大型零售不動產樓面配置模式與空間複雜度之研究

Floor plans and spatial complexity in large-scale retail properties

大型零售不動產的空間分派模式，反映出經營管理者對樓地板面積的運用概念。過去的相關研究中顯示，愈高的空間複雜度，會讓使用者的遊逛者產生尋路障礙，使其認知地圖與尋路績效降低，故對空間複雜度多持負面的看法。本研究則認為，樓層平面運用的空間複雜度高低與否，有其不同的營運管理邏輯。歐美郊區型個案以低空間複雜度的配置方式，雖能提升消費者的遊逛效率，但不利於空間彈性運用，故此空間策略並不適用於垂直化且高密度使用土地的亞洲個案。高空間複雜度的樓層平面，雖必須犧牲部分遊逛者的易識性，但可提高樓地板面積運用的彈性，且其複雜度可用主次要動線分類與業種部門化策略加以改善。本研究以地理資訊系統，建立包含多個國家的30 場大型零售不動產，共計191 個樓面之資料庫，並進行內部空間分析。本研究發現，國內外個案確實在空間複雜度上有顯著的差異，而台灣與亞洲城市地區個案的空間配置，在遊逛動線上，已無法完全符合簡單幾何路徑的規劃目標，需朝向幾何網絡路徑模式與多重網路路徑模式修正。而提升空間複雜度後，能從增加數量與降低平均承租單位面積，獲得空間配置的彈性；且確有以業種部門化，來因應複雜度增加的情形。

The floor plan configuration implies the concept of space allocation strategies applied by center managers. Precious research suggests that the higher the complexity of floor plan the lower the wayfinding performance for space users. And the goal of a multi-units large-scale shopping center is to have the highest pedestrian flows path through the maximum number of stores. Hence, a 'dumb bell' configuration is considered as the best solution for retail centers. Nevertheless, this research argues that complexity it is not always a negative factor for a retail center. Retail Properties with simple geometric shapes and low complexity are hardly to find in Taiwan and Asian cities because of the demand for higher flexibility, which could be generate from spatial complexity. This research use GIS to establish a database with 30 large-scale retail properties in Taiwan, Singapore, US, and UK. Network analysis is used to evaluate the efficiency of shoppers' circulation. The results from regression models show that the floor plan complexity for the cases in Taiwan is significantly higher than in other countries. And the floor plan configuration in Taiwan and Singapore are not following simple geometric shapes, some with extended routes to cope with the physical requirements. When the complexity increased, the flexibility of the space is also improved, thus it contains more retail units with smaller average size. The departmentalization strategy is also used when the spatial complexity is high.