000 331,000 14,000 33,000 53,000 75,000

TOTAL 1,134,000 1,284,000 1,478,000 1,690,000 1,916,000 150,000 344,000 556,000 782,000

HARDWARE & DIY 382,000 436,000 506,000 580,000 657,000 54,000 124,000 198,000 275,000

TOTAL inc HARDWARE 1,516,000 1,720,000 1,984,000 2,270,000 2,573,000 204,000 468,000 754,000 1,057,000

TOTAL excl AUTO & HARDWARE 878,000 1,014,000 1,189,000 1,381,000 1,585,000 136,000 311,000 503,000 707,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

LOW GROWTH

SUPERMARKETS 271,000 292,000 322,000 353,000 386,000 21,000 51,000 82,000 115,000

OTHER FOOD 9,000 12,000 15,000 19,000 23,000 3,000 6,000 10,000 14,000

CAFES & RESTAURANTS 54,000 57,000 61,000 65,000 69,000 3,000 7,000 11,000 15,000

DEPARTMENT STORES 232,000 248,000 270,000 294,000 318,000 16,000 38,000 62,000 86,000

APPAREL 26,000 33,000 42,000 51,000 61,000 7,000 16,000 25,000 35,000

FAH 192,000 215,000 247,000 281,000 317,000 23,000 55,000 89,000 125,000

OTHER RETAIL 91,000 111,000 137,000 165,000 194,000 20,000 46,000 74,000 103,000

HOUSEHOLD SERVICES 3,000 3,000 3,000 3,000 4,000 - - - 1,000

AUTOMOTIVE 256,000 266,000 281,000 296,000 311,000 10,000 25,000 40,000 55,000

TOTAL 1,134,000 1,237,000 1,378,000 1,527,000 1,683,000 103,000 244,000 393,000 549,000

HARDWARE & DIY 382,000 425,000 483,000 544,000 606,000 43,000 101,000 162,000 224,000

TOTAL inc HARDWARE 1,516,000 1,662,000 1,861,000 2,071,000 2,289,000 146,000 345,000 555,000 773,000

TOTAL excl AUTO & HARDWARE 878,000 971,000 1,097,000 1,231,000 1,372,000 93,000 219,000 353,000 494,000

48

LFR Projections by Retail Type

The growth in retail demand means there will be substantial growth in LFR floorspace in the Auckland

Region over the next two decades, and beyond. Under the Medium growth future, total LFR

floorspace is expected to increase from 1,134,000 m2 in 2007 to 1,799,000 m2 in 2026, an increase of

665,000 m2 at an annual average rate of 35,000 m2 (Table 3.13). The projected total growth to 2016 is

293,000 m2 at an annual average rate of 32,000 m2.

If the hardware-DIY sector is included, then total projected growth is 913,000 m2 by 2026, with

405,000 m2 by 2016 – an annual average rate of 48,000 m2.

Key features of the LFR projections include:

i. Large format floorspace growth is relatively concentrated, with supermarkets, department

stores, FAH and hardware-DIY accounting for the major shares. However, other food, apparel,

café-restaurant and automotive are expected to contribute relatively small shares;

ii. The largest projected increase is in the hardware-DIY sector, with 248,000 m2 or nearly 25% of

the total.

iii. Substantial growth is expected in supermarkets (141,000 m2), department (105,000 m2), FAH

(153,000 m2), and other comparison retail (125,000 m2). Together, these storetypes are

expected to generate some 524,000 m2 in LFR floorspace, at a rate of 27-28,000 m2 per year.

iv. The combined other food, apparel, café-restaurant and service sectors are expected to

generate floorspace growth of around 4,000 m2 per year, or 76,000 m2 over the period.

v. The automotive sector has mixed demand. On one hand, the trend toward substantial vehicle

show rooms by some dealers has seen their premises characterised by large format space. On

the other hand, this sector is still characterised by a large number of smaller scale vehicle

dealers, especially those in used vehicles, with limited floorspace which is mostly office rather

than show room. Similarly, the automotive service sector (tyres, fuel, repair and electrical) are

typically smaller or medium scale, rather than large format retail.

High and Low Futures

The High growth future would see LFR floorspace growth at a rate about 15% above the Medium

future, with an additional 782,000 m2 of floorspace by 2026, at an annual rate of 41,000 m2. Including

hardware-DIY, the projected growth is 1,057,000 m2 by 2026, an annual rate of 56,000 m2. That would

mean Auckland Region’s total LFR floorspace reaching 1,916,000 m2 by 2026 (2,573,000 m2 with

hardware-DIY).

The Low growth future would see increases about 15% lower than the Medium future, with an

additional 549,000 m2 of LFR floorspace by 2026 (773,000 m2 with hardware-DIY). The implied annual

rate is 29,000 m2, or 41,000 m2 including hardware-DIY. The Auckland Region’s total LFR floorspace

would be 1,683,000 m2, or 2,289,000 m2 including hardware-DIY.

49

3.3.6 Retail Demand Growth by TA

The projected retail demand growth by territorial authority is shown in Table 3.14, for all retail types

and hardware-DIY. As with the regional estimates above, these demand projections include only that

arising from within each TA area. Substantial growth is projected in all of the TA areas, ranging from

an increase of 83% for Manukau City to ‘only’ 63% for Papakura District.

Key features of the projected demand growth include:

i. The largest demand growth is expected in the Auckland City market. Total demand of $7.6Bn

is projected to increase by $5.4Bn (71%) to reach $13.1Bn by 2026. Auckland City’s demand

growth equates to an annual average increase of $257m to 2016, and $286m until 2026;

ii. Very substantial growth is also projected in Manukau City. The region’s second largest market

currently generates retail demand of $4.5Bn, and this is expected to grow to $6.0Bn by 2016

(35%) and to $8.6Bn by 2026 (83%). Manukau’s demand growth represents an annual average

increase of $171m to 2016, and $194m per year until 2026;

iii. Nearly $2.1Bn of demand growth is projected for North Shore City, with close to $0.9Bn by

2016. While the growth rate for North Shore is somewhat slower than the regional average

(64% by 2026), it is already a large market ($3.25Bn). This would see average annual growth

of $97m to 2016, and $109m per year until 2026;

iv. A slightly lesser scale of growth is projected for Waitakere City, with an increase of $1.8Bn by

2026, and including nearly $0.8Bn by 2016. Waitakere’s growth would see the market

increase from $2.5Bn currently to $3.3Bn by 2016 (up 31%) and $4.3Bn by 2026 (71%). The

projected average annual growth is $87m to 2016, and $95m until 2026;

v. The growth projected for Rodney District would see an increase of $1.1Bn by 2026, from the

current $1.4Bn to $2.5Bn (77%). This includes a 33% increase by 2016, to $1.9Bn. The demand

increase in Rodney reflects mainly its stronger than average population growth rate. This

would see average annual growth of $52m to 2016, and $56m per year until 2026;

vi. The projected growth for Papakura District is slower than the regional average (63% by

2026), and relatively small. The Papakura market would grow from the current $0.66Bn to

$0.85Bn by 2016 (up by 27%) and $1.08Bn by 2026 (63%). Nevertheless, Papakura’s retail

demand would grow by some $21m to 2016, and $22m per year until 2026;

vii. The growth projected for Franklin District would see an increase of nearly $0.7Bn by 2026 (up

76%), from the current $0.9Bn to $1.6Bn. This includes a 33% increase by 2016, to $1.2Bn.

The growth would see an annual average increase of $33m to 2016, and $36m to 2026.

50

Table 3.14: Auckland Region Retail Demand ($m) by Territorial Authority 2007-2026

Source: Statistics NZ, 2008; RSDM, 2008.

TA 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26 2007-16 2007-26

MEDIUM GROWTH

RODNEY 1,393$ 1,590$ 1,859$ 2,151$ 2,466$ 197$ 466$ 758$ 1,073$ 33% 77%

NORTH SHORE 3,252$ 3,611$ 4,128$ 4,699$ 5,322$ 359$ 876$ 1,447$ 2,070$ 27% 64%

WAITAKERE 2,546$ 2,880$ 3,330$ 3,816$ 4,343$ 334$ 784$ 1,270$ 1,797$ 31% 71%

AUCKLAND 7,633$ 8,611$ 9,949$ 11,438$ 13,062$ 977$ 2,316$ 3,805$ 5,429$ 30% 71%

MANUKAU 4,457$ 5,093$ 5,996$ 7,012$ 8,146$ 635$ 1,538$ 2,555$ 3,688$ 35% 83%

PAPAKURA 664$ 740$ 849$ 962$ 1,079$ 76$ 185$ 299$ 416$ 28% 63%

FRANKLIN 906$ 1,029$ 1,201$ 1,388$ 1,593$ 123$ 295$ 482$ 687$ 33% 76%

AUCKLAND REGION 20,851$ 23,553$ 27,312$ 31,466$ 36,011$ 2,702$ 6,461$ 10,615$ 15,160$ 31% 73%

TA 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26 2007-16 2007-26

HIGH GROWTH

RODNEY 1,393$ 1,636$ 1,956$ 2,306$ 2,693$ 243$ 563$ 914$ 1,300$ 40% 93%

NORTH SHORE 3,252$ 3,678$ 4,270$ 4,927$ 5,656$ 426$ 1,018$ 1,675$ 2,404$ 31% 74%

WAITAKERE 2,546$ 2,930$ 3,436$ 3,986$ 4,593$ 384$ 890$ 1,440$ 2,047$ 35% 80%

AUCKLAND 7,633$ 8,724$ 10,190$ 11,832$ 13,649$ 1,091$ 2,557$ 4,199$ 6,016$ 33% 79%

MANUKAU 4,457$ 5,171$ 6,161$ 7,285$ 8,553$ 713$ 1,704$ 2,828$ 4,095$ 38% 92%

PAPAKURA 664$ 755$ 881$ 1,015$ 1,156$ 91$ 217$ 351$ 492$ 33% 74%

FRANKLIN 906$ 1,051$ 1,249$ 1,467$ 1,712$ 146$ 344$ 562$ 807$ 38% 89%

AUCKLAND REGION 20,851$ 23,945$ 28,143$ 32,819$ 38,013$ 3,094$ 7,292$ 11,968$ 17,162$ 35% 82%

TA 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26 2007-16 2007-26

LOW GROWTH

RODNEY 1,393$ 1,551$ 1,768$ 2,001$ 2,248$ 158$ 376$ 609$ 855$ 27% 61%

NORTH SHORE 3,252$ 3,554$ 3,998$ 4,480$ 4,999$ 302$ 746$ 1,228$ 1,747$ 23% 54%

WAITAKERE 2,546$ 2,839$ 3,235$ 3,653$ 4,101$ 293$ 689$ 1,107$ 1,555$ 27% 61%

AUCKLAND 7,633$ 8,517$ 9,722$ 11,037$ 12,450$ 884$ 2,089$ 3,404$ 4,816$ 27% 63%

MANUKAU 4,457$ 5,029$ 5,844$ 6,748$ 7,744$ 572$ 1,386$ 2,291$ 3,286$ 31% 74%

PAPAKURA 664$ 728$ 819$ 911$ 1,005$ 64$ 155$ 247$ 341$ 23% 51%

FRANKLIN 906$ 1,009$ 1,154$ 1,308$ 1,475$ 103$ 248$ 403$ 570$ 27% 63%

AUCKLAND REGION 20,851$ 23,227$ 26,539$ 30,138$ 34,021$ 2,376$ 5,688$ 9,287$ 13,170$ 27% 63%

51

3.3.7 Floorspace Growth by Territorial Authority

These are substantial increases in floorspace, with significant growth throughout the period for all retail

types. Similarly strong growth is projected for each territorial authority area within the Region (Table

3.15). It is important to understand that the projections are based on the demand arising in each TA

area, and the floorspace supply would not necessarily be met from within each TA. The existing

demand and supply differences suggest that flows of retail spend will persist within the Region in the

long term, albeit with increasing ‘self-sufficiency’ likely as markets grow.

Key features include:

i. The largest floorspace growth is expected in Auckland City. Total projected growth is 274,000

m2 by 2016 and 620,000 m2 by 2026. This includes automotive and hardware-DIY, which

account for around one-third of the total. Growth excluding these types is projected at 180,000

m2 by 2016 and 410,000 m2 by 2026.

ii. Substantial growth is also projected in Manukau City, with an additional 186,000 m2 by 2016

and 429,000 m2 by 2026 for all types. Growth excluding automotive and hardware-DIY is

projected at 124,000 m2 by 2016 and 270,000 m2 by 2026;

iii. Projected growth in North Shore City would see an additional 101,000 m2 by 2016 and 230,000

m2 by 2026 for all types. Growth excluding automotive and hardware-DIY is projected at 67,000

m2 by 2016 and 160,000 m2 by 2026;

iv. A similar scale of growth is projected for Waitakere City, with a projected increase of 93,000 m2

by 2016 and 205,000 m2 by 2026 for all types. Growth excluding automotive and hardware-DIY

is projected at 62,000 m2 by 2016 and 137,000 m2 by 2026;

v. A lesser scale of growth projected for Rodney District would see an increase of 56,000 m2 by

2016 and 125,000 m2 by 2026 for all types. Growth excluding automotive and hardware-DIY is

projected at 38,000 m2 by 2016 and 84,000 m2 by 2026;

vi. Similarly, a smaller share of regional growth is indicated for Papakura District with 22,000 m2

by 2016 and 47,000 m2 by 2026 for all types. Excluding automotive and hardware-DIY this

would be 15,000 m2 by 2016 and 32,000 m2 by 2026;

vii. A slightly larger scale of growth is projected for Franklin District, with a projected increase of

36,000 m2 by 2016 and 79,000 m2 by 2026 for all types. Excluding automotive and hardware-

DIY this would be 24,000 m2 by 2016 and 53,000 m2 by 2026.

As with the regional projections, the High and Low futures would see floorspace growth within a range

of some 15% above (High growth) and 15% below (Low growth) these Medium figures.

52

Table 3.15: Auckland Region Retail Floorspace Growth by Territorial Authority 2007-2026

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

MEDIUM GROWTH

RODNEY 151,000 175,000 207,000 241,000 276,000 24,000 56,000 90,000 125,000

NORTH SHORE 585,000 627,000 686,000 749,000 815,000 42,000 101,000 164,000 230,000

WAITAKERE 349,000 390,000 442,000 497,000 554,000 41,000 93,000 148,000 205,000

AUCKLAND 1,352,000 1,470,000 1,626,000 1,795,000 1,972,000 118,000 274,000 443,000 620,000

MANUKAU 694,000 772,000 880,000 997,000 1,123,000 78,000 186,000 303,000 429,000

PAPAKURA 99,000 108,000 121,000 133,000 146,000 9,000 22,000 34,000 47,000

FRANKLIN 102,000 117,000 138,000 159,000 181,000 15,000 36,000 57,000 79,000

AUCKLAND REGION 3,332,000 3,659,000 4,100,000 4,571,000 5,067,000 327,000 768,000 1,239,000 1,735,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

HIGH GROWTH

RODNEY 151,000 182,000 221,000 262,000 306,000 31,000 70,000 111,000 155,000

NORTH SHORE 585,000 636,000 705,000 780,000 860,000 51,000 120,000 195,000 275,000

WAITAKERE 349,000 397,000 457,000 520,000 587,000 48,000 108,000 171,000 238,000

AUCKLAND 1,352,000 1,486,000 1,660,000 1,848,000 2,050,000 134,000 308,000 496,000 698,000

MANUKAU 694,000 783,000 903,000 1,034,000 1,177,000 89,000 209,000 340,000 483,000

PAPAKURA 99,000 110,000 125,000 140,000 156,000 11,000 26,000 41,000 57,000

FRANKLIN 102,000 120,000 144,000 169,000 197,000 18,000 42,000 67,000 95,000

AUCKLAND REGION 3,332,000 3,714,000 4,215,000 4,753,000 5,333,000 382,000 883,000 1,421,000 2,001,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

LOW GROWTH

RODNEY 151,000 170,000 195,000 221,000 247,000 19,000 44,000 70,000 96,000

NORTH SHORE 585,000 619,000 668,000 719,000 773,000 34,000 83,000 134,000 188,000

WAITAKERE 349,000 384,000 429,000 475,000 522,000 35,000 80,000 126,000 173,000

AUCKLAND 1,352,000 1,457,000 1,595,000 1,740,000 1,890,000 105,000 243,000 388,000 538,000

MANUKAU 694,000 763,000 858,000 961,000 1,070,000 69,000 164,000 267,000 376,000

PAPAKURA 99,000 106,000 117,000 126,000 136,000 7,000 18,000 27,000 37,000

FRANKLIN 102,000 114,000 131,000 148,000 166,000 12,000 29,000 46,000 64,000

AUCKLAND REGION 3,332,000 3,613,000 3,993,000 4,390,000 4,804,000 281,000 661,000 1,058,000 1,472,000

53

Components of Floorspace Growth

It is similarly important to understand that the floorspace projections are sensitive to the underlying

assumptions about sales productivity and efficiency gains. On one hand, Auckland’s generally higher

sales productivity levels mean that the Region has a slightly lower supply of floorspace per $m of

demand generated. If the productivity levels are lower than estimated, then the current level of supply

and the future growth would be greater than projected.

On the other hand, the projections assume that future gains in sales productivity will be relatively

modest, at 0.5% per year over the period. This offsets about half the projected growth in spend per

household for the floorspace calculations, or around one-fifth of the total demand growth. In other

words, if there were no allowance made for floorspace productivity gains, then the floorspace

projections would be higher by around one quarter – or another 425,000 m2 over the 2026 period

(Medium growth). Conversely, if the retail sector were to achieve a more rapid rate of productivity

increase – say, 1% per year – then the future floorspace growth would be around 25% less (425,000 m2

over the period).

However, even in a situation of no growth in spend per household and higher floorspace productivity

gains, there would still be substantial growth in retail floorspace, driven by the population growth,

tourism growth and associated increases in business activity throughout the next two decades and

beyond.

3.3.8 LFR Projections by Territorial Authority Area

The projected growth in LFR would be substantial in all of the region’s territorial authorities. Table 3.16

shows the projections for all retail types, while Table 3.17 shows the LFR floorspace excluding

automotive and hardware-DIY.

Key features include:

i. As previously, the greatest LFR growth is expected in Auckland City, with a projected total of

growth is 138,000 m2 by 2016 and 312,000 m2 by 2026 (including automotive and hardware-

DIY). Growth excluding these types is projected at 88,000 m2 by 2016 and 199,000 m2 by 2026.

ii. In Manukau City, an additional 99,000 m2 of LFR is expected by 2016 and 229,000 m2 by 2026

for all types. Excluding automotive and hardware-DIY, growth is projected at 67,000 m2 by 2016

and 156,000 m2 by 2026;

iii. In North Shore City projected demand growth would see another 54,000 m2 of LFR by 2016 and

123,000 m2 by 2026 for all types. With automotive and hardware-DIY excluded, the LFR growth

is 36,000 m2 by 2016 and 82,000 m2 by 2026;

54

iv. A similar scale of LFR growth is projected for Waitakere City, with 51,000 m2 by 2016 and

111,000 m2 by 2026 for all types. Without automotive and hardware-DIY, LFR growth of 34,000

m2 is expected by 2016 and 75,000 m2 by 2026;

v. Rodney District would see an increase of 31,000 m2 by 2016 and 69,000 m2 by 2026 for all

types. Excluding automotive and hardware-DIY, the LFR increases would be 19,000 m2 by 2016

and 43,000 m2 by 2026;

vi. A smaller share of growth is expected for Papakura District with 12,000 m2 by 2016 and 26,000

m2 by 2026 for all types. Excluding automotive and hardware-DIY this would be 7,000 m2 by

2016 and 16,000 m2 by 2026;

vii. The LFR growth indicated for Franklin District is 19,000 m2 by 2016 and 43,000 m2 by 2026 for

all types. Excluding automotive and hardware-DIY this would be 10,000 m2 by 2016 and 22,000

m2 by 2026.

The High and Low futures would see LFR growth in the range of 15% above the Medium (High growth)

and 15% below (Low growth).

LFR and Centres

The detail on LFR excluding automotive and hardware-DIY is important, because it shows the situation

for those components of retail activity which mainly locate in centres. Automotive and hardware-DIY

outlets commonly locate on the fringes of centres, along main arterials, and (for hardware especially) in

general business areas. However, supermarkets, other food stores, and comparison retail outlets are

mainly (though not exclusively) located in and adjacent to commercial centres, and are mainstay

activities in many centres.

Therefore, the scale of growth in these storetypes is a clear indication of the additional capacity

required in either existing or new commercial centres, to accommodate the retail activity. The situation

is not straightforward, especially because the large footprints and land requirements of large format

outlets has meant considerable pressure to enable these larger stores to locate in out of centre

locations. More generally, the larger format stores often seek fringe of centre location, rather than

premises in the heart of centres where small format retail and service activity is concentrated.

Floorspace per Household Ratios

The combination of demand growth, increases in real spend, and improving floorspace sales

productivity would see a long term increase in floorspace per household in the Region. In total,

floorspace would increase by 10% from 6.66 m2 per household to 7.32 m2 by 2026. For the food and

grocery, comparison retail and café-restaurant sectors, the floorspace ratios would increase by 11%

from 4.33 m2 per household to 4.79 m2 by 2026.

55

LFR floorspace ratios would similarly increase over the period, by 14% from 3.17 m2 per household to

3.61 m2 by 2026. For the food and grocery, comparison retail and café-restaurant sectors, the LFR

floorspace ratios would increase by 20% from 1.84 m2 per household to 2.20 m2 by 2026.

56

Table 3.16: Auckland Region LFR Floorspace Growth by Territorial Authority 2007-2026

Source: Statistics NZ, 2008; RSDM, 2008.

