Creating Prosperous City Centres Post-Pandemic Through Repurposing Retail Space

Lead Research Organisation: CARDIFF UNIVERSITY
Department Name: Cardiff School of Planning and Geography

Abstract

There are increasing concerns that city centre retail spaces are becoming obsolete in the UK and South Korea. Research shows that many cities in advanced economies have too much retail space and insufficient demand from retailers. This has led to high retail vacancy rates, particularly in city centres that have struggled in recent years to attract sufficient visitors to remain economically sustainable. The growth of e-commerce and online shopping, which has been further accelerated during the COVID-19 pandemic, has reduced the need for shoppers to visit physical retail centres. The pre-pandemic data showed that 24% of total retail sales in South Korea and 19% in the UK took place online (Savills, 2020), which suggests that the issue of redundant retail space is likely to get worse.
The issue of redundant retail space is a major concern for decision makers in the UK and South Korea. The UK Government recently published a policy paper entitled 'Build Back Better High Streets' (15 July 2021) which sets out the government's vision for the future of the high street. Previously, an independent review into UK high streets concluded that "high streets have reached a crisis point" (Portas, 2011). Similarly, the central government in South Korea introduced an Urban Regeneration New Deal project in 2017 to revitalise declining urban centres, followed by a Green New Deal project in 2021 to account for the impacts of the COVID-19 pandemic. Despite these efforts in both countries, key questions have remained unanswered: How should these important city centre spaces be repurposed? What is the role of urban planners and designers in repurposing these spaces? How should local communities be engaged in city centre transformations? And, how should retail repurposing projects be financed?
The accelerating trend of vacant and redundant retail space in city centres means, there is an urgent need to explore the repurposing of retail space in city centres. Repurposing is the crucial means of reimaging, redesigning, and regenerating city centres in the post-pandemic world. This collaboration therefore aims to share knowledge and experience of practice and research on the planning and regeneration of retail spaces in city centres in the UK and South Korea to identify current and future challenges and develop solutions. Through a series of workshops, site visits, and collaborations, we will advance our understanding of the evolving role of city centres in the post-pandemic world. We will explore creative ways to create activity-based community gathering places where retail is a smaller part of a more diverse and sustainable mix of commercial and leisure uses, and where green space, leisure, arts and culture, and health and social care services are combined with housing to create a space based on social and community interactions.
Specifically, the goals of the proposed activities will be to: 1) share UK and South Korean inter-disciplinary expertise on planning and regenerating retail spaces in city centres, 2) evaluate current efforts to redevelop vacant retail centres in South Korea and the UK, and consider the applicability of policy, design, and cultural transfer between contexts, 3) define the future challenges, opportunities, and gaps in knowledge related to repurposing retail spaces in city centres post-pandemic in South Korea and the UK, 4) jointly develop a new interdisciplinary network of researchers and a wider international network of practitioners focused on establishing a future research agenda on city centre transformation post-pandemic. Drawing on a range of disciplinary and contextual knowledge we will seek to understand the challenges facing city centres as well as identify solutions. This project will achieve this by bringing together expertise across a range of disciplines relating to the built environment, including urban planning, real estate, economics, geography, and urban design.

Publications

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Deshmukh G (2024) Repurposing City Centres Symposium, London, 14 July 2023 in Town Planning Review

 
Description This project aims to share knowledge and experience of practice and research on the planning and regeneration of retail spaces in city centres in the UK and South Korea to identify future challenges and develop solutions. Through a series of workshops, site visits, and collaborations, we explored the ways to (re)create vibrant, inclusive, sustainable, and resilient city centres post-pandemic, whilst acknowledging the changing dynamics and roles of city centres due to the recent growth of e-commerce, which accelerated during the COVID-19 pandemic. The project has now been completed, and all of the proposed activities were carried out within the 18-month timeframe specified in the project's schedule, effectively achieving its objectives.
Exploitation Route Currently, the members of the research team are working on academic papers, as well as preparing research proposals to be submitted to funding bodies. At the end of the project, a symposium was held in London in July 2023. The symposium brought together the knowledge developed throughout the project's activities, allowing a detailed examination of the similar and diverging challenges and opportunities of repurposing retail spaces in city centres post-pandemic in the UK and South Korea. UK/European-based researchers and practitioners were invited to contribute to this debate at the symposium and help conceptualize the changing role and function of city centres in a global context given the different economic, social, cultural, and structural contexts of different countries. From this, a research agenda was identified for repurposing retail space in city centres, determining who should be engaged in future research efforts, and prioritising specific areas of future research.
Sectors Communities and Social Services/Policy

