零售商場的空間分派議題,一直是國內外相關研究的主要方向。何謂有效的業種空間分派,一直缺乏一個有效的工具或衡量方式。在長期缺乏有效的需求面資料的情況下,研究者嘗試以空間供給者的角度,提出了一些經驗法則的說法與建議,但這些策略建議都還欠缺相關理論的驗證。空間型構法係一新興的空間分析方法,也曾被應用在零售空間的分析探討上,但研究成果不夠具體、也不足以作為零售商場空間分派的策略建議。此外過去的研究也未能先釐清空間型構法飽受批評的空間解析原則、或該理論應用於零售商場的有效性與意涵。故,研究重新檢視空間型構法之意涵後,並建構適用於零售空間之解構原則,將分析分法應用於大型零售不動產。亦將各式各樣的承租商依其性質,分類成目的型、衝動型、比較型、方便型、娛樂休閒型、服務型及其他等七種商品,與空間型構法、地理資訊系統結合,進行實證分析,提出一套空間配置的模式建議。 本研究蒐集了英國、美國共13場零售不動產、30個樓層平面,作為研究對象,以ANOVA分析、多元迴歸與二元Logistic迴歸等方法進行實證分析。結果發現,空間型構指標中,鄰接個數值(Connectivity)與相對控制值(Control)則因為軸線繪製原則之故,使這兩個指標的重要性大幅降低,其他的指標包括空間便捷程度(Integration)、空間深度(Depth)、歧異度指標(Entropy)等的確有助微觀的空間觀察與分析;當空間所在實際樓層數越高、空間深度越深、越不便捷的區位上,越需要採行部門化的配置策略;經營管理者傾向把多數的空間資源配置給核心商品,而周邊商品則只能在空間深度越深、空間不便捷之處填補剩餘空間與補足商品多樣性。此外,在零售商場中,人潮易聚集的區位配置衝動型商品,可及性較差的區位配置目的型商品與服務性質的廠商,將有助於整體零售空間人潮的平均分布,進一步提升整體經營績效。
There has no useful tool to help real estate analysts measure the space allocation in retail properties. Space Syntax is a way to represent, describe and evaluate spatial configurations or patterns created through building. Shape recognition techniques transform the plan into a mathematical network that can be analyzed. Some researches have applied it to give some suggestions to the space allocation in the large-scale properties, but not clear enough. Furthermore those researches didn’t survey and solve the arguments of space syntax principles which are not unique and not objective. This research has several objectives from examining the space syntax approach. Firstly, to review and examine the feasibility of measurements produced by space syntax software, Depth Map, for large-scale retail properties. Some appropriate adjustments were suggests and some arguments for the ambiguity were discussed. Secondly, by using the adjusted axial line methods and the measurements, this reasearch attempts to reveal the differences between various space allocation patterns. Especially the impact from total floor levels, number of anchor stores and spatial complexities. The third purpose is using space syntax to examine the space allocation strategies of different retailers. Combing GIS and Space Syntax, using the data of 13 cases from US and UK, this research revealed the significantly relationship between space syntax indexes and shoppers’ flow, and suggests that depth related and integration related measurements have significance impact for the degree of departmentalization and the patterns of space allocation.