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

MEDIUM GROWTH

RODNEY 51,000 64,000 82,000 101,000 120,000 13,000 31,000 50,000 69,000

NORTH SHORE 275,000 297,000 329,000 363,000 398,000 22,000 54,000 88,000 123,000

WAITAKERE 158,000 180,000 209,000 238,000 269,000 22,000 51,000 80,000 111,000

AUCKLAND 591,000 650,000 729,000 814,000 903,000 59,000 138,000 223,000 312,000

MANUKAU 346,000 387,000 445,000 507,000 575,000 41,000 99,000 161,000 229,000

PAPAKURA 49,000 54,000 61,000 68,000 75,000 5,000 12,000 19,000 26,000

FRANKLIN 46,000 54,000 65,000 77,000 89,000 8,000 19,000 31,000 43,000

AUCKLAND REGION 1,516,000 1,686,000 1,920,000 2,168,000 2,429,000 170,000 404,000 652,000 913,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

HIGH GROWTH

RODNEY 51,000 68,000 90,000 112,000 136,000 17,000 39,000 61,000 85,000

NORTH SHORE 275,000 302,000 340,000 380,000 422,000 27,000 65,000 105,000 147,000

WAITAKERE 158,000 184,000 217,000 251,000 287,000 26,000 59,000 93,000 129,000

AUCKLAND 591,000 659,000 748,000 843,000 944,000 68,000 157,000 252,000 353,000

MANUKAU 346,000 394,000 458,000 528,000 605,000 48,000 112,000 182,000 259,000

PAPAKURA 49,000 55,000 64,000 72,000 81,000 6,000 15,000 23,000 32,000

FRANKLIN 46,000 56,000 69,000 82,000 97,000 10,000 23,000 36,000 51,000

AUCKLAND REGION 1,516,000 1,718,000 1,986,000 2,268,000 2,572,000 202,000 470,000 752,000 1,056,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

LOW GROWTH

RODNEY 51,000 61,000 75,000 90,000 104,000 10,000 24,000 39,000 53,000

NORTH SHORE 275,000 293,000 319,000 346,000 375,000 18,000 44,000 71,000 100,000

WAITAKERE 158,000 177,000 201,000 226,000 252,000 19,000 43,000 68,000 94,000

AUCKLAND 591,000 643,000 713,000 786,000 862,000 52,000 122,000 195,000 271,000

MANUKAU 346,000 382,000 433,000 488,000 547,000 36,000 87,000 142,000 201,000

PAPAKURA 49,000 53,000 59,000 64,000 70,000 4,000 10,000 15,000 21,000

FRANKLIN 46,000 53,000 62,000 71,000 80,000 7,000 16,000 25,000 34,000

AUCKLAND REGION 1,516,000 1,662,000 1,862,000 2,071,000 2,290,000 146,000 346,000 555,000 774,000

57

Table 3.17: Auckland Region LFR Floorspace by TA, Excl Automotive & Hardware-DIY 2007-2026

Source: Statistics NZ, 2008; RSDM, 2008.

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

MEDIUM GROWTH

RODNEY 31,000 39,000 50,000 62,000 74,000 8,000 19,000 31,000 43,000

NORTH SHORE 151,000 166,000 187,000 209,000 233,000 15,000 36,000 58,000 82,000

WAITAKERE 111,000 126,000 145,000 165,000 186,000 15,000 34,000 54,000 75,000

AUCKLAND 320,000 358,000 408,000 462,000 519,000 38,000 88,000 142,000 199,000

MANUKAU 210,000 238,000 277,000 320,000 366,000 28,000 67,000 110,000 156,000

PAPAKURA 28,000 31,000 35,000 40,000 44,000 3,000 7,000 12,000 16,000

FRANKLIN 27,000 33,000 40,000 47,000 55,000 6,000 13,000 20,000 28,000

AUCKLAND REGION 878,000 991,000 1,142,000 1,305,000 1,477,000 113,000 264,000 427,000 599,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

HIGH GROWTH

RODNEY 31,000 42,000 56,000 70,000 86,000 11,000 25,000 39,000 55,000

NORTH SHORE 151,000 169,000 195,000 222,000 251,000 18,000 44,000 71,000 100,000

WAITAKERE 111,000 129,000 151,000 174,000 199,000 18,000 40,000 63,000 88,000

AUCKLAND 320,000 364,000 422,000 484,000 550,000 44,000 102,000 164,000 230,000

MANUKAU 210,000 243,000 287,000 335,000 389,000 33,000 77,000 125,000 179,000

PAPAKURA 28,000 32,000 37,000 43,000 48,000 4,000 9,000 15,000 20,000

FRANKLIN 27,000 34,000 42,000 51,000 62,000 7,000 15,000 24,000 35,000

AUCKLAND REGION 878,000 1,013,000 1,190,000 1,379,000 1,585,000 135,000 312,000 501,000 707,000

RETAIL TYPE 2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

LOW GROWTH

RODNEY 31,000 37,000 45,000 54,000 63,000 6,000 14,000 23,000 32,000

NORTH SHORE 151,000 162,000 179,000 197,000 215,000 11,000 28,000 46,000 64,000

WAITAKERE 111,000 123,000 139,000 156,000 173,000 12,000 28,000 45,000 62,000

AUCKLAND 320,000 352,000 395,000 441,000 488,000 32,000 75,000 121,000 168,000

MANUKAU 210,000 234,000 268,000 305,000 344,000 24,000 58,000 95,000 134,000

PAPAKURA 28,000 30,000 34,000 37,000 40,000 2,000 6,000 9,000 12,000

FRANKLIN 27,000 31,000 37,000 43,000 49,000 4,000 10,000 16,000 22,000

AUCKLAND REGION 878,000 969,000 1,097,000 1,233,000 1,372,000 91,000 219,000 355,000 494,000

58

4 Auckland City Retail Activity

4.1 Current Situation

In 2006, the retail trade sector was the third largest industry in employment terms (31,970 MEC) (Table

4.1). The retail trade’s gross output for Auckland City was $1,924m and value added was $1,267m,

making it the sixth most important industry sector in Auckland City’s economy (Table 4.2).

Table 4.1: Auckland City Employment by Top 10 Sectors, 2006

Source: EFM, 2008.

Table 4.2: Auckland City Output and Value Added by Top 10 Sectors, 2006

Source: EFM, 2008.

4.1.1 Retail Sales

In 2007, the retail sector had estimated sales of $8,014m, with a further $1,119m in the hardware-DIY

sector (Table 4.3). It accounted for some 40% of total regional sales, including 50% in the café-

restaurant sector, and 51% in apparel. Only in the supermarket and department store sectors are its

sales in line with Auckland City’s share of the region’s population. In all other storetypes, Auckland City

Employment

Count

% Share of

Auckland City

Total

Modified

Employment

Count

% Share of

Auckland City

Total

Business services 62,617 20.5% 71,917 21.0%

Wholesale trade 30,186 9.9% 32,004 9.4%

Retail trade 28,069 9.2% 31,973 9.3%

Health & community services 24,056 7.9% 25,989 7.6%

Construction 13,403 4.4% 17,068 5.0%

Cultural & recreational services 10,831 3.5% 14,778 4.3%

Finance 10,869 3.6% 11,321 3.3%

Communication services 8,003 2.6% 8,479 2.5%

Air transport, services to transport & storage 6,539 2.1% 6,821 2.0%

Electricity generation & supply 855 0.3% 863 0.3%

Industry

Employment 2006

$2004 million

% Share of

Auckland City

Total

$2004 million

% Share of

Auckland City

Total

Business services 7,739 16.2% 4,446 16.9%

Wholesale trade 6,098 12.8% 2,763 10.5%

Finance 2,699 5.7% 2,335 8.9%

Construction 2,019 4.2% 807 3.1%

Cultural & recreational services 2,009 4.2% 1,292 4.9%

Retail trade 1,924 4.0% 1,267 4.8%

Communication services 1,870 3.9% 1,145 4.4%

Air transport, services to transport & storage 1,855 3.9% 722 2.7%

Health & community services 1,717 3.6% 1,240 4.7%

Electricity generation & supply 1,688 3.5% 702 2.7%

Gross Output 2006 Value Added 2006

Industry

59

attracts more than its share of sales, reflecting the presence of downtown Auckland as the regional

CBD, and the focus of tourism and business activity within the City.

Table 4.3: Auckland City Retail Sales 2007

Source: Statistics NZ, 2008; RSDM, 2008.

4.1.2 Retail Employment

In 2007, there were approximately 46,000 persons employed (MEC) in the retail sector, with a further

2,790 in the hardware-DIY sector (Table 4.4). The largest sector was cafes and restaurants (15,500

MECs), followed by other retailing (7,400 MECs), apparel (4,500 MECs) and supermarkets (3,900 MECs).

Some 75% of retail employment is located in Auckland City’s centres, with 12,000 MECs in Auckland’s

CBD. Approximately 16% of retail employment is located in the business areas, with a further 9%

dispersed throughout the special areas and non-economic areas.

Table 4.4: Auckland City Retail Employment (MEC), 2007

RETAIL TYPE Auckland City Rest of RegionAuckland

Region

Auckland City

Share %

SUPERMARKETS 1,099$ 2,500$ 3,598$ 31%

OTHER FOOD 544$ 785$ 1,329$ 41%

CAFES & RESTAURANTS 918$ 908$ 1,826$ 50%

DEPARTMENT STORES 316$ 718$ 1,035$ 31%

APPAREL 559$ 534$ 1,092$ 51%

FAH 778$ 1,172$ 1,950$ 40%

OTHER RETAIL 1,309$ 1,762$ 3,071$ 43%

HOUSEHOLD SERVICES 46$ 64$ 109$ 42%

AUTOMOTIVE 2,446$ 3,303$ 5,749$ 43%

TOTAL 8,014$ 11,745$ 19,759$ 41%

HARDWARE & DIY 1,119$ 1,981$ 3,101$ 36%

TOTAL inc HARDWARE 9,133$ 13,727$ 22,860$ 40%

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 485 770 5,645 435 1,310 575 2,470 50 430 12,175

Sub Regional Total 390 135 1,060 495 1,240 510 905 15 840 5,595

Large Suburban Total 580 195 825 320 985 280 710 20 170 4,090

Suburban Total 1,915 660 1,530 65 295 200 805 30 560 6,060

Local Total 195 350 1,065 - 195 100 445 20 190 2,560

Island Local Total 90 55 100 - 10 25 75 - 10 370

Minor Total 10 130 305 - 50 95 200 5 75 875

Destinational Total 345 15 130 130 70 185 95 - 30 1,005

Arterial Strip Total - 20 1,100 - 5 40 185 5 375 1,730

Centre Total 4,020 2,340 11,770 1,445 4,160 2,020 5,895 135 2,680 34,465

Heavy Industry 40 50 45 - 30 250 100 90 650 1,260

Production and Distribution 30 130 320 70 95 335 335 35 1,765 3,120

Office Park - 30 440 - 20 160 170 60 335 1,220

Business Park 5 70 515 - 30 95 155 25 515 1,405

Special Activity Area - - 220 - 10 - 15 - 5 250

Business Area Total 80 280 1,540 70 185 835 775 210 3,275 7,250

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 510 - - - - - 10 525

Education - 10 130 - - - 25 - 5 170

Health - 5 235 - 25 - 10 40 10 325

Special Area Total - 15 875 - 25 - 35 40 30 1,020

Non Economic Area Total - 435 1,280 - 185 120 720 95 465 3,300

Auckland City Total 4,100 3,070 15,460 1,515 4,555 2,975 7,425 485 6,450 46,035

60

4.1.3 Retail Floorspace

Based on the recorded employment levels and sales levels, there was an estimated 1,151,000m² in

Auckland City (June 2007) (Table 4.5). In addition, there is an estimated 201,000 m² of floorspace in the

hardware-DIY sector. Excluding the automotive sector, the other retailing sector had the greatest

proportion (18%) of total floorspace, followed by cafes and restaurants (16%), furniture, appliances and

hardware (14%), and apparel (11%).

Table 4.5: Auckland City Retail Floorspace (m²), 2007

Some 71% of retail floorspace is located in Auckland City’s centres. The CBD had the largest share of

floorspace with an estimated 261,000m², followed by Sub-regional centres (177,000m²), Suburban

centres (136,000m²) and Large Suburban centres (106,000m²). Approximately 20% of total retail

floorspace is located in Auckland City’s business areas (232,000m²). Approximately half the retail

floorspace in business areas is located in production and distribution business areas. The automotive

sector accounts for approximately 60% of retail floorspace in production and distribution business

areas, however there are also significant levels of retail floorspace for the furniture, appliances and

hardware (19,200m²) and other retailing (11,400m²) sectors in comparison to other business area types.

Approximately 8% of Auckland City’s total retail floorspace was located in special areas or non-

economic areas. Three retail sectors accounted for the majority of this activity; automotive (19,370m²),

cafes and restaurants (25,200m²) and other retailing (22,000m²).

4.1.4 Large Format Retail Floorspace

Approximately 39% of Auckland City’s total retail floorspace is large format (455,000m²) (Table 4.6).

The retail types which are characteristically large format, account for a substantial share (80%) of the

city total, with automotive (129,500m²), furniture, appliances and hardware (77,700m²), supermarkets

(76,700m²) and department stores (70,800m²).

SPATIAL ECONOMYSuper

markets

Other

Food

Cafes &

Restaurants

Departmen

t StoresApparel FAH Other

Household

Services

Auto

motiveTotal

CBD Total 10,000 13,500 66,100 20,500 35,200 28,900 71,000 900 15,100 261,000

Sub Regional Total 8,000 2,500 12,300 23,300 33,400 27,500 23,600 300 45,900 177,000

Large Suburban Total 11,900 3,400 9,400 15,000 26,500 15,700 16,500 400 6,800 106,000

Suburban Total 39,300 10,600 17,400 3,100 8,700 10,700 20,100 500 25,300 136,000

Local Total 4,000 6,300 12,400 - 5,300 4,700 11,800 400 6,200 51,000

Island Local Total 1,900 1,000 1,200 - 300 1,400 2,100 - 400 8,000

Minor Total 300 2,400 3,400 - 1,400 5,800 5,400 100 2,800 22,000

Destinational Total 7,100 200 1,600 6,100 1,700 10,200 2,800 - 1,300 31,000

Arterial Strip Total - 400 13,100 - 100 2,000 4,900 100 16,800 37,000

Centre Total 82,500 40,300 136,900 68,000 112,600 106,900 158,200 2,700 120,600 829,000

Heavy Industry 800 800 500 - 800 11,100 2,900 1,700 21,800 40,000

Production and Distribution 600 2,100 3,700 3,300 2,600 19,200 11,400 700 68,800 112,000

Office Park - 400 4,900 - 600 8,700 5,400 1,100 12,800 34,000

Business Park 100 1,400 6,100 - 900 5,200 4,800 500 24,100 43,000

Special Activity Area - - 2,600 - 300 - 200 - 200 3,000

Business Area Total 1,500 4,700 17,800 3,300 5,200 44,200 24,700 4,000 127,700 232,000

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 6,100 - - - - - 500 7,000

Education - 200 1,500 - - - 500 - 200 2,000

Health - 100 2,800 - 700 - 400 800 400 5,000

Special Area Total - 300 10,400 - 700 - 900 800 1,100 14,000

Non Economic Area Total - 8,100 14,900 - 5,200 6,900 21,200 1,800 18,300 76,000

Auckland City Total 84,000 53,400 180,000 71,300 123,700 158,000 205,000 9,300 267,700 1,151,000

61

Table 4.6: Auckland City Large and Small Format Retail Floorspace (m2), 2007

Table 4.7 shows the estimated distribution of LFR floorspace across Auckland City’s Spatial Economy.

Approximately 70% of LFR is located in the centres, with a further 24% in business areas. Only 5% of LFR

is located outside the business areas and centres, and the majority of this floorspace is in the cafe and

restaurant sector (8,480m²), automotive retailing (4,680 m²), and other retailing (3,800m²).

Table 4.7: Auckland City LFR Floorspace (m2) by Spatial Economy, 2007

Table 4.8: Auckland City Retail Sector, 2007

Source: Statistics NZ, 2008; RSDM, 2008

RETAIL TYPE LFR Share % SFR Share % TOTAL Share % LFR Share

%SUPERMARKETS 82,000 14% 2,000 0% 84,000 6% 98%

OTHER FOOD 3,000 1% 50,000 7% 53,000 4% 6%

CAFES & RESTAURANTS 34,000 6% 146,000 19% 180,000 13% 19%

DEPARTMENT STORES 71,000 12% - 0% 71,000 5% 100%

APPAREL 9,000 2% 114,000 15% 123,000 9% 7%

FAH 78,000 13% 80,000 11% 158,000 12% 49%

OTHER RETAIL 41,000 7% 164,000 22% 205,000 15% 20%

HOUSEHOLD SERVICES 2,000 0% 7,000 1% 9,000 1% 22%

AUTOMOTIVE 130,000 22% 138,000 18% 268,000 20% 49%

TOTAL 450,000 76% 701,000 92% 1,151,000 85% 39%

HARDWARE & DIY 141,000 24% 60,000 8% 201,000 15% 70%

TOTAL inc DIY 591,000 100% 761,000 100% 1,352,000 100% 44%

SPATIAL ECONOMYSuper

markets

Other

Food

Cafes &

Restaurants

Departmen

t StoresApparel FAH Other

Household

Services

Auto

motiveTotal

CBD Total 9,700 600 6,500 20,500 1,700 15,000 15,600 - 4,300 74,000

Sub Regional Total 8,000 600 - 23,300 - 11,500 5,700 - 40,400 90,000

Large Suburban Total 11,800 - 600 15,000 - 8,700 600 - 1,800 39,000

Suburban Total 39,100 500 2,900 3,100 3,800 3,200 1,300 - 8,800 63,000

Local Total 4,000 1,700 - - - 1,800 900 - 600 9,000

Island Local Total 1,900 - - - - - - - - 2,000

Minor Total - - - - 800 500 - - 600 2,000

Destinational Total 7,000 - - 6,100 - 9,100 2,200 - 600 25,000

Arterial Strip Total - - 13,000 - - - 3,000 - 8,400 24,000

Centre Total 81,500 3,400 23,000 68,000 6,300 49,800 29,300 - 65,500 328,000

Heavy Industry 800 - - - - 7,400 600 1,100 7,700 18,000

Production and Distribution 600 - - 3,300 1,700 10,000 5,100 - 30,800 52,000

Office Park - - 900 - - 5,600 1,100 - 3,900 12,000

Business Park - - 4,100 - - 4,100 1,700 - 16,900 27,000

Special Activity Area - - - - - - - - - -

Business Area Total 1,400 - 5,000 3,300 1,700 27,100 8,500 1,100 59,300 109,000

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 6,300 - - - - - - 6,000

Education - - - - - - - - - -

Health - - 1,900 - 700 - - 800 - 3,000

Special Area Total - - 8,200 - 700 - - 800 - 9,000

Non Economic Area Total - - 1,800 - - 1,200 3,800 - 4,700 12,000

Auckland City Total 82,900 3,400 38,000 71,300 8,700 78,100 41,600 1,900 129,500 455,000

RETAIL TYPE Sales ($m) Outlets (GU)Employment

(MEC)Floorspace (m2)

Sales per

Outlet ($m)

MEC per

Outlet

Mean Floor

space

SUPERMARKETS 1,099$ 36 4,100 84,000 30.5$ 113.9 2,330

OTHER FOOD 544$ 893 3,070 53,000 0.6$ 3.4 60

CAFES & RESTAURANTS 918$ 1,933 15,460 180,000 0.5$ 8.0 90

DEPARTMENT STORES 316$ 14 1,520 71,000 22.6$ 108.6 5,070

APPAREL 559$ 889 4,560 123,000 0.6$ 5.1 140

FAH 778$ 579 2,980 158,000 1.3$ 5.1 270

OTHER RETAIL 1,309$ 1,882 7,430 205,000 0.7$ 3.9 110

HOUSEHOLD SERVICES 46$ 134 480 9,000 0.3$ 3.6 70

AUTOMOTIVE 2,446$ 1,247 6,450 268,000 2.0$ 5.2 210

TOTAL 8,014$ 7,607 46,050 1,151,000 1.1$ 6.1 150

HARDWARE & DIY 1,119$ 313 2,790 201,000 3.6$ 8.9 640

TOTAL inc HARDWARE 9,133$ 7,920 48,840 1,352,000 1.2$ 6.2 170

62

4.2 Recent Trends - Retail and LFR 2001-2007

Retail sector employment in Auckland City grew by 17% between 2001 and 2007, with an additional

6,700 persons engaged by 2007. Even though the rate of for both LFR and SFR was broadly similar

(17%), LFR accounted for approximately 30% of employment growth.

In floorspace terms, Auckland City has increased from 1,033,000m² in 2001 to 1,164,230m² in 2007, an

annual average increase of 21,900m². LFR has consistently accounted for approximately 40% of total

floorspace in the city; however the share of activity by retail sector has been more dynamic. The

proportion of LFR floorspace in Other Food and Grocery has dropped from 12% to 6%, 5,400m² in 2001

compared with 3,330m² in 2007. There has been strong growth in SFR in the furniture, appliances and

hardware sector with an additional 17,700m² between 2001 and 2007, while the quantity of LFR

floorspace has remained broadly the same.

Spatially, the proportion of floorspace that is located in Auckland City’s centres has remained relatively

consistent around 70% for both LFR and SFR floorspace. While for both years, the proportion of total

floorspace located in business areas was around 20-21%, LFR was more likely to be located in business

areas (24%) than SFR (18-19%). Approximately 10-11% of SFR floorspace and 4-5% of LFR was located in

the special areas and ‘non-economic areas’ for both 2001 and 2007.

63

Table 4.9: Auckland City Employment (MECs) by Spatial Economy 2001-2007

64

Table 4.10: Auckland City Floorspace (m²) by Spatial Economy 2001-2007

4.3 Retail Demand

4.3.1 2007 Retail Demand compared with Retail Supply

As noted, Auckland City’s retail capacity exceeds demand by around 25%, or some 269,000 m². This

arises mainly because the Auckland CBD is the regional centre, and has retail and service activity

servicing the region-wide catchment as well as demand arising within Auckland City. The regional role is

also evident for the major shopping destinations at Newmarket, St Lukes and Sylvia Park, all of which

draw custom from the other TAs in the Region.

65

However, the net inflows are not spread evenly across all retail types. In net terms, Auckland is about

self-sufficient for food and grocery floorspace, with a small undersupply in the supermarket

compensated by the small net oversupply in other food retail. Moreover, supply in the department

store sector is close to demand, reflecting the relatively wide distribution of these stores across the

Region. In contrast, Auckland City has a large net over-supply in the café-restaurant sector, supported

by the concentration of tourist and business activity and recreational destinations, and apparel,

reflecting the presence of the region’s main fashion precincts, and the natural concentration of more

specialised apparel stores into the most central shopping destinations. For similar reasons, though to a

lesser degree, the other retail, FAH and automotive sectors show some net over-supply in Auckland City.

Table 4.11: Auckland City Retail Demand & Supply (m2) 2007

4.3.2 Future Retail Demand

Retail demand growth is driven mainly by increases in population and household numbers, together

with changes in spending levels per household. Growth in tourism and business activity also drives

retail growth, though accounting for relatively small shares of total demand. As noted in Sections 2 and

3 of this report, increases in demand ($m of spend) do not translate directly into the same scale of

increase in floorspace or retail employment. Long term gains in retail sector efficiency mean that sales

per person engaged are likely to increase in real terms, while floorspace productivity (sales per m² per

year) will also improve. This means that for any percentage increase in demand, there is likely to be a

lesser increase in floorspace.

As was the case for the Auckland Region analysis, the projections of retail demand and floorspace

produced in this study draw on projections of population and household growth, tourism and business

growth, and estimates of annual real growth in spending per households, and gains in floorspace

productivity. For the assessment of future retail demand and floorspace needs, the core projections

are:

RETAIL TYPEDEMAND

(m2)

SUPPLY

(m2)NET (m2) NET %

SUPERMARKETS 90,500 84,000 6,500- -7.2%

OTHER FOOD 44,000 53,000 9,000 20.5%

CAFES & RESTAURANTS 121,700 180,000 58,300 47.9%

DEPARTMENT STORES 68,200 71,000 2,800 4.1%

APPAREL 78,900 123,000 44,100 55.9%

FAH 123,000 158,000 35,000 28.5%

OTHER RETAIL 146,600 205,000 58,400 39.8%

HOUSEHOLD SERVICES 7,100 9,000 1,900 26.8%

AUTOMOTIVE 222,900 268,000 45,100 20.2%

TOTAL 902,900 1,151,000 248,100 27.5%

HARDWARE & DIY 180,000 201,000 21,000 11.7%

TOTAL inc HARDWARE-DIY 1,082,900 1,352,000 269,100 24.8%

66

Medium (Base) – Medium population and household projections (Statistics NZ), 1% annual

increase in real spend per household compounding 2007-2026, 0.5% annual increase in

floorspace productivity, employment and business growth at the same rate as population

growth, and tourism growth as per Ministry of Tourism (2007) forecasts;

High – High population and household projections (Statistics NZ), other growth as per the base

projection;

Low – Low population and household projections (Statistics NZ), other growth as per the base

projection.

