week 13

• Shopping Centre


  Group of shops, organized, permanent marketplace
• Goods and services in a shopping centre

  • Essential goods, groceries, clothing, grooming
  • Non-essential goods, fashion, gifts, fast food
  • Services, banks, post office, travel, insurance, Government
• Shopping Centre


  • One location, to suit population demand
  • Accessible, convenient
• Components of a shopping centre

  • Majors, Anchors, large chain supermarkets and department stores
  • National retail and service chains, fashion, food, banks, Post, medical, electronics, homewares, grooming, bulky goods, entertainment
  • Small specialty retail, mum & dad owners, both common and niche demand retail
  • Accessibility, car parking, public transport, malls
• Building Owner


  Provides space for lease to Tenants to sell goods and services to Customers from the general population
• Builders


  Engaged by shopping centre owners to complete new developments, re-developments, refurbishments and engaged by tenants to complete shop fitouts
• Shopping Centre Stakeholders


  • Building Owner
  • Tenant
  • Centre management
  • Leasing
  • Maintenance
  • Customer
• Building Owners


  • Engage Centre Managers, Leasing experts, Tenants, Maintenance experts
• Typical Major Shopping Centre Construction

  • Reinforced Concrete structure and foundation
  • Structural Steel Frame superstructure and roof
  • Façade - Tilt-up Panel, Blockwork, Glazing
  • Low pitched sheet metal Roof
  • Plasterboard Internal Lining & Suspended Ceilings
  • Resilient finishes designed for high traffic
• Base Building


  Civil and Structure, Building envelope, Services, Finishes
• Tenancy Fitout


  Shopfitting including joinery, shopfront, ceilings and partitions, floor finishes and internal services reticulation
• Base Building


  • Provides for public access and amenity, Public engagement, style, signage, Lettable space for tenants to create their shops
• Tenancy Fitout


  • Specific tenancy form and function, Branding and style, Internal services requirements such as Air Con, Mech Exhaust, Fire services, Electrical, data, comms, Sewer and Trade waste drainage
• Lessee/Lessor Works


  Schedule that defines the scope of works for the Landlord (Lessor) and the Tenant (Lessee)
• Lessor Scope


  • Provide perimeter walls, concrete floor, drainage point, water supply, gas, open plan layout Fire and Mech services, electrical supply and data/phone lines
• Lessee Scope


  • Internal walls, extending walls full height, ceilings and shopfront, Floor finishes, All Internal services design and reticulation, Signage, furniture, equipment
• Category One Scope


  Works that the Landlord retains quality control of the building structure, such as in-ground drainage, structural amendments, re-arranging fire and mech services, Electrical upgrade, Roof penetrations
• Tenancy design is assessed against the base building provision for that space so that anything required beyond the base building obligations can be accounted for
• Tenancy Design Assessment


  • Paths of travel and maximum egress distances, Fire hydrant and fire hose reel coverage, Smoke exhaust and make up air requirements, Fire rating requirements, Electrical maximum demand, Slab design loads and coordination of any structural alterations, Hydraulic services, Roof penetrations
• Master Lease Plan


  Represents the overall building layout, public access, shop locations, leasing strategy
• Tenancy Lease Plan


  Individual shop layout which shows information relevant to tenancy design and fitout
• Tenancy Design


  Design that relates specifically to a tenancy
• Most Landlords have documented guidelines for the design and construction of their tenancy
• Retail Design & Fitout Guideline


  Includes specific requirements of finish, lighting, signage and the processes for approval of design, Contains a Lessee/Lessor works demarcation schedule
• Integrating Tenancy Design


  • Major tenants and some national brand minor tenants write their own specific requirements into a lease deal and the base building design is amended to suit, The Lessee/Lessor works schedule accounts for variations in tenancy type
• Major Tenant


  Have specific requirements that are written into the lease deal and the base building design is amended to suit
• Lessee/Lessor works


  Demarcation schedule which spells out who is responsible for various items of the fitout scope
• Major tenants and some national brand minor tenants write their own specific requirements into a lease deal and the base building design is amended to suit
• Tenancy types


  • Specialty Retail
  • Mini-major Retail
  • Fast food, fresh food
  • Food and non-food Kiosks
• The leasing strategy is reflected on the MLP which informs the Construction design. If lease deals change the strategy then construction design needs to be updated to suit
• Major Tenant


  Have their own standard size store layout and standard documentation (Specifications, Architectural Drawings, Services Drawings)
• Standard documentation is incorporated in the Project's Architectural, Structural & Services Drawings & Specifications by base building consultants
• Items included in a Major Tenancy Fitout (warm shell fitout)

  • Bakery
  • Produce
  • Meat Preparation Area
  • Serviced Deli
  • Chicken & Fish
  • Stock Room & Coolroom
  • Stock Area
  • Trading Area
  • Loading Dock Area
  • Office and Staff Amenities
• All of these areas have very specific requirements and their accompanying documents are extensive
• Master Lease Plan


  A plan that shows the leasing strategy
• Tenancy Lease Plan


  A plan that shows the layout of individual tenancies
• Tenancy design


  The design of individual tenancies
• An important document used in the development of a tenancy design is the demarcation schedule
• The delivery of tenancy spaces for fitout can be affected by the base building scope and any changes due to tenancy design
• Standard tenancy fitout durations can be forecast to understand the latest dates that design changes can be made without impacting the delivery program