UNSW
Retail Master Plan
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UNSW
Retail Master Plan
The Reasons
• To improve campus life
• To cater for the retail vacuum
caused by VSU
• To replace the old ad-hoc retail
offering with a new campus-wide
planned retail approach
The Team
• Chief Operating Officer
• Facilities Management (now
includes Property Management)
• McLachlan Lister (Project Managers)
• Success Cycle (Food Retail)
The Objectives
• To provide a nutritional and attractive
food offering
• To provide a comprehensive retail service
• To provide price competitive operations
• To increase UNSW’s retail rental
stream
• To minimise UNSW’s costs and risk
The Strategy
• To locate the right type and number of retail
outlets in the right areas
• To refresh the retail offerings on campus by
improving their quality, range and
sustainability
• To minimise the overall impact of the
project’s implementation
• To give food to the ‘foodies’
• To retain long-term commercial flexibility
The Retail Master
Plan
(By Success Cycle)
• The mix, location and number of
food offerings on campus
• The mix and location of the
other retail operations
• Suggested rental returns
What Food Where?
Before:
• Un-planned “shot gun blast’ locations
• Student outlets competing with private
tenants
• No concept of ‘ranging’
• Low quality food by inexperienced student
organisation employees
• No leases in place
What Food Where?
After:
• Planned pedestrian ant-track locations
• Deliberate ranging of food across the three
main areas on campus
• One landlord coordinating all
• High quality food and fit outs by
experienced ‘foodies’
• Standard UNSW retail leases for all
tenants
How Many Food
Outlets?
Recommendations:
•
To reduce the number of food outlets from 41 to 24
Rationale:
•
A ratio of 1 food outlet to 1120 pedestrians
Result:
•
The new and retained food outlets will be more
commercially sustainable
Reward:
•
Space no longer required for de-commissioned
outlets can be re-used for other UNSW objectives
How We Did It
• Where possible, works were
carried out in holiday periods
• Staged
works
to
ensure
adequate
food
offerings
throughout implementation
• 3 stages over an 18 month
period
Stage 1
A new Middle Campus Food Court and Upper Campus Cafe
Landlord
Investment
$0
Tenant
Investment*
$750k
Q Lounge
$0
$300k
It’s a secret!
Bluestone Café
TOTAL
$0
$0
$800k
$1.85m
It’s a secret!
$415k
Outlet
Quadrangle Food
Court
Rental pa
It’s a secret!
* estimates only
Stage 2
A new Upper Campus Food Court.
Outlet
UNSW Fare Base Building
Landlord
Investment
Tenant
Investment*
$1.6m
Rental pa
It’s a secret!
Kebab Classic
$150k
It’s a secret!
Jewel of India
$250k
It’s a secret!
Tasty Bites
$30k
$200k
It’s a secret!
Satay Delight
$80k
$150k
It’s a secret!
Sushi Roll
$170k
It’s a secret!
Stockmarket
$100k
It’s a secret!
$970k
$358k
TOTAL
$1.71m
* estimates only
Stage 3
Upper Campus Licensed Restaurant
Outlet
Landlord
Investment
Tenant
Rental pa
Investment*
Base Building Works
for Restaurants,
Student Centre and
Toilets
$586k
Southern Wok
$270k
$270k
Over $60k
TOTAL
$856k
$270k
Over $60k
* estimates only
Stage 3
Upper Campus Licensed Restaurant
Outlet
Landlord
Investment
Tenant
Rental pa
Investment*
Base Building Works
for Restaurants,
Student Centre and
Toilets
$586k
Southern Wok
$270k
$270k
Over $60k
TOTAL
$856k
$270k
Over $60k
* estimates only
The Good Ones Got
Better
Landlord
Outlet Name
Investment
Oli’s Café
$0
Coffee on Campus
$6k
JG’s Café
$100k
Poolside Café
$16k
Lessor’s Outdoor
$140k
Café Seating
TOTAL
$262k
Tenant
Investment*
$10k
$200k
$400k
$59k
$0
$669k
Rental pa
It’s a secret!
It’s a secret!
It’s a secret!
It’s a secret!
It’s a secret!
$213k
* estimates only
Other Retail
Landlord
Investment
Tenant
Investment
Rental pa
$900k
$600k
It’s a secret!
$22k
$80k
It’s a secret!
$22k
$80k
It’s a secret!
Arc Convenience Store,
Graduation Gift Shop - CLB
$0
$200k
It’s a secret!
Arc Convenience Store
Quadrangle
$0
$100k
It’s a secret!
$945k
$1.06m
$373k
Outlet
Mathews Hall, Mail Print
and Publishing
Chemist
Computer’s Now
TOTAL
estimates only
The Stuff We Didn’t Do
While most of the
recommendations were
number could not be.
Master Plan’s
implemented, a
• Staff Dining Facility – Not commercially
feasible
• Library Lawn Juice Cart – Not practical
• Keep a Flexible Strategy
The Whole Box ‘n Dice
•
•
•
•
•
•
•
•
•
24 food outlets
3 convenience stores
A grqd/gift/logo shop
Doctors, dentist, pharmacist & physios
Optometrist & masseur
Post office, print shop and computer shop
3 banks & 5 ATMs
Hair dresser, travel agent & book shop
A BAAAAAAAR!
The Dough
Landlord
Tenant
Stage
Investment Investment
Stage 1
$0
$1.85m
Stage 2
$1.71m
$970k
Stage 3
$856k
$270k
Other food
$262k
$669k
Other retail
$945k
$1.06m
Total
$3.773m
$4.819m
2006 Base
$0
$0
Rent
$415k
$358k
$60k
$213k
$373k
$1.419m
$619k
Food for Thought
• We’re not foodies
• For every action there is an equal and
opposite criticism
• Property management will win the day:
– Good Campus Services
– Be a Model Landlord
– Each Business must be Sustainable
SO…..
Is the University
Happy?
We’re Tickled Pink!