It is also recognised that Auckland City’s retail sector will continue to have both a city-wide and a

regional catchment, such that some of the growth in demand which is generated from the other TAs will

be serviced by outlets in the CBD and other major centres elsewhere in Auckland City. Over time, the

growth in each of the other cities and districts within the Region will see them become increasingly self

sufficient in retail terms, and the share of their demand which ‘leaks’ to Auckland will progressively

reduce. However, it will not disappear, and the spatial structure of the Region means that Auckland City

retail will continue to have regional roles, especially for more specialised goods.

In broad terms, the floorspace growth in Auckland City which is sustained by growth outside the City is

estimated at 30,000m2 over the period 2007 to 2026, mainly in the Other Retail, Cafes and Restaurants,

FAH and Apparel sectors (Appendix 8).

4.3.3 Retail Demand Growth to 2026

The combined effects of household, business and tourism growth, as well as greater spend per

household, will see the retail market growing by $5.4Bn in annual spend over the period, from the

current $7.6Bn to $13.1Bn in 2026 (Table 4.12). This includes all retail, as well as hardware-DIY spend.

In the short term (to 2011) total projected growth is $978m, or $851m excluding automotive and

hardware-DIY. Key features of the retail demand growth include:

i. Supermarket growth of $325m by 2016 and $766m by 2026. This growth equates to an

annual average increase of $36m to 2016, and $40m per year until 2026;

ii. Other Food and Grocery growth of $128m by 2016 and $302m by 2026, equating to an

annual average increase of $14m to 2016, and $16m per year until 2026;

iii. Cafes and Restaurants growth of $252m by 2016 and $596m by 2026, equating to an annual

average increase of $28m to 2016, and $31m per year until 2026;

iv. Department Store growth of $87m by 2016 and $204m by 2026, equating to an annual

average increase of $10m to 2016, and $11m per year until 2026;

67

v. Apparel Store growth of $125m by 2016 and $297m by 2026, equating to an annual average

increase of $14m to 2016, and $16m to 2026;

vi. Furniture, Appliances and Hardware (FAH) growth of $179m by 2016 and $422m by 2026,

equating to an annual average increase of $20m to 2016, and $22m to 2026;

vii. Other Retail growth of $309m by 2016 and $729m by 2026, equating to an annual average

increase of $34m to 2016, and $38m to 2026;

viii. Automotive growth of $599m by 2016 and $1,396m by 2026, equating to an annual average

increase of $67m to 2016, and $73m to 2026;

ix. Hardware-DIY growth of $301m by 2016 and $696m by 2026, equating to an annual average

increase of $33m to 2016, and $37m to 2026.

Table 4.12: Auckland City Retail Demand ($m) 2007-2026

4.3.4 Retail Floorspace Growth to 2026

The growth in retail demand will drive substantial increases in retail floorspace in Auckland City. Under

the medium growth future, total retail floorspace is expected to increase from 1,151,000m2 in 2007 to

1,720,000m2 in 2026, an increase of 569,000m2 (49%) (Table 4.13). The projected total growth to 2016

RETAIL TYPE 2007 2011 2016 2026 2007-11 2007-16 2007-26 2007-16 2007-26MEDIUMSUPERMARKETS 1,104$ 1,240$ 1,429$ 1,869$ 136$ 325$ 766$ 29% 69%

OTHER FOOD 436$ 490$ 564$ 738$ 54$ 128$ 302$ 29% 69%

CAFES & RESTAURANTS 604$ 713$ 855$ 1,199$ 109$ 252$ 596$ 42% 99%

DEPARTMENT STORES 307$ 344$ 394$ 511$ 36$ 87$ 204$ 28% 66%

APPAREL 361$ 414$ 486$ 657$ 53$ 125$ 297$ 35% 82%

FAH 627$ 701$ 806$ 1,049$ 75$ 179$ 422$ 29% 67%

OTHER RETAIL 976$ 1,106$ 1,285$ 1,705$ 131$ 309$ 729$ 32% 75%

HOUSEHOLD SERVICES 36$ 40$ 46$ 60$ 4$ 10$ 24$ 28% 66%

AUTOMOTIVE 2,103$ 2,355$ 2,702$ 3,499$ 252$ 599$ 1,396$ 29% 66%

TOTAL 6,553$ 7,404$ 8,568$ 11,287$ 851$ 2,016$ 4,735$ 31% 72%

HARDWARE & DIY 1,082$ 1,208$ 1,382$ 1,777$ 126$ 301$ 696$ 28% 64%

TOTAL inc HARDWARE 7,634$ 8,612$ 9,951$ 13,064$ 977$ 2,316$ 5,430$ 30% 71%

RETAIL TYPE 2007 2011 2016 2026 2007-11 2007-16 2007-26 2007-16 2007-26HIGH GROWTHSUPERMARKETS 1,104$ 1,263$ 1,476$ 1,979$ 159$ 372$ 875$ 34% 79%

OTHER FOOD 436$ 499$ 583$ 781$ 62$ 146$ 345$ 34% 79%

CAFES & RESTAURANTS 604$ 718$ 869$ 1,242$ 115$ 265$ 639$ 44% 106%

DEPARTMENT STORES 307$ 350$ 407$ 540$ 42$ 99$ 233$ 32% 76%

APPAREL 361$ 419$ 497$ 687$ 58$ 137$ 326$ 38% 90%

FAH 627$ 714$ 833$ 1,111$ 88$ 206$ 484$ 33% 77%

OTHER RETAIL 976$ 1,123$ 1,322$ 1,795$ 148$ 346$ 819$ 35% 84%

HOUSEHOLD SERVICES 36$ 41$ 47$ 63$ 5$ 12$ 27$ 33% 76%

AUTOMOTIVE 2,103$ 2,381$ 2,756$ 3,626$ 278$ 653$ 1,523$ 31% 72%

TOTAL 6,553$ 7,507$ 8,789$ 11,825$ 955$ 2,236$ 5,273$ 34% 80%

HARDWARE & DIY 1,082$ 1,218$ 1,403$ 1,826$ 137$ 322$ 745$ 30% 69%

TOTAL inc HARDWARE 7,634$ 8,725$ 10,192$ 13,651$ 1,091$ 2,558$ 6,017$ 34% 79%

RETAIL TYPE 2007 2011 2016 2026 2007-11 2007-16 2007-26 2007-16 2007-26LOW GROWTHSUPERMARKETS 1,104$ 1,222$ 1,387$ 1,761$ 118$ 283$ 658$ 26% 60%

OTHER FOOD 436$ 483$ 548$ 695$ 47$ 111$ 259$ 26% 59%

CAFES & RESTAURANTS 604$ 708$ 838$ 1,130$ 105$ 235$ 526$ 39% 87%

DEPARTMENT STORES 307$ 339$ 383$ 484$ 32$ 76$ 176$ 25% 57%

APPAREL 361$ 410$ 474$ 621$ 49$ 114$ 260$ 32% 72%

FAH 627$ 691$ 782$ 990$ 64$ 155$ 364$ 25% 58%

OTHER RETAIL 976$ 1,092$ 1,250$ 1,608$ 117$ 274$ 632$ 28% 65%

HOUSEHOLD SERVICES 36$ 39$ 44$ 56$ 4$ 9$ 20$ 24% 57%

AUTOMOTIVE 2,103$ 2,334$ 2,653$ 3,372$ 232$ 550$ 1,269$ 26% 60%

TOTAL 6,553$ 7,319$ 8,359$ 10,718$ 766$ 1,807$ 4,165$ 28% 64%

HARDWARE & DIY 1,082$ 1,200$ 1,364$ 1,734$ 118$ 283$ 652$ 26% 60%

TOTAL inc HARDWARE 7,634$ 8,518$ 9,723$ 12,451$ 884$ 2,089$ 4,817$ 27% 63%

68

is 252,000m2 at an annual average rate of 28,000m2. If the hardware-DIY sector is included, then total

projected growth is 666,000m2, with 295,000 m2 by 2016 – an annual average rate of 33,000 m2.

Key features of the projections include:

i. The largest projected increases are in the automotive and cafes and restaurant sectors, with

121,000m2 (18% of total growth) and 106,000m2 (16% of total growth) respectively.

ii. There is also significant growth in the other retailing and DIY sectors. Growth in DIY floorspace

is estimated at 97,000m2, with annual growth of 5,100m2. Growth in other retailing floorspace

is estimated at 96,000 m2, with annual growth of around 5,000m2.

iii. The food and grocery sector, including supermarkets, accounts for 75,000m2 over the period

(11% of total growth).

iv. The comparison retail sector has projected growth of 263,000 m2 or 39% of the total, an annual

average increase of 13,800m2. Aside from the other retailing sector discussed earlier, this

growth includes 72,000m2 furniture, appliances and hardware floorspace, 59,000m2 apparel

floorspace, and 36,000m2 department store floorspace.

Table 4.13: Auckland City Retail Floorspace by Storetype 2007-2026

2007-11 2007-16 2007-21 2007-26 2011 2016 2021 2026MEDIUM GROWTH

SUPERMARKETS 84,000 9,300 21,800 35,300 49,600 93,000 106,000 119,000 134,000 OTHER FOOD 53,000 4,500 10,600 17,200 24,100 58,000 64,000 71,000 78,000 CAFES & RESTAURANTS 180,000 19,600 44,000 70,900 99,900 201,000 227,000 256,000 286,000 DEPARTMENT STORES 71,000 6,700 15,800 25,400 35,600 78,000 87,000 96,000 107,000 APPAREL 123,000 10,000 23,100 37,300 52,600 134,000 149,000 165,000 182,000 FAH 158,000 12,100 28,500 46,200 64,800 171,000 190,000 209,000 230,000 OTHER RETAIL 205,000 16,600 38,500 62,200 87,300 223,000 247,000 273,000 301,000 HOUSEHOLD SERVICES 9,000 700 1,600 2,600 3,700 10,000 11,000 12,000 13,000 AUTOMOTIVE 268,000 22,000 51,700 83,400 116,400 291,000 322,000 354,000 389,000 TOTAL 1,151,000 101,500 235,600 380,500 534,000 1,259,000 1,403,000 1,555,000 1,720,000 HARDWARE & DIY 201,000 17,900 42,300 67,900 94,300 219,000 244,000 271,000 298,000 TOTAL inc DIY 1,352,000 119,400 277,900 448,400 628,300 1,478,000 1,647,000 1,826,000 2,018,000

RETAIL TYPE 2007 2007-11 2007-16 2007-21 2007-26 2011 2016 2021 2026HIGH GROWTH

SUPERMARKETS 84,000 11,100 25,500 41,100 57,900 95,000 110,000 125,000 142,000 OTHER FOOD 53,000 5,400 12,400 20,000 28,200 59,000 66,000 73,000 82,000 CAFES & RESTAURANTS 180,000 20,700 46,700 75,500 107,900 202,000 230,000 261,000 295,000 DEPARTMENT STORES 71,000 8,000 18,400 29,600 41,600 79,000 89,000 101,000 113,000 APPAREL 123,000 11,100 25,500 41,200 58,600 136,000 152,000 169,000 189,000 FAH 158,000 14,600 33,600 54,200 76,000 174,000 195,000 218,000 242,000 OTHER RETAIL 205,000 19,200 43,900 70,700 99,900 226,000 253,000 283,000 315,000 HOUSEHOLD SERVICES 9,000 800 1,900 3,100 4,300 10,000 11,000 12,000 14,000 AUTOMOTIVE 268,000 25,100 58,200 93,700 130,900 294,000 328,000 365,000 404,000 TOTAL 1,151,000 116,000 266,100 429,100 605,300 1,275,000 1,434,000 1,607,000 1,796,000 HARDWARE & DIY 201,000 19,700 45,800 73,500 102,100 221,000 248,000 277,000 306,000 TOTAL inc DIY 1,352,000 135,700 311,900 502,600 707,400 1,496,000 1,682,000 1,884,000 2,102,000

RETAIL TYPE 2007 2007-11 2007-16 2007-21 2007-26 2011 2016 2021 2026LOW GROWTH

SUPERMARKETS 84,000 7,800 18,400 29,700 41,400 92,000 102,000 114,000 125,000 OTHER FOOD 53,000 3,800 9,000 14,500 20,200 57,000 62,000 68,000 74,000 CAFES & RESTAURANTS 180,000 18,700 40,700 63,400 87,000 200,000 223,000 247,000 273,000 DEPARTMENT STORES 71,000 5,600 13,300 21,500 29,900 77,000 84,000 93,000 101,000 APPAREL 123,000 9,100 20,600 32,600 45,300 133,000 146,000 159,000 174,000 FAH 158,000 10,000 23,900 38,800 54,200 169,000 184,000 201,000 218,000 OTHER RETAIL 205,000 14,500 33,300 53,200 73,800 221,000 241,000 263,000 286,000 HOUSEHOLD SERVICES 9,000 600 1,300 2,200 3,000 10,000 10,000 11,000 12,000 AUTOMOTIVE 268,000 19,400 45,800 73,700 102,300 288,000 315,000 344,000 374,000 TOTAL 1,151,000 89,500 206,300 329,600 457,100 1,247,000 1,367,000 1,500,000 1,637,000 HARDWARE & DIY 201,000 16,500 39,300 63,100 87,400 218,000 241,000 266,000 291,000 TOTAL inc DIY 1,352,000 106,000 245,600 392,700 544,500 1,465,000 1,608,000 1,766,000 1,928,000

RETAIL TYPE 2007 AUCKLAND CITY GROWTH AUCKLAND CITY TOTAL

69

4.3.5 Growth in LFR Floorspace

The growth in retail demand means there will be substantial growth in LFR floorspace in Auckland City

over the next two decades. Under the Medium growth future, total LFR floorspace is expected to

increase from 450,000m2 in 2007 to 692,000m2 in 2026, an increase of 242,000m2 at an annual average

rate of 12,700 m2 (Table 4.14). The projected total growth to 2016 is 108,000m2 at an annual average

rate of 12,000 m2.

Key features of the LFR projections include:

i. Large format floorspace growth is relatively concentrated, with supermarkets, department

stores, FAH, hardware-DIY and other retailing accounting for the major shares;

ii. The largest projected increase is in the hardware-DIY sector, with 92,000m2 or nearly 28% of

total LFR growth;

iii. Substantial growth is expected in furniture, appliances and hardware (53,900m2), supermarkets

(49,600m2), other retailing (47,800m2), and department stores (33,800m2). Together, these

storetypes are expected to generate some 185,100m2 LFR floorspace, at 9,700m2 per year.

iv. The automotive sector is expected to generate 24,100m2 LFR demand by 2026.

Table 4.14: Auckland City Retail LFR Floorspace by Storetype 2007-2026

2007-11 2007-16 2007-21 2007-26 2011 2016 2021 2026MEDIUM GROWTH

SUPERMARKETS 82,000 9,300 21,800 35,300 49,600 91,000 104,000 117,000 132,000 OTHER FOOD 3,000 1,200 2,700 4,400 6,200 4,000 6,000 7,000 9,000 CAFES & RESTAURANTS 34,000 1,600 3,500 5,700 8,000 36,000 38,000 40,000 42,000 DEPARTMENT STORES 71,000 6,400 15,000 24,100 33,800 77,000 86,000 95,000 105,000 APPAREL 9,000 3,400 7,800 12,500 17,700 12,000 17,000 22,000 27,000 FAH 78,000 10,100 23,700 38,400 53,900 88,000 102,000 116,000 132,000 OTHER RETAIL 41,000 9,100 21,100 34,000 47,800 50,000 62,000 75,000 89,000 HOUSEHOLD SERVICES 2,000 - 90 150 210 2,000 2,000 2,000 2,000 AUTOMOTIVE 130,000 4,600 10,700 17,300 24,100 135,000 141,000 147,000 154,000 TOTAL 450,000 45,700 106,390 171,850 241,310 495,000 558,000 621,000 692,000 HARDWARE & DIY 141,000 17,500 41,200 66,200 92,000 159,000 182,000 207,000 233,000 TOTAL inc DIY 591,000 63,200 147,590 238,050 333,310 654,000 740,000 828,000 925,000

RETAIL TYPE 2007 2007-11 2007-16 2007-21 2007-26 2011 2016 2021 2026HIGH GROWTH

SUPERMARKETS 82,000 11,000 26,000 41,000 58,000 93,000 108,000 123,000 140,000 OTHER FOOD 3,000 1,000 3,000 5,000 7,000 4,000 6,000 8,000 10,000 CAFES & RESTAURANTS 34,000 2,000 4,000 6,000 9,000 36,000 38,000 40,000 43,000 DEPARTMENT STORES 71,000 8,000 18,000 28,000 40,000 79,000 89,000 99,000 111,000 APPAREL 9,000 4,000 9,000 14,000 20,000 13,000 18,000 23,000 29,000 FAH 78,000 12,000 28,000 45,000 63,000 90,000 106,000 123,000 141,000 OTHER RETAIL 41,000 11,000 24,000 39,000 55,000 52,000 65,000 80,000 96,000 HOUSEHOLD SERVICES 2,000 - - - - 2,000 2,000 2,000 2,000 AUTOMOTIVE 130,000 5,000 12,000 19,000 27,000 135,000 142,000 149,000 157,000 TOTAL 450,000 54,000 124,000 197,000 279,000 504,000 574,000 647,000 729,000 HARDWARE & DIY 141,000 19,000 45,000 72,000 100,000 160,000 186,000 213,000 241,000 TOTAL inc DIY 591,000 73,000 169,000 269,000 379,000 664,000 760,000 860,000 970,000

RETAIL TYPE 2007 2007-11 2007-16 2007-21 2007-26 2011 2016 2021 2026LOW GROWTH

SUPERMARKETS 82,000 8,000 18,000 30,000 41,000 90,000 100,000 112,000 123,000 OTHER FOOD 3,000 1,000 2,000 4,000 5,000 4,000 5,000 7,000 8,000 CAFES & RESTAURANTS 34,000 2,000 3,000 5,000 7,000 36,000 37,000 39,000 41,000 DEPARTMENT STORES 71,000 5,000 13,000 20,000 28,000 76,000 84,000 91,000 99,000 APPAREL 9,000 3,000 7,000 11,000 15,000 12,000 16,000 20,000 24,000 FAH 78,000 8,000 20,000 32,000 45,000 86,000 98,000 110,000 123,000 OTHER RETAIL 41,000 8,000 18,000 29,000 40,000 49,000 59,000 70,000 81,000 HOUSEHOLD SERVICES 2,000 - - - - 2,000 2,000 2,000 2,000 AUTOMOTIVE 130,000 4,000 10,000 15,000 21,000 134,000 140,000 145,000 151,000 TOTAL 450,000 39,000 91,000 146,000 202,000 489,000 541,000 596,000 652,000 HARDWARE & DIY 141,000 16,000 38,000 62,000 85,000 157,000 179,000 203,000 226,000 TOTAL inc DIY 591,000 55,000 129,000 208,000 287,000 646,000 720,000 799,000 878,000

RETAIL TYPE 2007 AUCKLAND CITY GROWTH AUCKLAND CITY TOTAL

70

High and Low Futures

The High growth future would see LFR floorspace growth at a rate about 5% above the Medium future,

with an additional 279,000m2 of floorspace by 2026, at an annual rate of 14,700m2. Including hardware-

DIY, the projected growth is 379,000m2 by 2026, an annual rate of 19,900m2. That would mean

Auckland City’s total LFR floorspace reaching 729,000m2 by 2026 (970,000m2 with hardware-DIY).

The Low growth future would see increases about 5% lower than the Medium future, with an additional

202,000m2 of LFR floorspace by 2026 (287,000m2 with hardware-DIY). The implied annual rate is

10,600m2, or 15,100m2 including hardware-DIY. The City’s total LFR floorspace would be 652,000m2, or

878,000m2 including hardware-DIY.

4.3.6 Retail Land Requirements

The floorspace growth implies direct land requirements for retail over the next two decades. These

requirements vary according to the retail format - large format retail development typically occupies 35-

40% of sites, with adjacent parking at grade, while smaller format retail has generally greater site

coverage and development intensity, in excess of 55% and up to 70%.

However, the increasing intensity of land use in Auckland City and its consequent effects on the costs of

land, suggests that future LFR development in Auckland is likely to have higher effective site coverage

than the national norms. For example, LFR development with associated under-croft parking can

achieve site coverage in excess of 70%. Similarly, expansion and/or re-development of existing centres

often results in a mix of intensification of existing sites and outward expansion, so that the effective site

coverage for floorspace expansion is high, over 75%. Certainly, not all new development would achieve

such high intensity, but the mix of standard and higher intensity development is likely to see the

average intensity, city-wide, at a higher level than in the past, and increasing over time.

Accordingly, two scenarios have been applied here, to show the likely land requirements implied by the

retail floorspace growth projections. These exclude the CBD, where additional retail space will be

provided largely through intensification of existing sites, including expansion of the retail component of

ground floor areas over time:

i. High Land scenario:

a. LFR achieves an average site coverage of 42%, increasing to 47% by 2026 (annual gain

of 0.75%);

b. SFR achieves an average site coverage of 55%, increasing to 62% by 2026.

ii. Low Land scenario:

a. LFR achieves an average site coverage of 55%, increasing to 59% by 2026 (annual gain

of 0.5%);

b. SFR achieves an average site coverage of 65%, increasing to 70% by 2026.

71

Both scenarios allow for 15% of total Auckland City floorspace growth to be accommodated in the CBD

(10% of LFR and 20% of SFR), and the land requirements are only for areas outside the CBD.

The implied land requirements for retail are summarised in Table 4.15. The High Land scenario, with

lower site coverage levels, would see a requirement of 49ha by 2016, and 103 ha by 2026. This equates

to an annual average requirement of some 5.5ha throughout the period.

The Low Land scenario, with higher site coverage by retail, would see a requirement of 44ha by 2016,

and 94 ha by 2026. This equates to an annual average requirement of around 4.9ha throughout the

period.

Table 4.15: Auckland City Retail Land Requirements 2007-2026

The High and Low retail growth scenarios imply a range of +/- 15% around these projections. This would

place the High Land scenario in the 4.8 – 6.3 ha/year range, and the Low Land scenario in the 4.2 – 5.6

ha/year range.

Either way, there is a substantial and ongoing land requirement to accommodate growth in the

Auckland retail sector, in the order of 44-49 ha by 2016 (low 38ha, high 57ha).

