A Study on the Decline of Retail Centers and Locational Change of Large-Scale Stores

Abstract

IN JAPAN, MOST OF LOCAL CITIES NOW SUFFER FROM ITS DECLINE OF CITY RETAIL CENTERS. OPENINGS OF NEW LARGE-SCALE STORES IN URBAN SUBURBS, UNDER NEW MODIFIED LOCATION CONTROL, WILL DEFINITELY ACCELERATE THE MATTER FURTHER. NEW CONDITIONS REQUIRE CITY PLANNING HAVE ITS OWN POINT OF VIEW TOWARD IT, AND AN EXTENSIVE STUDY ON LOCATIONAL CHARACTERISTICS OF THESE STORES IS NEEDED. FOLLOWING RESEARCH REVIEW, WE ANALYZE THE TRENDS OF 44 SELECTED CITIES IN TERMS OF RETAIL CENTERS DECLINE AND LOCATIONAL CHANGE OF LARGE-SCALE STORES. THEN LOCATIONAL CHOICES BY THESE STORES ARE MODELLED BY DISCRETE CHOICE MODELS, AND SOME IMPORTANT DETERMINANTS OF STORES LOCATION CHOICE BEHAVIOR, ALSO IMPORTANT IN SOLVING CENTERS PROBLEMS, SUCH AS ROAD NETWORK, LAND VALUE AND CENTER EMPLOYMENT ARE IDENTIFIED.