Retail transformations and consumer preferences in Paarl and Stellenbosch: CBD versus decentralised mall
Shopping malls represent high shopping convenience that contains much choice, and great access and entertainment. However, from an urban geographical standpoint, shopping malls represent decentralisation, car dependency and low access by disadvantaged consumers, who live remotely, without a car, in poor neighbourhoods. Shopping malls started to compete with retain in the central business district (CBD) in several countries throughout the world, and it would seem that the CBD is losing the retail battle. Furthermore there also are social consequences, such as low access by disadvantaged consumers, and whereas this topic is discussed in the global north, there are few South African examples of CBD retail and its consumers. Therefore, the aim of this thesis was to examine the retail transformations and the consumer preferences in two medium sized South African cities, namely Paarl and Stellenbosch, which are located in the Western Cape. Through convenience sampling on the basis of 346 surveys, in depth interviews with key informants, retail street observations and a Google street view analysis, this research provides an overview of the retail transformations experienced in the CBD and two selected shopping malls in Paarl and Stellenbosch, in combination with the experiences and preferences of disadvantaged and advantaged consumers. The empirical findings confirmed the negative impact on retail in the CBD in Paarl after the building of a new, decentralised shopping mall along with stronger, segregated retail use. On the other hand, the empirical findings in the CBD of Stellenbosch showed a strong sign of retail resilience, alongside a decline in retail in a decentralised shopping mall. The chances of retail resilience and a more resilient CBD, such as in Stellenbosch, were explained by the literature, in the context of diverse cultural, retail and economic facilities, along with the provision of education and public areas and buildings. Furthermore, limited access to retail facilities by disadvantaged consumers in Stellenbosch was not found, probably due to the presence of a very accessible city mall for disadvantaged consumers in the Stellenbosch CBD.