One obvious question is where this demand can, or is likely to be, accommodated.

RETAIL TYPE Increase % 2011 2016 2021 2026

Retail Floorspace (m2)LFR 57,000 133,000 214,000 300,000

SFR 50,000 118,000 189,000 266,000

TOTAL 107,000 251,000 403,000 566,000

HIGH DEMAND (Lower Site Coverage)LFR Coverage 0.75% 42% 44% 45% 47%SFR Coverage 0.75% 60% 62% 65% 67%LFR LAND 135,700 305,100 472,800 638,600

SFR LAND 83,300 189,500 292,300 396,300

TOTAL 219,000 494,600 765,100 1,034,900

LOW DEMAND (Higher Site Coverage)LFR Coverage 0.50% 50% 51% 53% 54%SFR Coverage 0.50% 65% 67% 68% 70%LFR LAND 114,000 259,400 407,200 556,800

SFR LAND 76,900 177,100 276,600 379,700

TOTAL 190,900 436,500 683,800 936,500

Land Requirement (Ha)HIGH 22 49 77 103LOW 19 44 68 94

Land Requirement (Ha/Yr)HIGH 5.5 5.5 5.5 5.4LOW 4.8 4.9 4.9 4.9

72

4.4 Assessment of District Plan Provisions and Future Capacity

Auckland City’s operative District Plan provides for business activity in a range of business and mixed

use zones. To some degree, the business zone provisions and their locations distinguish between

commercial and industrial areas. However, there is considerable overlap in the range of activities

provided for in different zones, so that the City is not structured spatially into discrete ‘commercial’ and

‘industrial’ areas.

There are nine main business zonings and one mixed use zone which specify the intended character and

mix of activities for each zone. The intention of the business zone provisions is to allow for flexibility

and wider location choice for a range of businesses. However, there is also recognition that market

forces may result in undesirable patterns of economic development. A particular issue is that existing

built resources in established centres may become underutilised as large format retailers locate out of

centre.

The current District Plan uses thresholds determined by gross floor area size to determine whether a

proposed retail or other development is subject to the resource consent procedure. This gross floor

area threshold is the main planning mechanism used in the District Plan.

4.4.1 Retail Capacity

The potential capacity for retail activity is influenced by a range of factors, including existing uses,

existing built intensity, competing uses, site conditions, market conditions, as well as property

characteristics and ownership. These factors vary through time and by location, so it is not possible to

definitively assess retail capacity.

Nonetheless, it is possible – and necessary for planning purposes – to develop broad estimates of retail

capacity potential by taking into account the characteristics of centres and business areas, and the

underlying processes of commercial development across the spatial economy. These characteristics

have been combined here with the details of the business zones and zoned areas, to provide estimates

(medium, high and low) of retail potential across the spatial economy, and in each of the Isthmus DP

catchments.

This has been done using a five step approach:

1. Spatial organisation; defining the eleven District Plan catchments and the spatial economy by

meshblock and CAU (Map 4.1);

2. Estimating areas (ha) for each business zone in each catchment and centre/business area, by

intersecting the current District Plan zoning files by meshblock using GIS. This is based on the

73

actual zoned area of business land, and excludes roads and other zones. Note that this excludes

most of the CBD as that is not part of the Isthmus DP catchments;

3. Estimating potential for built development (floorspace footprints or ground floor area ratios)

within each zone development based on our interpretation of the District Plan. This is simply

the estimated average ground floor area as a percentage of the zoned land area. This allows for

other uses, especially car park areas and open spaces, to occupy a share of the zoned area. We

note that because the District Plan is enabling in nature, these estimates are based on what is

considered realistic for the zone, rather than the maximum potential development that could

occur according to the District Plan rules.

4. Estimating the share of ground level and upper level floorspace likely to be taken up by retail

activity (as distinct from services, banks, etc). The retail shares for ground level floorspace vary

considerably between the business zones. The upper level estimates allow for low retail shares

(typically less than 2%), as well as the likely average number of levels for each zone., and then

applied a share of total activity above ground that would be retail related. We have applied a

small share of around 2%, because it is unlikely that a lot of retail will be focussed on second

storeys unless it is in malls or integrated developments.

5. Combining these steps, the retail potential has been calculated in terms of floor area (m2) at

ground level and upper levels, as per:

Zoned area x % site coverage x retail % share = ground level retail m2.

% site coverage x n. of levels x retail % share = upper level retail m2.

Retail potential = ground level retail + upper level retail.

Map 4.1: Auckland City Isthmus District Plan Catchments

74

The base assumptions for each business zone are shown in Table 4.16. Note that different intensities of

development are assumed for the Business 4 zone, according to whether it is part of a Business area, or

part of/adjacent to a Centre – in which case, the assumed retail development potential as for the

Business MU zone is applied. This is to reflect the differences in retail potential according to location.

The High scenario allows for more intensive development and higher shares for retail, the Low scenario

allows for less intensive development. The calculated areas by meshblock have been aggregated to

provide estimates of retail potential for each centre and business area, and each District Plan

catchment.

Table 4.16: Base Assumptions for Retail Capacity by ACC Business Zone

4.4.2 Retail Capacity – Spatial Economy

These calculations indicate a substantial retail capacity in total for Auckland City, with the Medium

scenario indicating just over 1,836,000 m2 (Table 4.17), and ranging from around 2,445, 000 m2 (High) to

1,254,000 m2 (Low). This capacity is predominantly (95%) ground floor. The estimates compare with a

current retail area of some 1,352,000 m2 (including 201,000 m2 of hardware DIY and 268,000 m2 of

automotive).

BUSINESS

ZONEDESCRIPTION

Average

site

coverage

(%)

Share % of

ground

floor to

retail

Share % of

above

ground to

retail

No. of

levels

above

ground

Size in

relation to

ground

floor

Retail

potential

(m2 per ha)

1 Small business centres (e.g. in residential areas) 50% 60% 0% - 0% 3,000 2 Medium intensity Bus. Activity outside CBD (existing centres) 65% 65% 5% 2.0 40% 4,875 3 Intensive and sig. Bus. Activity outside CBD (existing centres) 75% 75% 8% 4.0 60% 7,875 4 Business Areas - Medium intensity business activity 40% 15% 0% - 0% 600 4 Centre Fringes - Medium intensity business activity 55% 40% 5% 1.0 40% 2,475 5 Low visual amenity industrial areas 40% 0% 0% - 0% - 5a Port in CBD and Onehunga and container storage in East Tamaki 0% 0% 0% - 0% - 6 Noxious industrial activities 0% 0% 0% - 0% - 7 Quarries 0% 0% 0% - 0% - 8 Planned business centres, zoning applied only after plan change 40% 10% 0% - 0% 400

MU Vibrant urban areas, res, bus, education, leisure 55% 40% 5% 1.0 40% 2,475

75

Table 4.17: Potential Retail Capacity in Auckland City 2007

Table 4.17 also shows that around 64% of the estimated retail capacity is in, and adjacent to, the

existing centres structure, with 32% in business areas, including 13% in areas of Production and

Distribution. The quantum of capacity varies for the High and Low scenarios, with the High allowing for

a greater rate of retail development in business areas, and the Low scenario less.

Nevertheless, the key point is that even if there are relatively low shares of the total business areas’

land taken up by retail, these areas still represent a considerable component of Auckland’s potential

retail capacity. This is primarily because of the provisions of the Business 4 zone and the Business Mixed

Use (MU) zone, which allow for retail activity. The Business 4 zone is predominantly in the Business

areas, rather than centres, while the Business MU zone has substantial components in both centres

(140 ha) and Business areas (122 ha), as shown in Table 4.18.

Table 4.18: Business Zoned Areas in the Auckland City Spatial Economy 2007

Area (sqm) Share % Area (sqm) Share % Area (sqm) Share %

CBD Fringe 161,900 8.8% 203,900 8.3% 116,200 9.3%

Sub Regional 199,100 10.8% 264,100 10.8% 146,300 11.7%

Large Suburban 182,400 9.9% 233,300 9.5% 133,500 10.6%

Destinational 62,800 3.4% 84,600 3.5% 45,000 3.6%

Suburban 301,900 16.4% 384,300 15.7% 219,600 17.5%

Arterial Strip 67,200 3.7% 91,200 3.7% 47,800 3.8%

Local 153,600 8.4% 191,200 7.8% 114,200 9.1%

Minor 45,100 2.5% 58,700 2.4% 32,200 2.6%

TOTAL CENTRES 1,174,000 63.9% 1,511,300 61.8% 854,800 68.2%

Office Park 100,700 5.5% 139,800 5.7% 64,500 5.1%

Business Park 132,600 7.2% 174,000 7.1% 88,900 7.1%

Production and Distribution 237,900 13.0% 349,600 14.3% 127,800 10.2%

Heavy Industry 116,500 6.3% 167,800 6.9% 68,100 5.4%

TOTAL BUSINESS AREAS 587,700 32.0% 831,200 34.0% 349,300 27.9%

Special Activity Area 4,600 0.3% 9,100 0.4% 2,300 0.2%

Other 69,800 3.8% 94,300 3.9% 47,300 3.8%

TOTAL 1,836,100 100.0% 2,445,900 100.0% 1,253,700 100.0%

SPATIAL ECONOMY BASE HIGH LOW

SPATIAL ECONOMYBusiness

1

Business

2

Business

3

Business

4

Business

5

Business

5a

Business

6

Business

7

Business

8

Business

MU

TOTAL

BUSINESSCBD Fringe 0.3 17.2 - 0.9 - - - - 1.2 35.2 54.8

Sub Regional 0.5 - 13.5 12.7 - - - - 23.9 28.5 79.2

Large Suburban - 13.4 6.0 3.7 - - - - 9.8 29.6 62.5

Destinational - 1.1 - 24.6 - - - - - 1.7 27.3

Suburban 2.1 42.8 - 15.7 - - - 20.2 15.8 27.2 123.6

Arterial Strip - - - 27.3 37.7 - - - - 3.1 68.1

Local 3.7 24.7 - 7.5 - - - - 0.7 6.6 43.1

Minor 7.5 0.3 - 1.2 0.8 - 20.9 - - 8.0 38.8

TOTAL CENTRES 14.1 99.4 19.5 93.5 38.5 - 20.9 20.2 51.3 140.0 497.3

Office Park 0.9 0.0 - 26.2 4.4 - - - 12.4 33.4 77.3

Business Park - - - 14.2 12.5 - - - - 53.7 80.5

Production and Distribution 0.5 4.2 - 320.3 364.7 - 176.2 1.6 7.5 9.6 884.8

Heavy Industry 0.1 - - 89.3 125.5 10.7 114.8 0.0 12.2 25.0 377.6

TOTAL BUSINESS AREAS 1.5 4.3 - 450.0 507.3 10.7 291.0 1.6 32.1 121.7 1,420.1

Special Activity Area - - - - - - - - 6.7 0.8 7.5

Other 14.5 0.8 0.4 27.5 2.6 0.0 3.9 0.0 1.7 1.3 52.7

TOTAL 30.1 104.5 19.9 571.0 548.4 10.7 315.8 21.8 91.8 263.8 1,977.7

76

This is further apparent in Table 4.19, which shows the estimated retail potential (floorspace m2) and %

shares of total capacity for each business zoning, across the Auckland Spatial Economy. The centres in

Auckland City (apart from the CBD) have potential capacity for around 1,174,000 m2 of retail floorspace,

predominantly in the Business 2, Business 3 and Business MU zones, but with substantial implied

capacity also in the Business 4 zone (assuming its retail development potential per ha is the same as for

the business MU zone).

The business areas have indicated capacity of nearly 590,000 m2 predominantly in the Business 4 zone

(270,000 m2), and the Business MU (281,000 m2). In total, these zones account for around 30% of the

total potential retail capacity in Auckland City. The Business 4 zone in total, allowing for different levels

of development intensity for Centres and Business area locations, accounts for around 27% of

development potential.

The estimates in Table 4.19 are for total retail capacity, rather than net additional capacity. Currently,

the total retail supply in Auckland is 1,352,000 m2 (including hardware-DIY), while projected demand

growth is for around 295,000 m2 by 2016, or a rate of about 33,000 m2 annually in the medium term.

This includes projected demand for around 150,000 m2 of LFR space or around 17,000 m2 annually.

Table 4.19: Potential Retail Capacity in Business Zoned Areas in Auckland City 2007

SPATIAL ECONOMYBusiness

1

Business

2

Business

3

Business

4

Business

5

Business

5a

Business

6

Business

7

Business

8

Business

MU

TOTAL

BUSINESSCBD Fringe 900 77,100 - 2,100 - - - - 500 81,300 161,900

Sub Regional 1,600 - 94,100 28,000 - - - - 9,500 65,900 199,100

Large Suburban - 60,200 41,800 8,100 - - - - 3,900 68,400 182,400

Destinational - 4,900 - 54,000 - - - - - 3,900 62,800

Suburban 6,200 192,000 - 34,500 - - - - 6,300 62,900 301,900

Arterial Strip - - - 60,000 - - - - - 7,200 67,200

Local 11,000 110,700 - 16,400 - - - - 300 15,200 153,600

Minor 22,600 1,400 - 2,700 - - - - - 18,400 45,100

TOTAL CENTRES 42,300 446,300 135,900 205,800 - - - - 20,500 323,200 1,174,000

Office Park 2,700 100 - 15,700 - - - - 5,000 77,200 100,700

Business Park - - - 8,500 - - - - - 124,100 132,600

Production and Distribution 1,500 19,000 - 192,200 - - - - 3,000 22,200 237,900

Heavy Industry 300 - - 53,600 - - - - 4,900 57,700 116,500

TOTAL BUSINESS AREAS 4,500 19,100 - 270,000 - - - - 12,900 281,200 587,700

Special Activity Area - - - - - - - - 2,700 1,900 4,600

Other 43,400 3,600 2,600 16,500 - - - - 700 3,000 69,800

TOTAL 90,200 469,000 138,500 492,300 - - - - 36,800 609,300 1,836,100

SPATIAL ECONOMYBusiness

1

Business

2

Business

3

Business

4

Business

5

Business

5a

Business

6

Business

7

Business

8

Business

MU

TOTAL

BUSINESSCBD Fringe 0.0% 4.2% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 4.4% 8.8%

Sub Regional 0.1% 0.0% 5.1% 1.5% 0.0% 0.0% 0.0% 0.0% 0.5% 3.6% 10.8%

Large Suburban 0.0% 3.3% 2.3% 0.4% 0.0% 0.0% 0.0% 0.0% 0.2% 3.7% 9.9%

Destinational 0.0% 0.3% 0.0% 2.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 3.4%

Suburban 0.3% 10.5% 0.0% 1.9% 0.0% 0.0% 0.0% 0.0% 0.3% 3.4% 16.4%

Arterial Strip 0.0% 0.0% 0.0% 3.3% 0.0% 0.0% 0.0% 0.0% 0.0% 0.4% 3.7%

Local 0.6% 6.0% 0.0% 0.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.8% 8.4%

Minor 1.2% 0.1% 0.0% 0.1% 0.0% 0.0% 0.0% 0.0% 0.0% 1.0% 2.5%

TOTAL CENTRES 2.3% 24.3% 7.4% 11.2% 0.0% 0.0% 0.0% 0.0% 1.1% 17.6% 63.9%

Office Park 0.1% 0.0% 0.0% 0.9% 0.0% 0.0% 0.0% 0.0% 0.3% 4.2% 5.5%

Business Park 0.0% 0.0% 0.0% 0.5% 0.0% 0.0% 0.0% 0.0% 0.0% 6.8% 7.2%

Production and Distribution 0.1% 1.0% 0.0% 10.5% 0.0% 0.0% 0.0% 0.0% 0.2% 1.2% 13.0%

Heavy Industry 0.0% 0.0% 0.0% 2.9% 0.0% 0.0% 0.0% 0.0% 0.3% 3.1% 6.3%

TOTAL BUSINESS AREAS 0.2% 1.0% 0.0% 14.7% 0.0% 0.0% 0.0% 0.0% 0.7% 15.3% 32.0%

Special Activity Area 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.1% 0.1% 0.3%

Other 2.4% 0.2% 0.1% 0.9% 0.0% 0.0% 0.0% 0.0% 0.0% 0.2% 3.8%

TOTAL 4.9% 25.5% 7.5% 26.8% 0.0% 0.0% 0.0% 0.0% 2.0% 33.2% 100.0%

77

To place this in context, Table 4.20 compares the estimated potential with the current floorspace by

type of centre and business area in Auckland, for the Medium scenario. The comparison is not hard and

fast – the retail potential is necessarily based on average development parameters, rather than site-

specific inspection. Nevertheless, the comparison of current development with indicated potential is

valuable at the broad level to show the prospects for accommodating future retail growth within the

established centres structure.

The Sub-regional centres already have retail development close to the indicated potential – this does

not suggest any ‘over-development’, but simply that these centres currently have quite limited potential

capacity for further retail development. The City’s Large Suburban centres have, in aggregate, potential

for further retail growth, as do Suburban centres and Local centres, and Destinational centres.

However, a large part of Auckland’s total potential for retail development is in the business areas,

especially within the Business 4 and Business MU zones. The large size of these areas (571 ha of

Business 4 and 264 ha of Business MU) means that they could accommodate substantial retail growth

even if only small shares of the total zoned capacity were taken up for retail. Consequently, these zoned

areas represent significant development opportunity for retail in the Business areas, and considerably

greater opportunity than do the Business 3 and Business 2 zones which are the basis of the larger retail

centres (Sub-regional, Large Suburban) outside the CBD.

Table 4.20: Potential Retail Capacity in Business Zoned Areas in Auckland City 2007

CAPACITY "POTENTIAL" SHARE %

CBD Fringe 264,800 153,500 - 0%

Sub Regional 177,300 177,800 500 0%

Large Suburban 105,800 167,600 61,800 8%

Destinational 31,400 62,300 30,900 4%

Suburban 136,100 287,700 151,600 21%

Arterial Strip 36,700 66,900 30,200 4%

Local 51,900 146,500 94,600 13%

Minor 21,900 44,100 22,200 3%

TOTAL CENTRES 825,900 1,106,400 391,800 53%

Office Park 33,700 97,000 63,300 9%

Business Park 42,900 126,700 83,800 11%

Production and Distribution 113,400 235,700 122,300 17%

Heavy Industry 40,900 113,800 72,900 10%

TOTAL BUSINESS AREAS 230,900 573,200 342,300 47%

Special Activity Area 3,400 4,500 1,100 0%

Other 76,900 69,000 - 0%

TOTAL 1,137,100 1,753,100 735,200 100%

SPATIAL ECONOMYTOTAL RETAIL

2007

BASE

78

4.4.3 Implications

The indication of limited development capacity in and around the larger centres, and considerable

capacity in business areas, raises two important issues. First, future retail growth, especially the larger

stores, is likely to be strongly focused on the larger centres – the Sub-regional and Large Suburban

centres, as well as the CBD. These centres offer better potential for agglomeration effects, where their

aggregate retail mass attracts customers from a wider area, and they are especially attractive to larger

stores and specialised outlets. The Suburban and smaller centres, while they have capacity for further

development, are likely to be less attractive locations for retail growth. Therefore, most of the demand

for retail expansion within the centres structure can be expected in the Sub-regional and Large

Suburban centres.

Second, the relatively large share of floorspace potential in the Business areas means that these will

continue to be attractive locations for new retail development, especially for large format stand-alone

stores or groupings of outlets.

The assessment of retail land requirements (Section 4.3.6 above) showed demand for 4.9 to 5.5 ha

annually, throughout the next decade and out to 2026. A large share of that demand could be relatively

easily accommodated in the Business 4 zone, given its large size – for example, the projected 44-49ha of

demand by 2016 would represent only 7.7% – 8.6% of the total Business 4 area. This would not be a

desired outcome in regard to the centres-based strategy for the Isthmus, but it does highlight the

potential for retail dispersal in terms of relative ease of development (including land costs).

The combined effect of constrained supply in the main centres and relative availability of land in

business areas (especially the Business 4 and MU areas) suggests there will be continued pressure for

out-of-centre retail development in Auckland City. This suggests further dispersal of retailing unless

there is provision to accommodate more retail capacity in, and adjacent to, the larger centres of the

Spatial Economy.

79

5 Conclusions and Recommendations

5.1 Summary

Retail growth patterns over the last decade have seen large format retail locating in business areas, in

part because District Plan policies and rules are quite general in how they provide for such activities in

general business zones, and also because of a strong drive from large format retailers to establish on

cheaper land in out-of-centre locations. This trend prompted Auckland City to assess existing planning

rules to identify whether they will meet the future retail needs, and what other effective instruments

there may be for Council to accommodate demand for large format retail development.

Steady growth in retail demand throughout the next two decades, and beyond, means there will be a

substantial increase in retail floorspace to serve the Auckland city market. Most of this increase in

demand will arise from growth in the resident population, tourist numbers and business activity within

Auckland City. A further component of growth is the expected increase in real consumption per capita,

manifest as real growth in retail spend per household. In addition, the Auckland City retail sector will

continue to attract a minor share of retail spending power from the other cities and districts within

Auckland Region, and other regions.

As a consequence, retail floorspace in Auckland City is projected to increase substantially, from the

current 1,352,000 m² to 1,647,000 m² by 2016, and 2,018,000 m² by 2026. This equates to annual

growth of around 31-33,000 m² of retail floorspace. The longer term projections are in the range of +/-

15%, depending on actual outcomes for population growth and real spend levels, and the sales

productivity levels of retail floorspace.

Around one third of the floorspace will be from the hardware-DIY sector (15%) and the automotive

sector (19%). The major shares will be from food and grocery retail (12%), hospitality and services

(17%) and comparison retail (38%).

Large format retail is expected to account for around half the floorspace growth, or around 16-

17,000m2 annually. The structure of this LFR growth will differ from total growth, with comparison

retail accounting for 46%, hardware-DIY 28%, and supermarkets and food retail around 17%.

Retail activity is currently concentrated in the City’s centres, particularly the CBD, Sub-regional and

Large suburban centres. Around 20% of retail space is located in business areas, though around 24% of

LFR is in business areas, and around 46% of the retail outside of centres is LFR.

The business zoned areas in Auckland have potential to accommodate around 1,174,000 m2 of retail

space. The business areas have potential for a further 589,000 m2, and including other areas, the total

80

indicated capacity is around 1,839,000 m2. This compares with projected demand of 2,018,000 m2 by

2026, indicating a net shortfall in the medium term. If higher development intensities are achieved, then

the potential capacity is greater.

In gross terms, there appears to be considerable capacity for further expansion of the existing centres,

based on zoned areas, development potential and current levels of floorspace. However, a substantial

share of capacity in the centres is located in and around the smaller centres, and zoned capacity for

expansion is more limited for the larger centres. Further, the economics of the retail sector mean that

much of the retail investment is likely to be directed at the larger centres, with minor shares for the

smaller centres. This will place increasing pressure for expansion of the retail capacity of the larger

centres, notably the Sub-regional and Large Suburban centres.