Creative Economy

Environment

Leisure Activities

including Sports

Recreation and Tourism

Culture

Heritage

Museums and Collections

Retail

Other

 
Description Hanbat National University 
Organisation Hanbat National University
Country Korea, Republic of 
Sector Academic/University 
PI Contribution The research team provided intellectual expertise on planning and regeneration of retail spaces in city centres in the UK and South Korea, as well as hosted Dr. Changhyo Yi and Dr. Hyojin Baek from Hanbat National University in Seoul, Busan, Edinburgh, Glasgow, Liverpool and London, arranging workshop talks, site visits, and an international symposium.
Collaborator Contribution Dr Yi provided his intellectual expertise on Korean land use planning and site planning and design. Dr Baek provided her intellectual expertise on urban regeneration and planning in Korea. They also hosted the project activities in Daejeon.
Impact Increased knowledge of issues related to planning and regeneration of retail spaces in city centres in the UK and South Korea. This collaboration is multi-disciplinary, including the fields of urban planning and design, geography, economics, real estate, business and retail studies, architecture, and public policy.
Start Year 2022
 
Description Nottingham Trent University 
Organisation Nottingham Trent University
Country United Kingdom 
Sector Academic/University 
PI Contribution The research team provided intellectual expertise on planning and regeneration of retail spaces in city centres in the UK and South Korea, as well as hosted Prof. White from Nottingham Trent University in Edinburgh and Glasgow arranging workshop talks and site visits.
Collaborator Contribution Prof. White provided his intellectual expertise on real estate economics and national and international commercial real estate markets.
Impact Increased knowledge of issues related to planning and regeneration of retail spaces in city centres in the UK and South Korea. This collaboration is multi-disciplinary, including the fields of urban planning and design, geography, economics, real estate, business and retail studies, architecture, and public policy.
Start Year 2022
 
Description Seoul National University 
Organisation Seoul National University
Country Korea, Republic of 
Sector Academic/University 
PI Contribution The research team provided intellectual expertise on planning and regeneration of retail spaces in city centres in the UK and South Korea, as well as hosted Dr. Jaemin Song from Seoul National University in Busan, Daejeon, Edinburgh, Glasgow, Liverpool and London arranging workshop talks, site visits, and an international symposium.
Collaborator Contribution Dr. Song provided her intellectual expertise on public participation and smart regeneration.
Impact Increased knowledge of issues related to planning and regeneration of retail spaces in city centres in the UK and South Korea. This collaboration is multi-disciplinary, including the fields of urban planning and design, geography, economics, real estate, business and retail studies, architecture, and public policy.
Start Year 2022
 
Description University of Glasgow 
Organisation University of Glasgow
Country United Kingdom 
Sector Academic/University 
PI Contribution The research team provided intellectual expertise on planning and regeneration of retail spaces in city centres in the UK and South Korea, as well as hosted Prof. White and Dr. Orr from the University of Glasgow in Seoul, Busan, Daejeon, Liverpool, and London arranging workshop talks, site visits, and an international symposium.
Collaborator Contribution Prof. White provided his intellectual expertise on urban design and governance, city centre retail, and the 'experience economy'. Dr. Orr provided her intellectual expertise on the economic analysis of retail and real estate markets. They also hosted the project activities in Edinburgh and Glasgow.
Impact Increased knowledge of issues related to planning and regeneration of retail spaces in city centres in the UK and South Korea. This collaboration is multi-disciplinary, including the fields of urban planning and design, geography, economics, real estate, business and retail studies, architecture, and public policy.
Start Year 2022
 
