Shopping Centres, Out of Town

Out of town malls do not serve shopper interests well. It is time-consuming for shoppers to visit out of town centres because of their distance from population centres and the tendency for their access roads quickly to become clogged with traffic. This can eradicate any time saving from the convenience of having shops or retail categories clustered in a single geographical location. They also marginalise parts of society. For example, people without access to cars are effectively excluded from actively using them. This especially affects some social groups, e.g. the poor and the elderly. Ultimately, if out of town malls reduce their town centre shopping options, they will have less not more shopping choice.

Out of town retail developments actually reduce effective competition because smaller urban outlets are not able to compete with them on price. After a while the urban shopping centre will become ‘hollowed out’, with most stores shutting and only a few niche retailers or stores catering to poorer and less mobile social groups remaining. Once this competition is removed, the out of town stores can put up their own prices, especially as malls and other out of town retail centres are actively planned to reduce direct competition within particular retail sectors (e.g. only one large food retailer, only one Do-It-Yourself store, only, only a few shoe shops, etc.).

Out of town malls damage town centres. Because the out of town developments are remote from the town centre, shoppers go there without passing the urban shops, which eliminates the opportunistic purchases which form a large part of many small shops’ custom. They also damage the sense of community spirit. Out of town centres are typically managed by national firms and house chain shops, whereas the town centre will normally have a larger proportion of locally owned and run shops. Not only does this encourage a net outflow of money from the local community, it also reduces local involvement in the town centre, which can have a negative knock-on effect on civic pride and municipal participation. Finally, they remove a sense of local diversity. Because out of town centres are typically nationally run from outside the community, they all look alike and are less sensitive to local shoppers’ needs. They are more likely to focus on homogenous product and service offerings across their sites.

Out of town retail developments are bad for the environment. They encourage pollution because they are further from town centres than traditional retail units and encourage the use of cars for fairly short, environmentally harmful journeys. They also frequently involve the destruction of large areas of countryside, not only to accommodate the retail development itself, but also the parking, access roads and secondary development that usually follows. This is made worse by the standard one or two story design of modern malls, which results in wasteful sprawl. Efficient urban development, by contrast, tends to go upwards (or downwards) in multi-storey buildings, often with parking below and apartments above retail space.

Out of town centres distort urban growth patterns. Because they are not organic growth, out of town centres often warp local infrastructure provision. So, while (for example) they may have good access roads built, there will be fewer amenities built at the same time, and subsequent residential development which follows in the path often grows too quickly to incorporate the sort of planned town infrastructure which developed in more traditional, carefully planned town centre environments. Because out of town centres often do not clearly serve a particular residential area, they distort growth as it means that, rather than responding to a residential area’s needs, the centre is built and attracts residential development around it for convenience, regardless of whether this is the most appropriate planning approach for local communities.

They also damage local communities’ identities. In addition to the damage they do to local trade and civic identification, out of town centres are often far enough out of town that they are not clearly regarded as forming part of the local community. Frequently they lie outside the jurisdiction of the urban council, and so contribute nothing to the local area in taxes. As they start to attract residential building nearby, this can “hollow out” the community identity and economic viability of the original town.