In addition, the relatively large share of floorspace potential in the business areas means that these will

continue to be attractive locations for new retail development. This is especially so for large format

retail as either major stand-alone stores or groupings of LFR outlets, with development proposals for

such retail expected to lead the pressure for out-of-centre retail growth. The large extent of the

Business 4 zone, in particular, suggests there could be widespread opportunity to encourage retail

development, especially LFR, into business areas, particularly if the capability to expand the larger

centres is constrained.

5.2 Implications

These findings highlight the need for careful consideration of retail and service provisions in the

forthcoming District Plan review process, for which this study is an input. One core trade-off is the

need to adequately provide for the substantial growth in floorspace in the City, without occasioning a

substantial dispersal of retail floorspace across the business areas, and undermining the retail and wider

roles of the centres network.

The scale of growth expected in the next two decades provides both the need to accommodate retail in

a pattern which enhances wider City and regional objectives, and also the opportunity achieve the

relevant urban form outcomes.

To place this in context – by 2026, around 31% of Auckland city’s floorspace will have been developed

post 2007. This large scale of growth by 2026 means that if a more dispersed strategy is followed, then

the retail patterns would be significantly different from the current centres-based pattern. Similarly, if

the centres-based strategy is pursued, including allowance for significant shares of retail growth to be in

the larger centres and the CBD, then the City will have a centres-focused retail sector, albeit with a

number of existing centres considerably larger and more comprehensive than in 2007.

81

Two broad types of effect are likely if significant shares of retail growth are located in business areas,

rather than in the centres structure. First, retail development competes for land capacity with other

business activities. While the existing Business 4 and Business MU zones have considerable land area

and potential to accommodate retail and still leave large areas for other activities, Auckland’s future

business growth will be relatively strong across the economy. Employment growth in the order of 38-

40% is projected for the 2007-2026 period. This implies a similar increase in average business intensity

(employment per ha of Business zoned area) across the City as a whole. Accordingly, not only will retail

face higher levels of competition for land in Business areas, the up-take of Business area land for retail

will also represent an opportunity cost in terms of land capacity if the same scale of retail could have

occurred at higher levels of intensity elsewhere in the Spatial Economy.

Second, the dispersal of retail and service activity across business areas effectively reduces the wider

role of centres simply because there retail and service role is less than it would otherwise have been.

Broadly, the concentration of retail in and around centres generally enhances the amenity delivered by

centres – whether the functional amenity arising from convenience, travel efficiency and choice

associated with the co-location of activities and services in centres, or the social amenity occasioned by

the role of centres as generators of people activity and interaction.

These considerations highlight the options for Auckland City with respect to provision for retail growth.

If a centres-based strategy is maintained, then this implies the need to both ensure there is appropriate

capacity for expansion of the existing centres structure (particularly the larger centres within the

network), and also examine carefully the provisions which have enabled dispersal of retail activity

through development in the Business 4 and other zones. If there is any tightening of retail opportunity

outside the general structure provided by the centres network, then this needs to be balanced through

provision for growth within the centres network.

In particular, the natural tension between the large land requirements of large format retail and the

higher cost of land within more intensively developed centres suggests a middle path of enabling LFR to

establish in and especially around the centres network, without enabling similar development in a

dispersed manner across business areas simply because of the current zoning of the land. This implies

greater spatial differentiation within the zoned areas, especially with regard to the Business 4 land

which is widespread in the City, in order to provide for and encourage LFR to be part of the incremental

growth of the existing centres structure.

82

Appendix 1: Retail ANZSIC96 6 digit Codes Appendix Table 1: ANZSIC96 Retail Coding

ANZSIC96 Description

G511010 Supermarkets

G511020 Groceries and Dairies

G512100 Fresh Meat, Fish and Poultry Retailing

G512200 Fruit and Vegetable Retailing

G512300 Liquor Retailing

G512400 Bread and Cake Retailing

G512510 Fish and Chips, Hamburger and Ethnic Food, Takeaway Stores

G512520 Chicken Takeaway Stores

G512530 Ice-Cream Parlours and Mobile Ice-Cream Vendors

G512540 Pizza Takeaway Stores

G512590 Other Takeaway Food Stores (including sandwiches and savouries) nec

G512600 Milk Vending

G512900 Specialised Food Retailing nec

G521000 Department Stores

G522100 Clothing Retailing

G522200 Footwear Retailing

G522300 Fabrics and other Soft Good Retailing

G523100 Furniture Retailing

G523200 Floor Covering Retailing

G523300 Domestic Hardware and Houseware Retailing

G523400 Domestic Appliance Retailing

G523500 Recorded Music Retailing

G524100 Sport and Camping Equipment Retailing

G524200 Toy and Game Retailing

G524300 Newspaper, Book and Stationery Retailing

G524400 Photographic Equipment Retailing

G524500 Marine Equipment Retailing

G525100 Pharmaceutical, Cosmetic and Toiletry Retailing

G525200 Antique and Used Good Retailing

G525300 Garden Supplies Retailing

83

G525400 Flower Retailing

G525500 Watch and Jewellery Retailing

G525900 Retailing nec

G526100 Household Equipment Repair Services (Electrical)

G526900 Household Equipment Repair Services nec

G531100 Car Retailing

G531200 Motor Cycle Dealing

G531300 Trailer and Caravan Dealing

G532100 Automotive Fuel Retailing

G532200 Automotive Electrical Services

G532300 Smash Repairing

G532400 Tyre Retailing

G532900 Automotive Repair and Services nec

H573000 Cafes and Restaurants

84

Appendix 2: Auckland Region MECs and GUs, 2007

Appendix Table 2: Auckland Region Retail MECs, 2007

Appendix Table 3: Auckland Region Retail GUs, 2007

Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

Rodney 835 30 - 175 - 70 65 - 105 1,280

North Shore 2,700 90 50 855 90 480 240 30 875 5,410

Waitakere 1,780 - 160 785 30 495 160 - 305 3,715

Auckland 3,835 170 2,845 1,515 295 1,320 1,230 100 2,425 13,730

Manukau 2,630 75 1,270 1,420 345 595 835 - 745 7,915

Papakura 555 - 45 110 65 140 85 - 205 1,205

Franklin 600 30 45 100 20 115 - - 140 1,050

Auckland Region 12,935 395 4,415 4,960 845 3,220 2,615 130 4,795 34,305

Rodney - 345 1,535 - 200 145 585 25 620 3,460

North Shore 20 975 3,660 - 1,220 890 2,080 85 1,570 10,500

Waitakere 65 665 2,025 - 705 320 1,370 105 1,220 6,465

Auckland 60 2,080 11,565 - 3,995 1,395 5,070 280 3,350 27,800

Manukau 85 915 4,095 - 1,165 715 2,190 110 2,015 11,285

Papakura 10 115 590 - 100 75 290 20 335 1,535

Franklin - 120 470 - 100 120 310 15 390 1,520

Auckland Region 240 5,215 23,935 - 7,485 3,655 11,885 645 9,500 62,560

Rodney 835 375 1,535 175 200 220 650 25 725 4,740

North Shore 2,720 1,065 3,710 855 1,310 1,370 2,320 115 2,445 15,910

Waitakere 1,845 665 2,185 785 735 815 1,530 105 1,525 10,180

Auckland 3,895 2,250 14,410 1,515 4,285 2,715 6,295 380 5,775 41,530

Manukau 2,715 990 5,365 1,420 1,510 1,310 3,030 110 2,760 19,200

Papakura 565 115 635 110 165 215 375 20 540 2,740

Franklin 600 150 515 100 120 235 310 15 530 2,570

Auckland Region 13,175 5,610 28,350 4,960 8,325 6,880 14,500 775 14,295 96,870

Large

Format

Retail

Small

Format

Retail

Total Retail

Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

Rodney 5 1 - 3 - 4 3 - 5 21

North Shore 16 2 1 12 6 50 14 1 40 142

Waitakere 11 - 3 11 1 21 13 - 17 77

Auckland 26 4 25 14 9 72 51 3 73 277

Manukau 21 2 28 18 13 38 34 - 32 186

Papakura 5 - 1 2 3 2 4 - 14 31

Franklin 3 1 1 1 1 8 - - 9 24

Auckland Region 87 10 59 61 33 195 119 4 190 758

Rodney - 118 220 - 87 77 334 41 267 1,144

North Shore 5 348 643 - 270 258 822 89 563 2,998

Waitakere 9 306 432 - 163 128 440 84 529 2,091

Auckland 11 908 1,954 - 900 516 1,873 133 1,173 7,468

Manukau 6 511 767 - 279 219 802 102 758 3,444

Papakura 1 58 93 - 29 30 119 12 157 499

Franklin - 48 74 - 41 41 121 20 156 501

Auckland Region 32 2,297 4,183 - 1,769 1,269 4,511 481 3,603 18,145

Rodney 5 119 220 3 87 81 337 41 272 1,165

North Shore 21 350 644 12 276 308 836 90 603 3,140

Waitakere 20 306 435 11 164 149 453 84 546 2,168

Auckland 37 912 1,979 14 909 588 1,924 136 1,246 7,745

Manukau 27 513 795 18 292 257 836 102 790 3,630

Papakura 6 58 94 2 32 32 123 12 171 530

Franklin 3 49 75 1 42 49 121 20 165 525

Auckland Region 119 2,307 4,242 61 1,802 1,464 4,630 485 3,793 18,903

Large

Format

Retail

Small

Format

Retail

Total Retail

85

Appendix 3: Auckland Region Floorspace, MECs and GUs, 2001

Appendix Table 4: Auckland Region Retail Floorspace (m2), 2001

Appendix Table 5: Auckland Region Retail MECs, 2001

Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

Rodney 14,300 - - 4,210 - 1,740 3,300 - 10,690 34,230

North Shore 49,300 980 2,340 38,100 3,160 22,700 11,580 1,510 37,540 167,210

Waitakere 35,510 - 3,600 43,800 1,210 15,970 5,480 - 23,540 129,110

Auckland 72,700 5,290 15,070 67,230 2,420 77,510 50,740 2,470 114,610 408,050

Manukau 56,080 530 14,290 62,160 12,090 17,060 25,970 - 53,990 242,170

Papakura 10,800 - 600 8,420 570 2,710 1,690 - 8,870 33,660

Franklin 10,000 - 540 5,380 570 3,400 1,670 - 6,330 27,880

Auckland Region 248,690 6,810 36,440 229,300 20,020 141,080 100,430 3,980 255,560 1,042,310

Rodney 250 6,700 11,520 - 6,050 9,680 19,260 1,010 20,540 75,010

North Shore 320 15,200 36,460 - 26,070 37,080 58,390 3,600 63,730 240,850

Waitakere - 12,970 19,220 280 13,450 14,400 39,180 3,120 48,320 150,940

Auckland 880 38,850 123,230 - 78,690 62,830 151,660 6,510 148,200 610,860

Manukau - 18,820 34,300 - 23,910 24,180 51,990 5,330 72,990 231,520

Papakura - 2,850 4,510 - 2,400 2,320 8,270 740 17,560 38,650

Franklin - 2,920 4,820 - 2,410 4,400 7,060 520 14,160 36,290

Auckland Region 1,450 98,290 234,060 280 152,980 154,900 335,810 20,840 385,510 1,384,120

Rodney 14,540 6,700 11,520 4,210 6,050 11,420 22,560 1,010 31,230 109,240

North Shore 49,620 16,180 38,800 38,100 29,230 59,780 69,970 5,110 101,270 408,060

Waitakere 35,510 12,970 22,820 44,080 14,660 30,370 44,660 3,120 71,860 280,040

Auckland 73,580 44,140 138,300 67,230 81,110 140,340 202,400 8,980 262,820 1,018,910

Manukau 56,080 19,350 48,580 62,160 36,000 41,240 77,960 5,330 126,980 473,690

Papakura 10,800 2,850 5,110 8,420 2,970 5,030 9,960 740 26,430 72,320

Franklin 10,000 2,920 5,360 5,380 2,980 7,800 8,730 520 20,490 64,170

Auckland Region 250,140 105,100 270,490 229,580 173,000 295,980 436,250 24,820 641,070 2,426,430

Large

Format

Retail

Small

Format

Retail

Total Retail

Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

Rodney 715 - - 90 - 15 95 - 235 1,150

North Shore 2,465 55 195 815 80 385 345 80 660 5,075

Waitakere 1,775 - 300 935 25 285 155 - 465 3,935

Auckland 3,635 340 1,270 1,390 50 1,135 1,565 130 2,175 11,690

Manukau 2,750 30 1,190 1,325 400 280 805 - 995 7,780

Papakura 540 - 50 180 20 50 55 - 180 1,075

Franklin 500 - 45 115 20 45 40 - 120 890

Auckland Region 12,380 425 3,050 4,850 595 2,200 3,060 210 4,825 31,600

Rodney 10 255 850 - 180 150 530 20 405 2,410

North Shore - 680 2,755 - 865 575 1,730 85 1,405 8,085

Waitakere - 485 1,410 5 455 225 1,205 60 985 4,835

Auckland 30 1,420 9,200 - 2,610 1,070 4,360 210 3,310 22,210

Manukau 50 650 2,480 - 800 380 1,615 165 1,640 7,775

Papakura - 105 320 - 75 35 235 25 345 1,140

Franklin - 110 345 - 75 85 210 10 315 1,145

Auckland Region 90 3,700 17,360 5 5,055 2,520 9,890 575 8,405 47,600

Rodney 725 255 850 90 180 165 630 20 640 3,560

North Shore 2,465 735 2,950 815 945 960 2,070 165 2,065 13,165

Waitakere 1,775 485 1,710 940 480 510 1,360 60 1,445 8,770

Auckland 3,665 1,760 10,470 1,390 2,660 2,205 5,925 340 5,485 33,900

Manukau 2,800 680 3,670 1,325 1,200 660 2,425 165 2,635 15,555

Papakura 540 105 370 180 95 90 290 25 525 2,215

Franklin 500 110 390 115 95 135 250 10 435 2,035

Auckland Region 12,470 4,125 20,410 4,855 5,650 4,725 12,950 785 13,230 79,200

Large

Format

Retail

Small

Format

Retail

Total Retail

86

Appendix Table 6: Auckland Region Retail GUs, 2001

Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

Rodney 4 - - 2 - 3 5 - 15 29

North Shore 16 1 3 10 5 26 17 2 28 108

Waitakere 12 - 6 11 2 15 7 - 26 79

Auckland 23 7 15 22 4 75 58 4 82 290

Manukau 23 1 23 16 10 23 26 - 40 162

Papakura 4 - 1 4 1 4 2 - 13 29

Franklin 3 - 1 2 1 4 3 - 8 22

Auckland Region 85 9 49 67 23 150 118 6 212 719

Rodney 1 105 155 - 69 62 227 31 230 880

North Shore 2 257 449 - 203 186 668 100 521 2,386

Waitakere - 225 278 1 104 101 403 94 466 1,672

Auckland 5 757 1,553 - 623 379 1,716 135 1,175 6,343

Manukau - 384 504 - 167 148 585 114 617 2,519

Papakura - 53 65 - 25 23 101 15 169 451

Franklin - 50 73 - 28 30 84 17 125 407

Auckland Region 8 1,831 3,077 1 1,219 929 3,784 506 3,303 14,658

Rodney 5 105 155 2 69 65 232 31 245 909

North Shore 18 258 452 10 208 212 685 102 549 2,494

Waitakere 12 225 284 12 106 116 410 94 492 1,751

Auckland 28 764 1,568 22 627 454 1,774 139 1,257 6,633

Manukau 23 385 527 16 177 171 611 114 657 2,681

Papakura 4 53 66 4 26 27 103 15 182 480

Franklin 3 50 74 2 29 34 87 17 133 429

Auckland Region 93 1,840 3,126 68 1,242 1,079 3,902 512 3,515 15,377

Large

Format

Retail

Small

Format

Retail

Total Retail

87

Appendix 4: Auckland Region Retail Floorspace (m2) 2007-2026

Appendix Table 7: Auckland Region Retail Floorspace (m2) Low Growth 2007-2026

Appendix Table 8: Auckland Region Retail Floorspace (m2) High Growth 2007-2026

2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

Rodney 177,000 204,600 239,400 276,900 317,000 27,600 62,400 99,900 140,000

North Shore 425,000 472,600 537,200 606,900 681,500 47,600 112,200 181,900 256,500

Waitakere 335,500 379,900 436,100 494,800 558,000 44,400 100,600 159,300 222,500

Auckland 989,800 1,115,500 1,278,000 1,454,200 1,645,300 125,700 288,200 464,400 655,500

Manukau 591,500 675,000 787,400 911,200 1,047,100 83,500 195,900 319,700 455,600

Papakura 82,000 92,000 105,400 119,300 133,300 10,000 23,400 37,300 51,300

Franklin 118,100 135,000 157,300 180,700 206,600 16,900 39,200 62,600 88,500

Auckland Region 2,718,900 3,074,600 3,540,800 4,044,000 4,588,800 355,700 821,900 1,325,100 1,869,900

2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

Rodney 177,000 193,100 215,000 237,800 261,000 16,100 38,000 60,800 84,000

North Shore 425,000 455,900 501,000 548,000 597,000 30,900 76,000 123,000 172,000

Waitakere 335,500 367,400 408,900 451,100 494,500 31,900 73,400 115,600 159,000

Auckland 989,800 1,087,000 1,214,000 1,347,200 1,486,000 97,200 224,200 357,400 496,200

Manukau 591,500 655,300 744,400 839,800 941,500 63,800 152,900 248,300 350,000

Papakura 82,000 88,300 97,100 105,500 113,900 6,300 15,100 23,500 31,900

Franklin 118,100 129,400 144,700 160,100 176,100 11,300 26,600 42,000 58,000

Auckland Region 2,718,900 2,976,400 3,325,100 3,689,500 4,070,000 257,500 606,200 970,600 1,351,100

88

Appendix 5: Auckland City MECs and GUs, 2007

Appendix Table 9: Auckland City Retail MECs, 2007

Appendix Table 10: Auckland City Retail GUs, 2007

Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

Centres 3,775 170 1,740 1,445 215 875 970 - 1,195 10,385

Business Areas 70 - 400 70 60 520 240 60 1,160 2,585

Special Areas - - 610 - 25 - - 40 - 675

Non Economic - - 100 - - 20 100 - 95 320

Auckland City Total 3,845 170 2,855 1,515 300 1,420 1,310 100 2,450 13,965

Centres 65 2,165 10,030 - 3,945 1,145 4,925 135 1,485 23,900

Business Areas 5 280 1,135 - 125 315 540 150 2,115 4,670

Special Areas - 15 260 - - - 35 - 30 345

Non Economic - 435 1,180 - 185 100 620 95 370 2,980

Auckland City Total 70 2,900 12,605 - 4,260 1,560 6,115 385 3,995 31,890

Centres 3,840 2,340 11,770 1,445 4,160 2,020 5,895 135 2,680 34,285

Business Areas 80 280 1,540 70 185 835 775 210 3,275 7,250

Special Areas - 15 875 - 25 - 35 40 30 1,020

Non Economic - 435 1,280 - 185 120 720 95 465 3,300

Auckland City Total 3,920 3,070 15,460 1,515 4,555 2,975 7,425 485 6,450 45,855

Large

Format

Retail

Small

Format

Retail

Total

Retail

Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

Centres 24 4 13 12 6 47 37 - 35 178

Business Areas 2 - 6 2 2 23 9 2 33 79

Special Areas - - 4 - 1 - - 1 - 6

Non Economic - - 2 - - 2 5 - 5 14

Auckland City Total 26 4 25 14 9 72 51 3 73 277

Centres 10 548 1,337 - 736 307 1,195 44 392 4,569

Business Areas 1 79 204 - 33 107 205 27 542 1,198

Special Areas - 12 44 - 2 1 11 1 11 82

Non Economic - 269 369 - 129 101 462 61 228 1,619

Auckland City Total 11 908 1,954 - 900 516 1,873 133 1,173 7,468

Centres 34 552 1,350 12 742 354 1,232 44 427 4,747

Business Areas 3 79 210 2 35 130 214 29 575 1,277

Special Areas - 12 48 - 3 1 11 2 11 88

Non Economic - 269 371 - 129 103 467 61 233 1,633

Auckland City Total 37 912 1,979 14 909 588 1,924 136 1,246 7,745

Large

Format

Retail

Small

Format

Retail

Total

Retail

89

Appendix 6: Auckland City Floorspace, MECs and GUs, 2007

Appendix Table 11: Auckland City Small Format Retail Floorspace (m2), 2007

Appendix Table 12: Auckland City Total Retail Floorspace (m2), 2007

Appendix Table 13: Auckland City LFR Modified Employment Count, 2007

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 720 12,690 59,900 - 33,370 14,080 55,430 900 10,730 187,830

Sub Regional Total - 1,910 12,320 - 33,180 16,040 17,920 250 5,510 87,130

Large Suburban Total 80 3,370 8,790 - 26,360 7,040 15,890 360 5,030 66,910

Suburban Total 130 9,880 15,600 - 4,840 7,530 18,760 530 16,500 73,770

Local Total - 4,520 12,390 - 5,300 2,920 10,890 410 5,600 42,010

Island Local Total - 960 1,180 - 330 1,350 2,140 - 350 6,310

Minor Total 250 2,390 3,400 - 600 5,260 5,370 70 2,210 19,550

Destinational Total 130 190 1,570 - 1,690 1,210 680 - 750 6,230

Arterial Strip Total - 360 800 - 90 1,960 1,840 50 8,330 13,450

Centre Total 1,310 36,280 115,960 - 105,760 57,400 128,910 2,570 55,000 503,180

Heavy Industry - 800 510 - 830 3,770 2,310 580 14,100 22,920

Production and Distribution - 2,050 3,710 - 960 9,260 6,300 660 37,990 60,930

Office Park - 400 4,040 - 570 3,070 4,300 1,120 8,860 22,350

Business Park 130 1,370 2,230 - 880 1,140 3,170 450 7,150 16,530

Special Activity Area - 30 2,590 - 250 20 220 - 230 3,330

Business Area Total 130 4,650 13,080 - 3,490 17,270 16,310 2,810 68,330 126,060

Env Scientific Research - - - - - - - - - -

Sports Facilities - 30 570 - - - 40 - 460 1,100

Education - 180 1,520 - 30 - 450 - 240 2,420

Health - 80 990 - - 20 410 20 410 1,910

Special Area Total - 290 3,080 - 30 20 900 20 1,110 5,430

Non Economic Area Total - 7,910 13,670 - 5,150 5,700 17,390 1,770 13,580 65,170

Auckland City Total 1,440 49,120 145,790 - 114,420 80,390 163,510 7,170 138,010 699,850

Centres

Business

Areas

Special

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 6,110 13,230 66,010 20,340 35,030 28,960 70,920 900 15,050 256,550

Sub Regional Total 7,810 2,460 12,320 23,140 33,180 27,520 23,600 250 45,880 176,160

Large Suburban Total 11,580 3,370 9,390 14,960 26,360 15,660 16,460 360 6,830 104,960