Description University of Seoul 
Organisation University of Seoul
Country Korea, Republic of 
Sector Academic/University 
PI Contribution The research team provided intellectual expertise on planning and regeneration of retail spaces in city centres in the UK and South Korea, as well as hosted Prof. Myungje Woo and Dr. Jonghyun Yoo from the University of Seoul in Busan, Daejeon, Glasgow, Edinburgh, Liverpool, and London, arranging workshop talks, site visits, and an international symposium.
Collaborator Contribution Prof. Woo provided his intellectual expertise on urban regeneration and economic geography. Dr. Yoo provided his intellectual expertise on economics and sustainability policy. They also hosted the project activities in Seoul.
Impact Increased knowledge of issues related to planning and regeneration of retail spaces in city centres in the UK and South Korea. This collaboration is multi-disciplinary, including the fields of urban planning and design, geography, economics, real estate, business and retail studies, architecture, and public policy.
Start Year 2022
 
Description Repurposing City Centres Symposium 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact The 'Repurposing City Centres' Symposium was held at the Cavendish Campus of the University of Westminster, London, on Friday 14th July 2023. The symposium explored the ways to (re)create vibrant, inclusive, sustainable, and resilient city centres post-pandemic, whilst acknowledging the changing dynamics and roles of city centres due to the recent growth of e-commerce, which accelerated during the COVID-19 pandemic. The symposium was divided into three sessions with presentations from the project team, as well as other researchers and government officials. The symposium provided a forum for researchers, practitioners, and students to share, learn, and gather research insights on 'Repurposing City Centres.' Several presentations were delivered, including:
Prof. Jaemin Song (Seoul National University) Revitalizing city centres: Seoul's strategic response to retail challenges in the post-pandemic era.
Dr Sina Shahab and Dr Brian Webb (Cardiff University) How are the UK Core Cities responding to retail-related challenges in city centres?
Dr Ben Clifford (University College London) Great opportunity or great mistake? Commercial to residential change of use and the future of city centres.
Dr Jonghyun Yoo (University of Seoul) Does extreme weather influence brick-and-mortar retail Sales? Evidence from Seoul, Korea.
Prof. James White (University of Glasgow) The experience economy in UK city centres: A multidimensional and interconnected response to the 'death of the high street'?
Rumi Bose (Greater London Authority) Repurposing high street uses in practice.
Prof. Changhyo Yi (Hanbat National University) Duration of business activities of small and medium enterprises, characteristics of startup areas, and impact of Covid-19.
Prof. Philip Hubbard (King's College London) Slow and small, not hip and happening: Against the gentrified High Street.
Dr Patrick Ballantyne (University of Liverpool) and Prof. Scott Orford (Cardiff University) Repurposing City Centres with Big Data: Data, Models and Policy Applications.
Year(s) Of Engagement Activity 2023
URL https://www.liverpooluniversitypress.co.uk/doi/10.3828/tpr.2023.29
 
Description Site Visit in Daejeon 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact The research team conducted a site visit to JoongAng, a commercial district in Daejeon (South Korea) to gain a better understanding of the Korean context.
Year(s) Of Engagement Activity 2022
 
Description Site Visit in Liverpool 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Professional Practitioners
Results and Impact A series of presentations and walking tours were delivered and hosted by the Department of Geography and Planning at the University of Liverpool. The presentations covered the research undertaken by the academic staff at the department and the walking tours consisted of visits to major regeneration projects in the city, including Liverpool One.
Year(s) Of Engagement Activity 2023
 
Description Site Visit in Seoul 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact The research team conducted a site visit in Seoul (South Korea) to Sungsoo-dong, a regional commercial district and repurposed site (industrial to business & commercial), as well as Buckchon to gain a better understanding of the Korean context.
Year(s) Of Engagement Activity 2022
 