Suburban Total 38,240 10,410 17,340 3,040 8,610 10,670 20,010 530 25,310 134,160

Local Total 3,910 6,160 12,390 - 5,300 4,720 11,740 410 6,160 50,780

Island Local Total 1,800 960 1,180 - 330 1,350 2,140 - 350 8,110

Minor Total 250 2,390 3,400 - 1,430 5,780 5,370 70 2,770 21,460

Destinational Total 6,920 190 1,570 6,080 1,690 10,210 2,820 - 1,310 30,800

Arterial Strip Total - 360 13,070 - 90 1,960 4,850 50 16,760 37,140

Centre Total 76,620 39,540 136,660 67,550 112,020 106,830 157,910 2,570 120,430 820,130

Heavy Industry 810 800 510 - 830 11,140 2,890 1,720 21,830 40,530

Production and Distribution 610 2,050 3,710 3,270 2,600 19,220 11,400 660 68,790 112,310

Office Park - 400 4,930 - 570 8,690 5,430 1,120 12,790 33,920

Business Park 130 1,370 6,060 - 880 5,240 4,820 450 24,080 43,040

Special Activity Area - 30 2,590 - 250 20 220 - 230 3,330

Business Area Total 1,550 4,650 17,800 3,270 5,130 44,300 24,770 3,950 127,720 233,130

Env Scientific Research - - - - - - - - - -

Sports Facilities - 30 6,050 - - - 40 - 460 6,580

Education - 180 1,520 - 30 - 450 - 240 2,420

Health - 80 2,790 - 690 20 410 770 410 5,150

Special Area Total - 290 10,350 - 710 20 900 770 1,110 14,150

Non Economic Area Total - 7,910 14,870 - 5,150 6,910 21,160 1,770 18,260 76,030

Auckland City Total 78,170 52,390 179,690 70,830 123,000 158,060 204,730 9,060 267,520 1,143,440

Special

Areas

Centres

Business

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 270 25 515 435 65 285 530 - 110 2,235

Sub Regional Total 390 25 - 495 - 210 175 - 675 1,970

Large Suburban Total 575 - 50 320 - 125 10 - 35 1,115

Suburban Total 1,910 30 145 65 120 50 40 - 165 2,525

Local Total 195 90 - - - 40 30 - 15 370

Island Local Total 90 - - - - - - - - 90

Minor Total - - - - 30 5 - - 15 50

Destinational Total 340 - - 130 - 160 70 - 10 715

Arterial Strip Total - - 1,030 - - - 110 - 170 1,310

Centre Total 3,775 170 1,740 1,445 215 875 970 - 1,195 10,385

Heavy Industry 40 - - - - 170 20 60 195 490

Production and Distribution 30 - - 70 60 175 135 - 595 1,070

Office Park - - 80 - - 100 30 - 80 290

Business Park - - 320 - - 70 50 - 290 730

Special Activity Area - - - - - - - - - -

Business Area Total 70 - 400 70 60 520 240 60 1,160 2,585

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 460 - - - - - - 460

Education - - - - - - - - - -

Health - - 150 - 25 - - 40 - 215

Special Area Total - - 610 - 25 - - 40 - 675

Non Economic Area Total - - 100 - - 20 100 - 95 320

Auckland City Total 3,845 170 2,855 1,515 300 1,420 1,310 100 2,450 13,965

Centres

Business

Areas

Special

Areas

90

Appendix Table 14: Auckland City SFR Modified Employment Count, 2007

Appendix Table 15: Auckland City Total Modified Employment Count, 2007

Appendix Table 16: Auckland City LFR Geographic Units, 2007

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 35 745 5,130 - 1,245 290 1,940 50 325 9,765

Sub Regional Total - 110 1,060 - 1,240 300 730 15 165 3,625

Large Suburban Total 5 195 775 - 985 160 695 20 135 2,975

Suburban Total 5 630 1,385 - 175 150 765 30 395 3,535

Local Total - 260 1,065 - 195 60 415 20 175 2,190

Island Local Total - 55 100 - 10 25 75 - 10 280

Minor Total 10 130 305 - 20 90 200 5 60 820

Destinational Total 5 15 130 - 70 25 25 - 20 290

Arterial Strip Total - 20 70 - 5 40 75 5 205 420

Centre Total 65 2,165 10,030 - 3,945 1,145 4,925 135 1,485 23,900

Heavy Industry - 50 45 - 30 75 80 30 455 770

Production and Distribution - 130 320 - 35 160 200 35 1,170 2,050

Office Park - 30 360 - 20 55 140 60 255 925

Business Park 5 70 190 - 30 25 100 25 225 670

Special Activity Area - - 220 - 10 - 15 - 5 250

Business Area Total 5 280 1,135 - 125 315 540 150 2,115 4,670

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 50 - - - - - 10 65

Education - 10 130 - - - 25 - 5 170

Health - 5 85 - - - 10 - 10 110

Special Area Total - 15 260 - - - 35 - 30 345

Non Economic Area Total - 435 1,180 - 185 100 620 95 370 2,980

Auckland City Total 70 2,900 12,605 - 4,260 1,560 6,115 385 3,995 31,890

Centres

Business

Areas

Special

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 305 770 5,645 435 1,310 575 2,470 50 430 11,995

Sub Regional Total 390 135 1,060 495 1,240 510 905 15 840 5,595

Large Suburban Total 580 195 825 320 985 280 710 20 170 4,090

Suburban Total 1,915 660 1,530 65 295 200 805 30 560 6,060

Local Total 195 350 1,065 - 195 100 445 20 190 2,560

Island Local Total 90 55 100 - 10 25 75 - 10 370

Minor Total 10 130 305 - 50 95 200 5 75 875

Destinational Total 345 15 130 130 70 185 95 - 30 1,005

Arterial Strip Total - 20 1,100 - 5 40 185 5 375 1,730

Centre Total 3,840 2,340 11,770 1,445 4,160 2,020 5,895 135 2,680 34,285

Heavy Industry 40 50 45 - 30 250 100 90 650 1,260

Production and Distribution 30 130 320 70 95 335 335 35 1,765 3,120

Office Park - 30 440 - 20 160 170 60 335 1,220

Business Park 5 70 515 - 30 95 155 25 515 1,405

Special Activity Area - - 220 - 10 - 15 - 5 250

Business Area Total 80 280 1,540 70 185 835 775 210 3,275 7,250

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 510 - - - - - 10 525

Education - 10 130 - - - 25 - 5 170

Health - 5 235 - 25 - 10 40 10 325

Special Area Total - 15 875 - 25 - 35 40 30 1,020

Non Economic Area Total - 435 1,280 - 185 120 720 95 465 3,300

Auckland City Total 3,920 3,070 15,460 1,515 4,555 2,975 7,425 485 6,450 45,855

Special

Areas

Centres

Business

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 1 1 9 3 2 16 19 - 6 57

Sub Regional Total 3 1 - 4 - 14 9 - 10 41

Large Suburban Total 4 - 1 2 - 3 1 - 2 13

Suburban Total 12 1 2 1 3 4 2 - 8 33

Local Total 2 1 - - - 1 1 - 1 6

Island Local Total 1 - - - - - - - - 1

Minor Total - - - - 1 1 - - 1 3

Destinational Total 1 - - 2 - 8 2 - 1 14

Arterial Strip Total - - 1 - - - 3 - 6 10

Centre Total 24 4 13 12 6 47 37 - 35 178

Heavy Industry 1 - - - - 3 1 2 7 14

Production and Distribution 1 - - 2 2 11 5 - 17 38

Office Park - - 1 - - 6 1 - 4 12

Business Park - - 5 - - 3 2 - 5 15

Special Activity Area - - - - - - - - - -

Business Area Total 2 - 6 2 2 23 9 2 33 79

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 1 - - - - - - 1

Education - - - - - - - - - -

Health - - 3 - 1 - - 1 - 5

Special Area Total - - 4 - 1 - - 1 - 6

Non Economic Area Total - - 2 - - 2 5 - 5 14

Auckland City Total 26 4 25 14 9 72 51 3 73 277

Special

Areas

Centres

Business

Areas

91

Appendix Table 17: Auckland City SFR Geographic Units, 2007

Appendix Table 18: Auckland City Total Geographic Units, 2007

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 4 167 633 - 267 93 491 13 87 1,755

Sub Regional Total - 28 138 - 191 68 136 3 39 603

Large Suburban Total 1 63 121 - 162 29 138 6 50 570

Suburban Total 3 128 210 - 50 53 194 9 87 734

Local Total - 97 148 - 50 22 138 6 53 514

Island Local Total - 12 13 - 2 6 20 - 6 59

Minor Total 1 43 53 - 7 20 58 4 16 202

Destinational Total 1 5 9 - 6 5 2 - 4 32

Arterial Strip Total - 5 12 - 1 11 18 3 50 100

Centre Total 10 548 1,337 - 736 307 1,195 44 392 4,569

Heavy Industry - 12 29 - 3 22 29 7 125 227

Production and Distribution - 41 75 - 13 55 70 8 292 554

Office Park - 11 50 - 7 19 54 7 67 215

Business Park 1 14 39 - 9 10 49 5 57 184

Special Activity Area - 1 11 - 1 1 3 - 1 18

Business Area Total 1 79 204 - 33 107 205 27 542 1,198

Env Scientific Research - - - - - - - - - -

Sports Facilities - 2 4 - - - 2 - 1 9

Education - 7 29 - 2 - 7 - 6 51

Health - 3 11 - - 1 2 1 4 22

Special Area Total - 12 44 - 2 1 11 1 11 82

Non Economic Area Total - 269 369 - 129 101 462 61 228 1,619

Auckland City Total 11 908 1,954 - 900 516 1,873 133 1,173 7,468

Centres

Business

Areas

Special

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 5 168 642 3 269 109 510 13 93 1,812

Sub Regional Total 3 29 138 4 191 82 145 3 49 644

Large Suburban Total 5 63 122 2 162 32 139 6 52 583

Suburban Total 15 129 212 1 53 57 196 9 95 767

Local Total 2 98 148 - 50 23 139 6 54 520

Island Local Total 1 12 13 - 2 6 20 - 6 60

Minor Total 1 43 53 - 8 21 58 4 17 205

Destinational Total 2 5 9 2 6 13 4 - 5 46

Arterial Strip Total - 5 13 - 1 11 21 3 56 110

Centre Total 34 552 1,350 12 742 354 1,232 44 427 4,747

Heavy Industry 1 12 29 - 3 25 30 9 132 241

Production and Distribution 1 41 75 2 15 66 75 8 309 592

Office Park - 11 51 - 7 25 55 7 71 227

Business Park 1 14 44 - 9 13 51 5 62 199

Special Activity Area - 1 11 - 1 1 3 - 1 18

Business Area Total 3 79 210 2 35 130 214 29 575 1,277

Env Scientific Research - - - - - - - - - -

Sports Facilities - 2 5 - - - 2 - 1 10

Education - 7 29 - 2 - 7 - 6 51

Health - 3 14 - 1 1 2 2 4 27

Special Area Total - 12 48 - 3 1 11 2 11 88

Non Economic Area Total - 269 371 - 129 103 467 61 233 1,633

Auckland City Total 37 912 1,979 14 909 588 1,924 136 1,246 7,745

Special

Areas

Centres

Business

Areas

92

Appendix 7: Auckland City Floorspace, MECs and GUs, 2001

Appendix Table 19: Auckland City Small Format Retail Floorspace (m2), 2001

Appendix Table 20: Auckland City Total Retail Floorspace (m2), 2001

Appendix Table 21: Auckland City LFR Modified Employment Count, 2001

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 270 8,580 54,440 - 26,250 13,060 51,420 940 11,470 166,420

Sub Regional Total 450 1,900 7,580 - 20,790 8,640 14,940 620 6,410 61,340

Large Suburban Total - 3,070 7,480 - 16,070 5,430 14,470 330 8,090 54,950

Suburban Total 160 6,190 11,090 - 4,920 8,960 17,110 300 14,130 62,860

Local Total - 4,090 10,970 - 2,590 3,090 13,050 340 7,060 41,180

Island Local Total - 650 930 - 170 920 1,730 - 410 4,810

Minor Total - 2,030 2,690 - 780 2,510 3,640 40 2,640 14,350

Destinational Total - 50 1,540 - 870 830 900 - 670 4,870

Arterial Strip Total - 250 850 - 30 980 1,950 90 10,370 14,520

Centre Total 880 26,800 97,570 - 72,480 44,430 119,220 2,670 61,250 425,300

Heavy Industry - 320 590 - 340 890 1,470 490 14,820 18,920

Production and Distribution - 1,610 3,920 - 1,850 6,250 5,570 770 36,540 56,520

Office Park - 640 3,330 - 640 3,780 3,040 580 9,420 21,430

Business Park - 1,060 1,110 - 550 1,920 3,480 320 7,230 15,670

Special Activity Area - - 3,150 - 30 - 390 - 460 4,030

Business Area Total - 3,630 12,100 - 3,410 12,850 13,940 2,170 68,470 116,560

Env Scientific Research - - - - - - 20 - - 20

Sports Facilities - - 370 - - - 20 - 480 870

Education - 510 540 - 50 - 970 - 380 2,450

Health - 100 1,290 - 250 - 110 20 80 1,840

Special Area Total - 600 2,200 - 300 - 1,120 20 940 5,190

Non Economic Area Total - 7,820 11,360 - 2,500 5,560 17,380 1,650 17,550 63,820

Auckland City Total 880 38,850 123,230 - 78,690 62,830 151,660 6,510 148,200 610,860

Special

Areas

Centres

Business

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 6,190 2,230 1,260 22,000 - 10,410 20,650 - 7,090 69,840

Sub Regional Total 3,400 - - 7,270 - 15,890 3,990 - 37,390 67,940

Large Suburban Total 14,100 - - 16,830 - 8,210 1,200 - - 40,340

Suburban Total 35,210 530 1,620 7,720 500 4,220 550 - 10,730 61,080

Local Total 5,000 1,200 - - 570 1,380 - - 570 8,720

Island Local Total 2,000 - - - - 710 - - - 2,710

Minor Total - - - - - 2,160 770 - - 2,930

Destinational Total 6,790 - - 9,120 840 4,000 2,910 - - 23,660

Arterial Strip Total - - 900 - 500 - 2,290 - 11,420 15,110

Centre Total 72,700 3,960 3,780 62,930 2,420 46,980 32,360 - 67,200 292,330

Heavy Industry - - - - - 6,490 5,860 1,900 2,620 16,870

Production and Distribution - 1,330 1,660 1,400 - 11,040 3,260 - 16,320 35,020

Office Park - - 3,170 - - 4,790 3,620 570 13,990 26,150

Business Park - - 540 1,870 - 3,110 820 - 13,120 19,460

Special Activity Area - - - - - - - - - -

Business Area Total - 1,330 5,370 3,280 - 25,440 13,560 2,470 46,050 97,490

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 3,110 - - - - - - 3,110

Education - - - - - - 960 - - 960

Health - - 1,680 - - - - - - 1,680

Special Area Total - - 4,780 - - - 960 - - 5,740

Non Economic Area Total - - 1,140 1,030 - 5,090 3,870 - 1,360 12,490

Auckland City Total 72,700 5,290 15,070 67,230 2,420 77,510 50,740 2,470 114,610 408,050

Special

Areas

Centres

Business

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 310 115 105 470 - 200 680 - 185 2,070

Sub Regional Total 170 - - 155 - 265 100 - 655 1,345

Large Suburban Total 705 - - 360 - 110 55 - - 1,230

Suburban Total 1,765 30 135 165 15 75 25 - 190 2,400

Local Total 250 95 - - 20 30 - - 10 410

Island Local Total 100 - - - - 10 - - - 110

Minor Total - - - - - 30 20 - - 50

Destinational Total 340 - - 195 30 90 75 - - 730

Arterial Strip Total - - 75 - 15 - 90 - 220 400

Centre Total 3,645 245 320 1,345 85 810 1,045 - 1,260 8,745

Heavy Industry - - - - - 125 205 100 70 505

Production and Distribution - 100 150 30 - 175 80 - 340 875

Office Park - - 265 - - 85 130 30 270 780

Business Park - - 45 40 - 60 20 - 235 405

Special Activity Area - - - - - - - - - -

Business Area Total - 100 460 70 - 445 435 130 920 2,565

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 260 - - - - - - 260

Education - - - - - - 25 - - 25

Health - - 140 - - - - - - 140

Special Area Total - - 400 - - - 25 - - 430

Non Economic Area Total - - 95 20 - 90 110 - 35 360

Auckland City Total 3,645 345 1,275 1,440 85 1,345 1,615 130 2,215 12,095

Centres

Business

Areas

Special

Areas

93

Appendix Table 22: Auckland City SFR Modified Employment Count, 2001

Appendix Table 23: Auckland City Total Modified Employment Count, 2001

Appendix Table 24: Auckland City LFR Geographic Units, 2001

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 10 375 4,175 - 865 220 1,540 35 260 7,480

Sub Regional Total 20 105 585 - 730 190 540 30 155 2,355

Large Suburban Total - 130 560 - 555 100 525 10 165 2,050

Suburban Total - 275 820 - 160 150 520 5 285 2,215

Local Total - 135 820 - 70 35 345 15 175 1,600

Island Local Total - 35 70 - 5 20 45 - 5 175

Minor Total - 65 195 - 20 40 85 - 70 475

Destinational Total - - 125 - 35 10 35 - 15 220

Arterial Strip Total - 10 60 - 15 20 60 5 190 360

Centre Total 30 1,130 7,415 - 2,455 785 3,695 100 1,315 16,925

Heavy Industry - 10 25 - 10 25 40 20 380 510

Production and Distribution - 65 270 - 55 95 135 30 870 1,515

Office Park - 30 255 - 20 60 65 25 210 670

Business Park - 40 75 - 15 40 80 15 200 460

Special Activity Area - - 260 - - - 20 - 10 290

Business Area Total - 145 880 - 100 215 345 95 1,670 3,445

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 30 - - - - - 10 40

Education - 20 35 - - - 35 - 10 95

Health - 5 100 - 10 - - - - 115

Special Area Total - 25 165 - 10 - 35 - 20 255

Non Economic Area Total - 125 735 - 45 65 290 20 305 1,585

Auckland City Total 30 1,420 9,200 - 2,610 1,070 4,360 210 3,310 22,210

Special

Areas

Centres

Business

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 310 115 105 470 - 200 680 - 185 2,070

Sub Regional Total 170 - - 155 - 265 100 - 655 1,345

Large Suburban Total 705 - - 360 - 110 55 - - 1,230

Suburban Total 1,765 30 135 165 15 75 25 - 190 2,400

Local Total 250 95 - - 20 30 - - 10 410

Island Local Total 100 - - - - 10 - - - 110

Minor Total - - - - - 30 20 - - 50

Destinational Total 340 - - 195 30 90 75 - - 730

Arterial Strip Total - - 75 - 15 - 90 - 220 400

Centre Total 3,645 245 320 1,345 85 810 1,045 - 1,260 8,745

Heavy Industry - - - - - 125 205 100 70 505

Production and Distribution - 100 150 30 - 175 80 - 340 875

Office Park - - 265 - - 85 130 30 270 780

Business Park - - 45 40 - 60 20 - 235 405

Special Activity Area - - - - - - - - - -

Business Area Total - 100 460 70 - 445 435 130 920 2,565

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 260 - - - - - - 260

Education - - - - - - 25 - - 25

Health - - 140 - - - - - - 140

Special Area Total - - 400 - - - 25 - - 430

Non Economic Area Total - - 95 20 - 90 110 - 35 360

Auckland City Total 3,645 345 1,275 1,440 85 1,345 1,615 130 2,215 12,095

Special

Areas

Centres

Business

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 1 2 2 6 - 8 24 - 8 51

Sub Regional Total 1 - - 2 - 17 5 - 10 35

Large Suburban Total 5 - - 5 - 3 2 - - 15

Suburban Total 12 1 3 3 1 6 1 - 9 36

Local Total 2 2 - - 1 2 - - 1 8

Island Local Total 1 - - - - 1 - - - 2

Minor Total - - - - - 3 1 - - 4

Destinational Total 1 - - 3 1 5 3 - - 13

Arterial Strip Total - - 1 - 1 - 3 - 14 19

Centre Total 23 5 6 19 4 45 39 - 42 183

Heavy Industry - - - - - 4 5 3 1 13

Production and Distribution - 2 1 1 - 11 4 - 18 37

Office Park - - 2 - - 5 4 1 14 26

Business Park - - 1 1 - 5 1 - 5 13

Special Activity Area - - - - - - - - - -

Business Area Total - 2 4 2 - 25 14 4 38 89

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 1 - - - - - - 1

Education - - - - - - 1 - - 1

Health - - 2 - - - - - - 2

Special Area Total - - 3 - - - 1 - - 4

Non Economic Area Total - - 2 1 - 5 4 - 2 14

Auckland City Total 23 7 15 22 4 75 58 4 82 290

Special

Areas

Centres

Business

Areas

94

Appendix Table 25: Auckland City SFR Geographic Units, 2001

Appendix Table 26: Auckland City Total Geographic Units, 2001

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 1 2 2 6 - 8 24 - 8 51

Sub Regional Total 1 - - 2 - 17 5 - 10 35

Large Suburban Total 5 - - 5 - 3 2 - - 15

Suburban Total 12 1 3 3 1 6 1 - 9 36

Local Total 2 2 - - 1 2 - - 1 8

Island Local Total 1 - - - - 1 - - - 2

Minor Total - - - - - 3 1 - - 4

Destinational Total 1 - - 3 1 5 3 - - 13

Arterial Strip Total - - 1 - 1 - 3 - 14 19

Centre Total 23 5 6 19 4 45 39 - 42 183

Heavy Industry - - - - - 4 5 3 1 13

Production and Distribution - 2 1 1 - 11 4 - 18 37

Office Park - - 2 - - 5 4 1 14 26

Business Park - - 1 1 - 5 1 - 5 13

Special Activity Area - - - - - - - - - -

Business Area Total - 2 4 2 - 25 14 4 38 89

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 1 - - - - - - 1

Education - - - - - - 1 - - 1

Health - - 2 - - - - - - 2

Special Area Total - - 3 - - - 1 - - 4

Non Economic Area Total - - 2 1 - 5 4 - 2 14

Auckland City Total 23 7 15 22 4 75 58 4 82 290

Special

Areas

Centres

Business

Areas

Spatial Economy Structure Supermarkets Other FoodCafes &

Restaurants

Department

StoresApparel FAH Other

Household

ServicesAutomotive Total

CBD Total 1 2 2 6 - 8 24 - 8 51

Sub Regional Total 1 - - 2 - 17 5 - 10 35

Large Suburban Total 5 - - 5 - 3 2 - - 15

Suburban Total 12 1 3 3 1 6 1 - 9 36

Local Total 2 2 - - 1 2 - - 1 8

Island Local Total 1 - - - - 1 - - - 2

Minor Total - - - - - 3 1 - - 4

Destinational Total 1 - - 3 1 5 3 - - 13

Arterial Strip Total - - 1 - 1 - 3 - 14 19

Centre Total 23 5 6 19 4 45 39 - 42 183

Heavy Industry - - - - - 4 5 3 1 13

Production and Distribution - 2 1 1 - 11 4 - 18 37

Office Park - - 2 - - 5 4 1 14 26

Business Park - - 1 1 - 5 1 - 5 13

Special Activity Area - - - - - - - - - -

Business Area Total - 2 4 2 - 25 14 4 38 89

Env Scientific Research - - - - - - - - - -

Sports Facilities - - 1 - - - - - - 1

Education - - - - - - 1 - - 1

Health - - 2 - - - - - - 2

Special Area Total - - 3 - - - 1 - - 4

Non Economic Area Total - - 2 1 - 5 4 - 2 14

Auckland City Total 23 7 15 22 4 75 58 4 82 290

Special

Areas

Centres

Business

Areas

95

Appendix 8: Auckland City & Rest of Region Retail Floorspace Growth, m2, 2007-2026

Appendix Table 27: Auckland City Retail Floorspace (m2) Growth, 2007-2026

Appendix Table 28: Rest of Region Retail Floorspace (m2) Growth, 2007-2026

Appendix Table 29: Rest of Region in Auckland City Retail Floorspace (m2) Growth, 2007-2026

AUCKLAND CITY GROWTH 2007-11 2007-16 2007-21 2007-26

SUPERMARKETS 7700 18100 29200 40700

OTHER FOOD 3800 8900 14400 20200

CAFES & RESTAURANTS 22500 49200 76700 105000

DEPARTMENT STORES 5900 14100 22600 31600

APPAREL 9600 21800 34500 47900

FURNITURE APPLIANCES & HARDWARE 10600 25300 41000 57400

OTHER RETAIL 15100 35000 55800 77600

HOUSEHOLD SERVICES 500 1300 2100 2900

AUTOMOTIVE 21500 50500 81100 112900

TOTAL 97,200 224,200 357,400 496,200

REST OF REGION 2007-11 2007-16 2007-21 2007-26

SUPERMARKETS 14800 36400 58700 82200

OTHER FOOD 7400 17900 29100 40700

CAFES & RESTAURANTS 27800 61800 97100 133400

DEPARTMENT STORES 11600 28600 46000 64500

APPAREL 14100 33700 53500 74300

FURNITURE APPLIANCES & HARDWARE 21500 52300 85100 119300

OTHER RETAIL 26100 62500 100800 140800

HOUSEHOLD SERVICES 1000 2600 4300 6100

AUTOMOTIVE 36000 86200 138600 193600

TOTAL 160,300 382,000 613,200 854,900

REST OF REGION IN AUCKLAND 2007-11 2007-16 2007-21 2007-26

SUPERMARKETS 0 0 0 0

OTHER FOOD 100 200 300 400

CAFES & RESTAURANTS 1400 3100 4900 6700

DEPARTMENT STORES 0 0 0 0

APPAREL 1100 2500 4000 5600

FURNITURE APPLIANCES & HARDWARE 1100 2600 4300 6000

OTHER RETAIL 1300 3100 5000 7000

HOUSEHOLD SERVICES 100 100 200 300

AUTOMOTIVE 700 1700 2800 3900

TOTAL 5,800 13,300 21,500 29,900

96

Appendix Table 30: Auckland City Total Retail Floorspace (m2) Growth, 2007-2026

AUCKLAND TOTAL GROWTH 2007-11 2007-16 2007-21 2007-26

SUPERMARKETS 7700 18100 29200 40700

OTHER FOOD 3900 9100 14700 20600

CAFES & RESTAURANTS 23900 52300 81600 111700

DEPARTMENT STORES 5900 14100 22600 31600

APPAREL 10700 24300 38500 53500

FURNITURE APPLIANCES & HARDWARE 11700 27900 45300 63400

OTHER RETAIL 16400 38100 60800 84600

HOUSEHOLD SERVICES 600 1400 2300 3200

AUTOMOTIVE 22200 52200 83900 116800

TOTAL 103,000 237,500 378,900 526,100

97

Appendix 9: Auckland City Retail Floorspace, m2, 2007-2026

Appendix Table 31: Auckland City Retail Floorspace (m2) Low Growth 2007-2026

Appendix Table 32: Auckland City Retail Floorspace (m2) High Growth 2007-2026

2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

Avondale 52,170 56,500 62,910 70,100 77,650 4,330 10,740 17,930 25,480

Otahuhu 87,380 96,000 105,460 114,980 124,480 8,620 18,080 27,600 37,100

Ponsonby 89,690 95,260 103,340 111,790 120,190 5,570 13,650 22,100 30,500

Hillsborough 73,510 78,740 87,030 96,000 105,220 5,230 13,520 22,490 31,710

Balmoral 129,490 138,070 149,520 161,300 173,570 8,580 20,030 31,810 44,080

One Tree Hill 123,360 134,260 147,070 160,770 174,970 10,900 23,710 37,410 51,610

Eastern Bays 66,270 70,900 76,970 83,250 89,720 4,630 10,700 16,980 23,450

Remuera 76,710 83,270 91,410 99,820 108,700 6,560 14,700 23,110 31,990

Tamaki 64,060 72,170 83,980 96,880 110,660 8,110 19,920 32,820 46,600

Parnell 47,850 54,000 61,030 68,280 75,930 6,150 13,180 20,430 28,080

CBD 156,620 180,970 212,690 245,220 279,020 24,350 56,070 88,600 122,400

CITY 967,110 1,060,140 1,181,410 1,308,390 1,440,110 93,030 214,300 341,280 473,000

2007 2011 2016 2021 2026 2007-11 2007-16 2007-21 2007-26

Avondale 52,170 57,830 65,770 74,760 84,540 5,660 13,600 22,590 32,370

Otahuhu 87,380 98,910 111,710 125,040 138,800 11,530 24,330 37,660 51,420

Ponsonby 89,690 98,440 110,040 122,370 135,110 8,750 20,350 32,680 45,420

Hillsborough 73,510 81,220 92,490 104,820 117,880 7,710 18,980 31,310 44,370

Balmoral 129,490 142,350 158,490 175,360 193,370 12,860 29,000 45,870 63,880

One Tree Hill 123,360 137,670 154,470 172,710 192,200 14,310 31,110 49,350 68,840

Eastern Bays 66,270 73,370 82,120 91,440 101,250 7,100 15,850 25,170 34,980

Remuera 76,710 85,830 97,060 108,910 121,960 9,120 20,350 32,200 45,250

Tamaki 64,060 74,250 88,860 105,330 123,560 10,190 24,800 41,270 59,500

Parnell 47,850 55,020 63,260 72,170 81,930 7,170 15,410 24,320 34,080

CBD 156,620 183,300 220,240 261,230 307,520 26,680 63,620 104,610 150,900

CITY 967,110 1,088,190 1,244,510 1,414,140 1,598,120 121,080 277,400 447,030 631,010

98

Appendix 10: Alternative Thresholds to Define ‘LFR’

Auckland City is serviced by a little over one million square metres of retail floorspace, with a quarter of

retail floorspace located in the CDB and nearly two-thirds located in suburban or larger centres. In total,

just over three-quarters of all retail floorspace is located in centres.

Auckland City’s retail offering is predominantly a mix of small outlets (under 500m2) in centres (48%)

and business areas (12%) and very large outlets (over 3000m2) in centres (15%).

The composition of Auckland City’s retail floorspace disaggregated by stores’ GFA is as follows:

60% under 500m2 (79% of this in centres)

10% between 500m2 and 1000m2 (63% of this in centres)

5% between 1000m2 and 1500m2 (58% of this in centres)

3% between 1500m2 and 2000m2 (75% of this in centres)

3% between 2000m2 and 3000m2 (86% of this in centres)

19% over 3000m2 (79% of this in centres)

The effect of altering the LFR threshold is as follows:

73% of floorspace of stores over 500m2 is located in centres

76% of floorspace of stores over 1000m2 is located in centres

80% of floorspace of stores over 1500m2 is located in centres

80% of floorspace of stores over 2000m2 is located in centres

79% of floorspace of stores over 3000m2 is located in centres

Features of some of the GFA subsets include:

Stores between 500m2 and 1000m2 (104,350m2); 11,440m2 (11%) furniture, appliances and

hardware stores in various business areas and 13,670m2 (13%) automotive and automotive

services in various business areas.

Stores between 1000m2 and 1500m2 (51,180m2); 9,050m2 (18%) furniture, appliances and

hardware stores in destinational centres and 8,620m2 (17%) automotive in production and

distribution areas.

Stores between 1500m2 and 2000m2 (28,480m2); 7,060m2 (25%) department stores and

furniture, appliances and hardware stores in production and distribution areas.

Stores between 2000m2 and 3000m2 (36,440m2); 4,960m2 (14%) furniture, appliances and

hardware stores in office parks and business parks.

Stores over 3000m2 (207,630m2); 13,090m2 (6%) supermarkets and department stores in

destinational centres and 28,080m2 (14%) automotive in production and distribution areas and

business parks.

99

Appendix Table 33: Auckland City Total Retail Floorspace (m2), 2007

In 2007, Auckland City had 1,067,890m2 of retail floorspace, with 264,950m2 (25%) in the CDB, 685,150m2 (64%) in suburban or larger centres and

821,880m2 (77%) in all centres.

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre 9,970 19,060 20,450 35,240 29,110 65,640 179,470 69,540 900 249,910 7,380 7,660 264,950

Sub-regional 8,020 3,920 23,270 33,380 27,670 22,340 118,600 12,940 250 131,790 42,600 3,280 177,670

Large suburban 11,890 4,030 15,040 26,510 15,740 15,930 89,140 9,810 360 99,310 3,970 2,860 106,140

Suburban 39,270 13,290 3,060 8,660 10,730 17,360 92,370 18,170 530 111,070 20,410 4,910 136,390

Local 4,010 7,890 - 5,330 4,740 9,950 31,920 12,940 410 45,270 2,950 3,220 51,440

Island 1,850 1,630 - 330 1,360 1,240 6,410 1,240 - 7,650 20 330 8,000

Minor 250 3,470 - 1,430 5,810 3,830 14,790 3,500 70 18,360 1,590 1,190 21,140

Destinational 7,110 450 6,110 1,700 10,270 2,590 28,230 1,660 - 29,890 1,020 290 31,200

Arterial - 400 - 90 1,970 4,820 7,280 860 50 8,190 10,630 6,130 24,950

CENTRES 82,370 54,140 67,930 112,670 107,400 143,700 568,210 130,660 2,570 701,440 90,570 29,870 821,880

Heavy Industry 830 700 - 830 11,200 2,850 16,410 560 1,720 18,690 6,320 15,510 40,520

Production and Distribution 620 2,700 3,290 2,620 19,320 9,140 37,690 3,680 660 42,030 35,150 33,640 110,820

Office Park - 1,110 - 570 8,730 3,620 14,030 5,170 1,120 20,320 8,170 4,620 33,110

Business Park 140 2,460 - 890 5,260 3,810 12,560 6,330 450 19,340 17,610 6,470 43,420

Special Activity Area - 30 - 250 20 220 520 2,730 - 3,250 230 - 3,480

BUSINESS AREAS 1,590 7,000 3,290 5,160 44,530 19,640 81,210 18,470 3,950 103,630 67,480 60,240 231,350

Special Areas - 300 - 720 20 870 1,910 10,870 770 13,550 900 210 14,660

TOTAL 83,960 61,440 71,220 118,550 151,950 164,210 651,330 160,000 7,290 818,620 158,950 90,320 1,067,890

100

Appendix Table 34: Auckland City Retail Floorspace (m2) for Stores over 500m2 GFA, 2007

Stores over 500m2 GFA account for 40% of total retail floorspace in Auckland City, with 73% located in centres. This subset of total retail is characterised by

supermarkets (19%), department stores (16%), furniture, appliances and hardware stores (12%) and automotive retailers (14%) in centres, and automotive

retailers in business areas (11%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre 9,650 2,660 20,450 1,670 14,950 13,520 62,900 6,470 - 69,370 3,180 1,130 73,680

Sub-regional 8,020 560 23,270 - 11,540 5,710 49,100 - - 49,100 40,380 - 89,480

Large suburban 11,820 - 15,040 - 8,670 570 36,100 630 - 36,730 1,800 - 38,530

Suburban 39,140 540 3,060 3,800 3,160 1,260 50,960 2,850 - 53,810 8,810 - 62,620

Local 4,010 1,670 - - 1,800 860 8,340 - - 8,340 570 - 8,910

Island 1,850 - - - - - 1,850 - - 1,850 - - 1,850

Minor - - - 830 520 - 1,350 - - 1,350 570 - 1,920

Destinational 6,980 - 6,110 - 9,050 2,150 24,290 - - 24,290 570 - 24,860

Arterial - - - - - 3,020 3,020 - - 3,020 5,640 2,790 11,450

CENTRES 81,470 5,430 67,930 6,300 49,690 27,090 237,910 9,950 - 247,860 61,520 3,920 313,300

Heavy Industry 830 - - - 7,410 580 8,820 - 1,130 9,950 1,900 5,830 17,680

Production and Distribution 620 - 3,290 1,650 10,010 3,790 19,360 - - 19,360 27,200 3,610 50,170

Office Park - - - - 5,640 - 5,640 940 - 6,580 3,240 690 10,510

Business Park - - - - 4,120 1,660 5,780 4,050 - 9,830 15,780 1,160 26,770

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS 1,450 - 3,290 1,650 27,180 6,030 39,600 4,990 1,130 45,720 48,120 11,290 105,130

Special Areas - - - 690 - - 690 8,210 750 9,650 - - 9,650

TOTAL 82,920 5,430 71,220 8,640 76,870 33,120 278,200 23,150 1,880 303,230 109,640 15,210 428,080

101

Appendix Table 35: Auckland City Retail Floorspace (m2) for Stores over 1000m2 GFA, 2007

Stores over 1000m2 GFA account for 30% of total retail floorspace in Auckland City, with 76% located in centres. This subset of total retail is characterised

by supermarkets (25%), department stores (21%), furniture, appliances and hardware stores (10%) and automotive retailers (16%) in centres, and

automotive retailers in business areas (13%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre 9,650 - 20,450 1,060 8,150 2,480 41,790 - - 41,790 - 1,130 42,920

Sub-regional 8,020 - 23,270 - 5,020 1,210 37,520 - - 37,520 38,480 - 76,000

Large suburban 10,890 - 15,040 - 7,140 - 33,070 - - 33,070 1,230 - 34,300

Suburban 38,410 - 3,060 3,240 - - 44,710 1,270 - 45,980 6,150 - 52,130

Local 4,010 1,670 - - 1,800 - 7,480 - - 7,480 - - 7,480

Island 1,850 - - - - - 1,850 - - 1,850 - - 1,850

Minor - - - - - - - - - - - - -

Destinational 6,980 - 6,110 - 9,050 1,390 23,530 - - 23,530 - - 23,530

Arterial - - - - - 2,180 2,180 - - 2,180 4,920 2,100 9,200

CENTRES 79,810 1,670 67,930 4,300 31,160 7,260 192,130 1,270 - 193,400 50,780 3,230 247,410

Heavy Industry - - - - 5,840 - 5,840 - - 5,840 - 3,180 9,020

Production and Distribution - - 3,290 1,100 4,940 2,500 11,830 - - 11,830 22,030 2,080 35,940

Office Park - - - - 2,290 - 2,290 - - 2,290 2,670 - 4,960

Business Park - - - - 2,670 - 2,670 2,150 - 4,820 15,780 - 20,600

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS - - 3,290 1,100 15,740 2,500 22,630 2,150 - 24,780 40,480 5,260 70,520

Special Areas - - - - - - - 5,800 - 5,800 - - 5,800

TOTAL 79,810 1,670 71,220 5,400 46,900 9,760 214,760 9,220 - 223,980 91,260 8,490 323,730

102

Appendix Table 36: Auckland City Retail Floorspace (m2) for Stores over 1500m2 GFA, 2007

Stores over 1500m2 GFA account for 26% of total retail floorspace in Auckland City, with 80% located in centres. This subset of total retail is characterised

by supermarkets (29%), department stores (25%) and automotive retailers (18%) in centres, and automotive retailers in business areas (10%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre 9,650 - 20,450 - 1,540 2,480 34,120 - - 34,120 - - 34,120

Sub-regional 8,020 - 23,270 - 2,670 - 33,960 - - 33,960 38,480 - 72,440

Large suburban 10,890 - 15,040 - 7,140 - 33,070 - - 33,070 - - 33,070

Suburban 37,270 - 3,060 2,080 - - 42,410 - - 42,410 6,150 - 48,560

Local 4,010 1,670 - - 1,800 - 7,480 - - 7,480 - - 7,480

Island 1,850 - - - - - 1,850 - - 1,850 - - 1,850

Minor - - - - - - - - - - - - -

Destinational 6,980 - 6,110 - - - 13,090 - - 13,090 - - 13,090

Arterial - - - - - - - - - - 4,920 2,100 7,020

CENTRES 78,670 1,670 67,930 2,080 13,150 2,480 165,980 - - 165,980 49,550 2,100 217,630

Heavy Industry - - - - 5,840 - 5,840 - - 5,840 - 3,180 9,020

Production and Distribution - - 3,290 - 3,770 - 7,060 - - 7,060 13,410 - 20,470

Office Park - - - - 2,290 - 2,290 - - 2,290 - - 2,290

Business Park - - - - 2,670 - 2,670 - - 2,670 14,670 - 17,340

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS - - 3,290 - 14,570 - 17,860 - - 17,860 28,080 3,180 49,120

Special Areas - - - - - - - 5,800 - 5,800 - - 5,800

TOTAL 78,670 1,670 71,220 2,080 27,720 2,480 183,840 5,800 - 189,640 77,630 5,280 272,550

103

Appendix Table 37: Auckland City Retail Floorspace (m2) for Stores over 2000m2 GFA, 2007

Stores over 2000m2 GFA account for 23% of total retail floorspace in Auckland City, with 80% located in centres. This subset of total retail is characterised

by supermarkets (30%), department stores (28%) and automotive retailers (16%) in centres, and automotive retailers in business areas (12%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre 9,650 - 20,450 - - 2,480 32,580 - - 32,580 - - 32,580

Sub-regional 8,020 - 23,270 - 2,670 - 33,960 - - 33,960 38,480 - 72,440

Large suburban 10,890 - 15,040 - 7,140 - 33,070 - - 33,070 - - 33,070

Suburban 35,320 - 3,060 2,080 - - 40,460 - - 40,460 - - 40,460

Local 2,470 - - - - - 2,470 - - 2,470 - - 2,470

Island - - - - - - - - - - - - -

Minor - - - - - - - - - - - - -

Destinational 6,980 - 6,110 - - - 13,090 - - 13,090 - - 13,090

Arterial - - - - - - - - - - - 2,100 2,100

CENTRES 73,330 - 67,930 2,080 9,810 2,480 155,630 - - 155,630 38,480 2,100 196,210

Heavy Industry - - - - 5,840 - 5,840 - - 5,840 - 3,180 9,020

Production and Distribution - - - - - - - - - - 13,410 - 13,410

Office Park - - - - 2,290 - 2,290 - - 2,290 - - 2,290

Business Park - - - - 2,670 - 2,670 - - 2,670 14,670 - 17,340

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS - - - - 10,800 - 10,800 - - 10,800 28,080 3,180 42,060

Special Areas - - - - - - - 5,800 - 5,800 - - 5,800

TOTAL 73,330 - 67,930 2,080 20,610 2,480 166,430 5,800 - 172,230 66,560 5,280 244,070

104

Appendix Table 38: Auckland City Retail Floorspace (m2) for Stores over 3000m2 GFA, 2007

Stores over 3000m2 GFA account for 19% of total retail floorspace in Auckland City, with 79% located in centres. This subset of total retail is characterised

by supermarkets (27%), department stores (32%) and automotive retailers (17%) in centres, and automotive retailers in business areas (14%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre 9,650 - 18,330 - - - 27,980 - - 27,980 - - 27,980

Sub-regional 3,080 - 23,270 - - - 26,350 - - 26,350 35,730 - 62,080

Large suburban 8,830 - 15,040 - 7,140 - 31,010 - - 31,010 - - 31,010

Suburban 27,510 - 3,060 - - - 30,570 - - 30,570 - - 30,570

Local - - - - - - - - - - - - -

Island - - - - - - - - - - - - -

Minor - - - - - - - - - - - - -

Destinational 6,980 - 6,110 - - - 13,090 - - 13,090 - - 13,090

Arterial - - - - - - - - - - - - -

CENTRES 56,050 - 65,810 - 7,140 - 129,000 - - 129,000 35,730 - 164,730

Heavy Industry - - - - 5,840 - 5,840 - - 5,840 - 3,180 9,020

Production and Distribution - - - - - - - - - - 13,410 - 13,410

Office Park - - - - - - - - - - - - -

Business Park - - - - - - - - - - 14,670 - 14,670

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS - - - - 5,840 - 5,840 - - 5,840 28,080 3,180 37,100

Special Areas - - - - - - - 5,800 - 5,800 - - 5,800

TOTAL 56,050 - 65,810 - 12,980 - 134,840 5,800 - 140,640 63,810 3,180 207,630

105

Appendix Table 39: Auckland City Retail Floorspace (m2) for Stores under 500m2 GFA, 2007

Stores under 500m2 GFA account for 60% of total retail floorspace in Auckland City, with 79% located in centres. This subset of total retail is characterised

by apparel outlets (17%), other comparison retail outlets (18%) and restaurants and hospitality services (19%) in centres.