Description Site visit in Busan 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact The research team organised a site visit to Dodo Suyeong Center, Dongrae Market, Oncheonjang Center, Gukje Market, Nampo-dong, and Paldo Market in Busan to gain a better understanding of the Korean context.
Year(s) Of Engagement Activity 2022
 
Description Site visit in Edinburgh 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact The research team conducted a site visit in Edinburgh in July 2023. The team visited St. James Centre, a newly built mixed-use shopping centre. The visit was hosted by the developer, Nuveen Global. As part of the site visit in Edinburgh, a talk and walking tour was delivered by the charity, Edinburgh World Heritage. The charity explained its role in addressing the challenges of preserving Edinburgh's UNESCO World Heritage Site, alongside the City of Edinburgh Council and Historic Environment Scotland.
Year(s) Of Engagement Activity 2023
 
Description Site visit in Glasgow 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact The research team organised a site visit in Glasgow. The visit included a talk and walking tour on Golden Z Retail and City Centre Regeneration, hosted by Glasgow City Council and Three-Sixty Architecture. The visit also included a presentation by the management team of St. Enoch Centre, Sovereign Centros. The presentation covered the challenges of managing a shopping centre and its regeneration opportunities.
Year(s) Of Engagement Activity 2023
 
Description Workshop on 'Changes in Life Style and Challenges of Retail Space from COVID-19' 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact This workshop took place in Baebong Hall at the University of Seoul (163 Seoulsiripdae-ro, Dongdaemun-gu, Seoul, South Korea), including several presentations as follows:
Myungje Woo (University of Seoul): Introduction
Seahoon Kim (Seoul National University): Covid19, urban mobility, and lifestyle changes in Seoul
James White (University of Glasgow): Averting dead mall syndrome: the future of the purpose-built shopping centre in UK cities
Jonghyun Yoo (University of Seoul): "What's the next challenge? Climate change and retail sales in Seoul, Korea
Myungje Woo (University of Seoul): Introduction to site visit
Discussants:
Marta Batos (Hanyang University)
Boram Lee (Seoul National University, PhD candidate)
Year(s) Of Engagement Activity 2022
 
Description Workshop on 'Revitalization of Traditional and Historical Commercial Areas' 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact The workshop on 'Revitalization of Traditional and Historical Commercial Areas' took place in Busan Eurasia Platform in Busan, South Korea. Several presentations were delivered, including:
Myungje Woo (University of Seoul): Introduction
Sina Shahab and Brian Webb (Cardiff University): Strategies of Dealing with the Challenges of Retail in the UK Core Cities
Michael White (Nottingham Trent University): Cycles and Trends in UK Retail Property Markets
Jaemin Song (Seoul National University): Urban Vitality Changes in Commercial Area of Seoul before and after the Pandemic
Gukbin Yoon (Sukdeung Urban regeneration center): Introduction to site visit: History and Site visit Schedule of Busan
Discussant:
Jihyun Kim (Busan National University)
Year(s) Of Engagement Activity 2022
 
Description Workshop on 'The Past and Present of the Commercial Districts in Daejeon, and the Impact of COVID-19' 
Form Of Engagement Activity Participation in an activity, workshop or similar
Part Of Official Scheme? No
Geographic Reach International
Primary Audience Other audiences
Results and Impact The research team organised a workshop on 'The Past and Present of the Commercial Districts in Daejeon, and the Impact of COVID-19', which took place in Hanbat University, Daejeon (South Korea). It included several presentations, as follows:
Changhyo Yi (Hanbat University): Introduction
Hyojin Baek (Hanbat University): "DAEJEON; Old & New "
Kyung Il Song (Daejeon Regeneration Centre): Urban Regeneration in the Public and Private Sectors: Daejeon Jungang-ro Project & Soje-dong Railroad Cousin
Allison Orr (University of Glasgow): Retail Property Investors and Financing in the UK. An Adapting Investment Landscape
Samsu Lee (Land and Housing Institute): Changes in Floating Population by Zoning in Daejeon Before and After COVID-19 (2019-2022)
Discussant:
Seongman Jang (Mokpo National University)
Year(s) Of Engagement Activity 2022