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre 320 16,400 - 33,570 14,160 52,120 116,570 63,070 900 180,540 4,200 6,530 191,270

Sub-regional - 3,360 - 33,380 16,130 16,630 69,500 12,940 250 82,690 2,220 3,280 88,190

Large suburban 70 4,030 - 26,510 7,070 15,360 53,040 9,180 360 62,580 2,170 2,860 67,610

Suburban 130 12,750 - 4,860 7,570 16,100 41,410 15,320 530 57,260 11,600 4,910 73,770

Local - 6,220 - 5,330 2,940 9,090 23,580 12,940 410 36,930 2,380 3,220 42,530

Island - 1,630 - 330 1,360 1,240 4,560 1,240 - 5,800 20 330 6,150

Minor 250 3,470 - 600 5,290 3,830 13,440 3,500 70 17,010 1,020 1,190 19,220

Destinational 130 450 - 1,700 1,220 440 3,940 1,660 - 5,600 450 290 6,340

Arterial - 400 - 90 1,970 1,800 4,260 860 50 5,170 4,990 3,340 13,500

CENTRES 900 48,710 - 106,370 57,710 116,610 330,300 120,710 2,570 453,580 29,050 25,950 508,580

Heavy Industry - 700 - 830 3,790 2,270 7,590 560 590 8,740 4,420 9,680 22,840

Production and Distribution - 2,700 - 970 9,310 5,350 18,330 3,680 660 22,670 7,950 30,030 60,650

Office Park - 1,110 - 570 3,090 3,620 8,390 4,230 1,120 13,740 4,930 3,930 22,600

Business Park 140 2,460 - 890 1,140 2,150 6,780 2,280 450 9,510 1,830 5,310 16,650

Special Activity Area - 30 - 250 20 220 520 2,730 - 3,250 230 - 3,480

BUSINESS AREAS 140 7,000 - 3,510 17,350 13,610 41,610 13,480 2,820 57,910 19,360 48,950 126,220

Special Areas - 300 - 30 20 870 1,220 2,660 20 3,900 900 210 5,010

TOTAL 1,040 56,010 - 109,910 75,080 131,090 373,130 136,850 5,410 515,390 49,310 75,110 639,810

106

Appendix Table 40: Auckland City Retail Floorspace (m2) for Stores between 500m2 and 1000m2 GFA, 2007

Stores between 500m2 and 1000m2 GFA account for 10% of total retail floorspace in Auckland City, with 63% located in centres. This subset of total retail is

characterised by furniture, appliances and hardware stores (18%), other comparison retail outlets (19%) and automotive retailers (10%) in centres, and

furniture, appliances and hardware stores in business areas (11%). Features of this subset include furniture, appliances and hardware stores in business

areas (11%) and automotive retailers and services in business areas (13%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre - 2,660 - 610 6,800 11,040 21,110 6,470 - 27,580 3,180 - 30,760

Sub-regional - 560 - - 6,520 4,500 11,580 - - 11,580 1,900 - 13,480

Large suburban 930 - - - 1,530 570 3,030 630 - 3,660 570 - 4,230

Suburban 730 540 - 560 3,160 1,260 6,250 1,580 - 7,830 2,660 - 10,490

Local - - - - - 860 860 - - 860 570 - 1,430

Island - - - - - - - - - - - - -

Minor - - - 830 520 - 1,350 - - 1,350 570 - 1,920

Destinational - - - - - 760 760 - - 760 570 - 1,330

Arterial - - - - - 840 840 - - 840 720 690 2,250

CENTRES 1,660 3,760 - 2,000 18,530 19,830 45,780 8,680 - 54,460 10,740 690 65,890

Heavy Industry 830 - - - 1,570 580 2,980 - 1,130 4,110 1,900 2,650 8,660

Production and Distribution 620 - - 550 5,070 1,290 7,530 - - 7,530 5,170 1,530 14,230

Office Park - - - - 3,350 - 3,350 940 - 4,290 570 690 5,550

Business Park - - - - 1,450 1,660 3,110 1,900 - 5,010 - 1,160 6,170

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS 1,450 - - 550 11,440 3,530 16,970 2,840 1,130 20,940 7,640 6,030 34,610

Special Areas - - - 690 - - 690 2,410 750 3,850 - - 3,850

TOTAL 3,110 3,760 - 3,240 29,970 23,360 63,440 13,930 1,880 79,250 18,380 6,720 104,350

107

Appendix Table 41: Auckland City Retail Floorspace (m2) for Stores between 1000m2 and 1500m2 GFA, 2007

Stores between 1000m2 and 1500m2 GFA account for 5% of total retail floorspace in Auckland City, with 58% located in centres. This subset of total retail is

characterised by furniture, appliances and hardware stores in centres (35%) and automotive retailers in business areas (24%). Features of this subset

include furniture, appliances and hardware stores in destinational centres (18%) and automotive retailers and services in production and distribution areas

(17%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre - - - 1,060 6,610 - 7,670 - - 7,670 - 1,130 8,800

Sub-regional - - - - 2,350 1,210 3,560 - - 3,560 - - 3,560

Large suburban - - - - - - - - - - 1,230 - 1,230

Suburban 1,140 - - 1,160 - - 2,300 1,270 - 3,570 - - 3,570

Local - - - - - - - - - - - - -

Island - - - - - - - - - - - - -

Minor - - - - - - - - - - - - -

Destinational - - - - 9,050 1,390 10,440 - - 10,440 - - 10,440

Arterial - - - - - 2,180 2,180 - - 2,180 - - 2,180

CENTRES 1,140 - - 2,220 18,010 4,780 26,150 1,270 - 27,420 1,230 1,130 29,780

Heavy Industry - - - - - - - - - - - - -

Production and Distribution - - - 1,100 1,170 2,500 4,770 - - 4,770 8,620 2,080 15,470

Office Park - - - - - - - - - - 2,670 - 2,670

Business Park - - - - - - - 2,150 - 2,150 1,110 - 3,260

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS - - - 1,100 1,170 2,500 4,770 2,150 - 6,920 12,400 2,080 21,400

Special Areas - - - - - - - - - - - - -

TOTAL 1,140 - - 3,320 19,180 7,280 30,920 3,420 - 34,340 13,630 3,210 51,180

108

Appendix Table 42: Auckland City Retail Floorspace (m2) for Stores between 1500m2 and 2000m2 GFA, 2007

Stores between 1500m2 and 2000m2 GFA account for 3% of total retail floorspace in Auckland City, with 75% located in centres. This subset of total retail is

characterised by supermarkets in centres (19%), department stores in business areas (12%), furniture, appliances and hardware stores in centres (12%) and

business areas (13%), and automotive retailers in centres (39%). Features of this subset include department stores and furniture, appliances and hardware

stores in production and distribution areas (25%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre - - - - 1,540 - 1,540 - - 1,540 - - 1,540

Sub-regional - - - - - - - - - - - - -

Large suburban - - - - - - - - - - - - -

Suburban 1,950 - - - - - 1,950 - - 1,950 6,150 - 8,100

Local 1,540 1,670 - - 1,800 - 5,010 - - 5,010 - - 5,010

Island 1,850 - - - - - 1,850 - - 1,850 - - 1,850

Minor - - - - - - - - - - - - -

Destinational - - - - - - - - - - - - -

Arterial - - - - - - - - - - 4,920 - 4,920

CENTRES 5,340 1,670 - - 3,340 - 10,350 - - 10,350 11,070 - 21,420

Heavy Industry - - - - - - - - - - - - -

Production and Distribution - - 3,290 - 3,770 - 7,060 - - 7,060 - - 7,060

Office Park - - - - - - - - - - - - -

Business Park - - - - - - - - - - - - -

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS - - 3,290 - 3,770 - 7,060 - - 7,060 - - 7,060

Special Areas - - - - - - - - - - - - -

TOTAL 5,340 1,670 3,290 - 7,110 - 17,410 - - 17,410 11,070 - 28,480

109

Appendix Table 43: Auckland City Retail Floorspace (m2) for Stores between 2000m2 and 3000m2 GFA, 2007

Stores between 2000m2 and 3000m2 GFA account for 3% of total retail floorspace in Auckland City, with 86% located in centres. This subset of total retail is

characterised by supermarkets in centres (47%) and furniture, appliances and hardware stores in business areas (14%). Features of this subset include

furniture, appliances and hardware stores in office parks and business parks (14%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre - - 2,120 - - 2,480 4,600 - - 4,600 - - 4,600

Sub-regional 4,940 - - - 2,670 - 7,610 - - 7,610 2,750 - 10,360

Large suburban 2,060 - - - - - 2,060 - - 2,060 - - 2,060

Suburban 7,810 - - 2,080 - - 9,890 - - 9,890 - - 9,890

Local 2,470 - - - - - 2,470 - - 2,470 - - 2,470

Island - - - - - - - - - - - - -

Minor - - - - - - - - - - - - -

Destinational - - - - - - - - - - - - -

Arterial - - - - - - - - - - - 2,100 2,100

CENTRES 17,280 - 2,120 2,080 2,670 2,480 26,630 - - 26,630 2,750 2,100 31,480

Heavy Industry - - - - - - - - - - - - -

Production and Distribution - - - - - - - - - - - - -

Office Park - - - - 2,290 - 2,290 - - 2,290 - - 2,290

Business Park - - - - 2,670 - 2,670 - - 2,670 - - 2,670

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS - - - - 4,960 - 4,960 - - 4,960 - - 4,960

Special Areas - - - - - - - - - - - - -

TOTAL 17,280 - 2,120 2,080 7,630 2,480 31,590 - - 31,590 2,750 2,100 36,440

110

Appendix Table 44: Auckland City Retail Floorspace (m2) for Stores over 3000m2 GFA, 2007

Stores over 3000m2 GFA account for 19% of total retail floorspace in Auckland City, with 79% located in centres. This subset of total retail is characterised

by supermarkets (27%), department stores (32%) and automotive retailers (17%) in centres, and automotive retailers in business areas (14%). Features of

this subset include supermarkets and department stores in destinational centres (6%) and automotive retailers and services in production and distribution

areas and business parks (14%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

Regional Centre 9,650 - 18,330 - - - 27,980 - - 27,980 - - 27,980

Sub-regional 3,080 - 23,270 - - - 26,350 - - 26,350 35,730 - 62,080

Large suburban 8,830 - 15,040 - 7,140 - 31,010 - - 31,010 - - 31,010

Suburban 27,510 - 3,060 - - - 30,570 - - 30,570 - - 30,570

Local - - - - - - - - - - - - -

Island - - - - - - - - - - - - -

Minor - - - - - - - - - - - - -

Destinational 6,980 - 6,110 - - - 13,090 - - 13,090 - - 13,090

Arterial - - - - - - - - - - - - -

CENTRES 56,050 - 65,810 - 7,140 - 129,000 - - 129,000 35,730 - 164,730

Heavy Industry - - - - 5,840 - 5,840 - - 5,840 - 3,180 9,020

Production and Distribution - - - - - - - - - - 13,410 - 13,410

Office Park - - - - - - - - - - - - -

Business Park - - - - - - - - - - 14,670 - 14,670

Special Activity Area - - - - - - - - - - - - -

BUSINESS AREAS - - - - 5,840 - 5,840 - - 5,840 28,080 3,180 37,100

Special Areas - - - - - - - 5,800 - 5,800 - - 5,800

TOTAL 56,050 - 65,810 - 12,980 - 134,840 5,800 - 140,640 63,810 3,180 207,630

111

Appendix Table 45: Auckland City Retail Floorspace (%) by Spatial Economy, 2007

Auckland City’s retail offering is predominantly a mix of small outlets (under 500m2) in centres (48%) and business (12%), and very large outlets (over

3000m2) in centres (15%). The majority of supermarkets (67%) and department stores (92%) are very large (over 3000m2) centres-based outlets. Furniture,

appliances and hardware stores tend to be smaller outlets (69% under 1000m2) spread between centres (50%) and business and special areas (19%). The

majority of household services are smaller outlets (65% under 1000m2) located in business and special areas. Automotive retailers are a mix of small (31%

under 500m2) and very large (40% over 3000m2) outlets that are fairly evenly distributed between centres (57%) and business and special areas (43%)

regardless of size. Automotive services are predominantly small outlets (83% under 500m2) spread between centres (29%) and business and special areas

(54%). The majority of other food and liquor stores (79%), apparel outlets (90%), other comparison retail outlets (71%), and restaurants and hospitality

services (75%) are small (under 500m2) centres-based outlets.

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

CENTRES

<500 1.1% 79.3% 0.0% 89.7% 38.0% 71.0% 50.7% 75.4% 35.3% 55.4% 18.3% 28.7% 47.6%

500-1000 2.0% 6.1% 0.0% 1.7% 12.2% 12.1% 7.0% 5.4% 0.0% 6.7% 6.8% 0.8% 6.2%

1000-1500 1.4% 0.0% 0.0% 1.9% 11.9% 2.9% 4.0% 0.8% 0.0% 3.3% 0.8% 1.3% 2.8%

1500-2000 6.4% 2.7% 0.0% 0.0% 2.2% 0.0% 1.6% 0.0% 0.0% 1.3% 7.0% 0.0% 2.0%

2000-3000 20.6% 0.0% 3.0% 1.8% 1.8% 1.5% 4.1% 0.0% 0.0% 3.3% 1.7% 2.3% 2.9%

3000+ 66.8% 0.0% 92.4% 0.0% 4.7% 0.0% 19.8% 0.0% 0.0% 15.8% 22.5% 0.0% 15.4%

TOTAL 98.1% 88.1% 95.4% 95.0% 70.7% 87.5% 87.2% 81.7% 35.3% 85.7% 57.0% 33.1% 77.0%

BUSINESS AREAS & SPECIAL AREAS

<500 0.2% 11.9% 0.0% 3.0% 11.4% 8.8% 6.6% 10.1% 39.0% 7.6% 12.7% 54.4% 12.3%

500-1000 1.7% 0.0% 0.0% 1.0% 7.5% 2.1% 2.7% 3.3% 25.8% 3.0% 4.8% 6.7% 3.6%

1000-1500 0.0% 0.0% 0.0% 0.9% 0.8% 1.5% 0.7% 1.3% 0.0% 0.8% 7.8% 2.3% 2.0%

1500-2000 0.0% 0.0% 4.6% 0.0% 2.5% 0.0% 1.1% 0.0% 0.0% 0.9% 0.0% 0.0% 0.7%

2000-3000 0.0% 0.0% 0.0% 0.0% 3.3% 0.0% 0.8% 0.0% 0.0% 0.6% 0.0% 0.0% 0.5%

3000+ 0.0% 0.0% 0.0% 0.0% 3.8% 0.0% 0.9% 3.6% 0.0% 1.4% 17.7% 3.5% 4.0%

TOTAL 1.9% 11.9% 4.6% 5.0% 29.3% 12.5% 12.8% 18.3% 64.7% 14.3% 43.0% 66.9% 23.0%

TOTAL

<500 1.2% 91.2% 0.0% 92.7% 49.4% 79.8% 57.3% 85.5% 74.2% 63.0% 31.0% 83.2% 59.9%

500-1000 3.7% 6.1% 0.0% 2.7% 19.7% 14.2% 9.7% 8.7% 25.8% 9.7% 11.6% 7.4% 9.8%

1000-1500 1.4% 0.0% 0.0% 2.8% 12.6% 4.4% 4.7% 2.1% 0.0% 4.2% 8.6% 3.6% 4.8%

1500-2000 6.4% 2.7% 4.6% 0.0% 4.7% 0.0% 2.7% 0.0% 0.0% 2.1% 7.0% 0.0% 2.7%

2000-3000 20.6% 0.0% 3.0% 1.8% 5.0% 1.5% 4.9% 0.0% 0.0% 3.9% 1.7% 2.3% 3.4%

3000+ 66.8% 0.0% 92.4% 0.0% 8.5% 0.0% 20.7% 3.6% 0.0% 17.2% 40.1% 3.5% 19.4%

TOTAL 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0% 100.0%

112

Appendix Table 46: Auckland City Retail Floorspace (m2) by Spatial Economy, 2007

Apparel outlets, other comparison retail outlets, and restaurants and hospitality services comprise 68% of small retail outlets (under 500m2) in Auckland

City’s centres. Supermarkets and department stores account for 74% of very large (over 3000m2) centres-based retail outlets. The automotive sector

(retailers and services) accounts for 53% of small retail outlets (under 500m2) in business and special areas.

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

CENTRES

<500 900 48,710 - 106,370 57,710 116,610 330,300 120,710 2,570 453,580 29,050 25,950 508,580

500-1000 1,660 3,760 - 2,000 18,530 19,830 45,780 8,680 - 54,460 10,740 690 65,890

1000-1500 1,140 - - 2,220 18,010 4,780 26,150 1,270 - 27,420 1,230 1,130 29,780

1500-2000 5,340 1,670 - - 3,340 - 10,350 - - 10,350 11,070 - 21,420

2000-3000 17,280 - 2,120 2,080 2,670 2,480 26,630 - - 26,630 2,750 2,100 31,480

3000+ 56,050 - 65,810 - 7,140 - 129,000 - - 129,000 35,730 - 164,730

TOTAL 82,370 54,140 67,930 112,670 107,400 143,700 568,210 130,660 2,570 701,440 90,570 29,870 821,880

BUSINESS AREAS & SPECIAL AREAS

<500 140 7,300 - 3,540 17,370 14,480 42,830 16,140 2,840 61,810 20,260 49,160 131,230

500-1000 1,450 - - 1,240 11,440 3,530 17,660 5,250 1,880 24,790 7,640 6,030 38,460

1000-1500 - - - 1,100 1,170 2,500 4,770 2,150 - 6,920 12,400 2,080 21,400

1500-2000 - - 3,290 - 3,770 - 7,060 - - 7,060 - - 7,060

2000-3000 - - - - 4,960 - 4,960 - - 4,960 - - 4,960

3000+ - - - - 5,840 - 5,840 5,800 - 11,640 28,080 3,180 42,900

TOTAL 1,590 7,300 3,290 5,880 44,550 20,510 83,120 29,340 4,720 117,180 68,380 60,450 246,010

TOTAL

<500 1,040 56,010 - 109,910 75,080 131,090 373,130 136,850 5,410 515,390 49,310 75,110 639,810

500-1000 3,110 3,760 - 3,240 29,970 23,360 63,440 13,930 1,880 79,250 18,380 6,720 104,350

1000-1500 1,140 - - 3,320 19,180 7,280 30,920 3,420 - 34,340 13,630 3,210 51,180

1500-2000 5,340 1,670 3,290 - 7,110 - 17,410 - - 17,410 11,070 - 28,480

2000-3000 17,280 - 2,120 2,080 7,630 2,480 31,590 - - 31,590 2,750 2,100 36,440

3000+ 56,050 - 65,810 - 12,980 - 134,840 5,800 - 140,640 63,810 3,180 207,630

TOTAL 83,960 61,440 71,220 118,550 151,950 164,210 651,330 160,000 7,290 818,620 158,950 90,320 1,067,890

113

Appendix Table 47: Auckland City Retail Floorspace (%) by GFA, 2007

Table 47 reveals the relative importance of centres by GFA subset, ranked accordingly: stores between 2000m2 and 3000m2 GFA (86%), stores under 500m2

GFA (79%), stores over 3000m2 GFA (79%), stores between 1500m2 and 2000m2 GFA (75%), stores between 500m2 and 1000m2 GFA (63%) and stores

between 1000m2 and 1500m2 GFA (58%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

<500

Centres 87% 87% 0% 97% 77% 89% 89% 88% 48% 88% 59% 35% 79%

Business & Special Areas 13% 13% 0% 3% 23% 11% 11% 12% 52% 12% 41% 65% 21%

Total 100% 100% 0% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%

500-1000

Centres 53% 100% 0% 62% 62% 85% 72% 62% 0% 69% 58% 10% 63%

Business & Special Areas 47% 0% 0% 38% 38% 15% 28% 38% 100% 31% 42% 90% 37%

Total 100% 100% 0% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%

1000-1500

Centres 100% 0% 0% 67% 94% 66% 85% 37% 0% 80% 9% 35% 58%

Business & Special Areas 0% 0% 0% 33% 6% 34% 15% 63% 0% 20% 91% 65% 42%

Total 100% 0% 0% 100% 100% 100% 100% 100% 0% 100% 100% 100% 100%

1500-2000

Centres 100% 100% 0% 0% 47% 0% 59% 0% 0% 59% 100% 0% 75%

Business & Special Areas 0% 0% 100% 0% 53% 0% 41% 0% 0% 41% 0% 0% 25%

Total 100% 100% 100% 0% 100% 0% 100% 0% 0% 100% 100% 0% 100%

2000-3000

Centres 100% 0% 100% 100% 35% 100% 84% 0% 0% 84% 100% 100% 86%

Business & Special Areas 0% 0% 0% 0% 65% 0% 16% 0% 0% 16% 0% 0% 14%

Total 100% 0% 100% 100% 100% 100% 100% 0% 0% 100% 100% 100% 100%

3000+

Centres 100% 0% 100% 0% 55% 0% 96% 0% 0% 92% 56% 0% 79%

Business & Special Areas 0% 0% 0% 0% 45% 0% 4% 100% 0% 8% 44% 100% 21%

Total 100% 0% 100% 0% 100% 0% 100% 100% 0% 100% 100% 100% 100%

Total

Centres 98% 88% 95% 95% 71% 88% 87% 82% 35% 86% 57% 33% 77%

Business & Special Areas 2% 12% 5% 5% 29% 12% 13% 18% 65% 14% 43% 67% 23%

Total 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%

114

Appendix Table 48: Auckland City Retail Floorspace (m2) by GFA, 2007

Table 48 reveals the relative contribution of stores by GFA subset to total retail floorspace in centres, ranked accordingly: stores under 500m2 GFA (62%),

stores over 3000m2 GFA (20%), stores between 500m2 and 1000m2 GFA (8%), stores between 2000m2 and 3000m2 GFA (4%), stores between 1000m2 and

1500m2 GFA (4%) and stores between 1500m2 and 2000m2 GFA (3%).

SPATIAL ECONOMY SupermarketsOther Food &

Liquor

Department

StoresApparel

Furniture

Appliances &

Hardware

Other

Comparison

Retail

TOTAL RETAILRestaurants &

Hospitality

Household

Services

TOTAL RETAIL,

HOSPITALITY &

SERVICES

AutomotiveAutomotive

ServicesTOTAL

<500

Centres 900 48,710 - 106,370 57,710 116,610 330,300 120,710 2,570 453,580 29,050 25,950 508,580

Business & Special Areas 140 7,300 - 3,540 17,370 14,480 42,830 16,140 2,840 61,810 20,260 49,160 131,230

Total 1,040 56,010 - 109,910 75,080 131,090 373,130 136,850 5,410 515,390 49,310 75,110 639,810

500-1000

Centres 1,660 3,760 - 2,000 18,530 19,830 45,780 8,680 - 54,460 10,740 690 65,890

Business & Special Areas 1,450 - - 1,240 11,440 3,530 17,660 5,250 1,880 24,790 7,640 6,030 38,460

Total 3,110 3,760 - 3,240 29,970 23,360 63,440 13,930 1,880 79,250 18,380 6,720 104,350

1000-1500

Centres 1,140 - - 2,220 18,010 4,780 26,150 1,270 - 27,420 1,230 1,130 29,780

Business & Special Areas - - - 1,100 1,170 2,500 4,770 2,150 - 6,920 12,400 2,080 21,400

Total 1,140 - - 3,320 19,180 7,280 30,920 3,420 - 34,340 13,630 3,210 51,180

1500-2000

Centres 5,340 1,670 - - 3,340 - 10,350 - - 10,350 11,070 - 21,420

Business & Special Areas - - 3,290 - 3,770 - 7,060 - - 7,060 - - 7,060

Total 5,340 1,670 3,290 - 7,110 - 17,410 - - 17,410 11,070 - 28,480

2000-3000

Centres 17,280 - 2,120 2,080 2,670 2,480 26,630 - - 26,630 2,750 2,100 31,480

Business & Special Areas - - - - 4,960 - 4,960 - - 4,960 - - 4,960

Total 17,280 - 2,120 2,080 7,630 2,480 31,590 - - 31,590 2,750 2,100 36,440

3000+

Centres 56,050 - 65,810 - 7,140 - 129,000 - - 129,000 35,730 - 164,730

Business & Special Areas - - - - 5,840 - 5,840 5,800 - 11,640 28,080 3,180 42,900

Total 56,050 - 65,810 - 12,980 - 134,840 5,800 - 140,640 63,810 3,180 207,630

Total

Centres 82,370 54,140 67,930 112,670 107,400 143,700 568,210 130,660 2,570 701,440 90,570 29,870 821,880

Business & Special Areas 1,590 7,300 3,290 5,880 44,550 20,510 83,120 29,340 4,720 117,180 68,380 60,450 246,010

Total 83,960 61,440 71,220 118,550 151,950 164,210 651,330 160,000 7,290 818,620 158,950 90,320 1,067,890