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Location Intelligence Co-location Archetypes

The Location Intelligence platform identifies retail and commercial gravity through three co-location archetypes: Retail Centres (PRO), Urban Fringe (VWH), and Commuter (PKS). Each archetype describes a distinct clustering pattern that reflects a different type of commercial activity and a different relationship to the surrounding urban geography.

The three-letter codes were ratified on 1 June 2026.

The three archetypes

Code Name Anchor type Status
PRO Retail Centres Grocery hypermarket with hardware and at least one of: price club, lifestyle, or electronics Live — T1/T2/T3 co-location pipeline
VWH Urban Fringe Hardware + trade-supply ecosystem (MRO, tool rental, builders merchant, auto parts) Live — 6,368 clusters (T1=852 / T2=1,327 / T3=4,189)
PKS Commuter Regional transit anchor (airport, rail, bus) + park-and-ride + car rental/hotel enrichment Live — 6,953 clusters (T1=691 / T2=2,658 / T3=3,604)

PRO is the base map product — the foundation of the site-selection dataset. VWH and PKS are overlay archetypes that identify adjacent market structures not captured by grocery-anchored clustering.

PRO — Retail Centres

PRO clusters represent grocery-anchored commercial co-locations at three scales. The pipeline groups anchor-category retail locations that fall within a defined span distance, then assigns each group to one of three tiers based on anchor composition.

Tier definitions

T1 — Regional: A cluster containing a grocery hypermarket and a hardware retailer, plus at least one of a price club, lifestyle retailer, or electronics retailer. Alternatively: four or more anchor-category retailers in a tight cluster (span ≤ 1 km), or three or more anchors in any tight cluster.

T2 — District: A cluster containing a grocery hypermarket and a hardware retailer, with a span no greater than 2.5 km.

T3 — Local: All remaining anchor pairs that do not qualify for T1 or T2.

Current dataset (Phase 23 + Change B, 28 May 2026)

Tier Clusters Countries
T1 1,746 17
T2 2,726 17
T3 2,021 17
Total 6,493

The dataset covers 17 display countries across North America and Europe. The T2 span boundary was set to 2.5 km in the Change B rebuild, tightening the T2 boundary relative to earlier phases.

VWH — Urban Fringe

VWH clusters identify concentrations of hardware and industrial-supply retailers in the absence of grocery anchors. These sites occupy the urban fringe — locations between 5 and 80 km from a major metro centre — and tend to cluster around highway interchanges in areas with adjacent industrial landuse.

Definition

A VWH candidate is a location where one or more hardware retailers are present, no grocery hypermarket is within the cluster span, and the site sits within metro-distance 5–80 km. The typical built form is a 3–6 story multi-storey warehouse or light-manufacturing building, distinct from the one-storey big-box format of the retail park.

VWH locations serve trades contractors, light-manufacturing operators, and just-in-time logistics tenants — not general retail consumers.

Co-location signals

Essential:

Signal Rationale
Highway interchange ≤ 2 km Truck ingress and egress
Population ≥ 300,000 within 30-minute drive Manufacturing and logistics labour
Industrial landuse adjacent Zoning compatibility

Significant:

Signal Rationale
Air cargo airport ≤ 20 km Electronics and components, rapid replenishment
Freight rail ≤ 2 km Just-in-time component delivery
Transit corridor ≤ 500 m Workforce access

Disqualifying: Dense residential immediately adjacent; flood plain; heritage conservation zone; location inside a PRO cluster.

Production results (11 June 2026)

The VWH pipeline is production-grade. Hardware stores (10,338 locations, 45 chains) were profiled as proxy anchors; DBSCAN was run on trade-supply POIs without the hardware anchor (held-out validation); tier rules use group-collapse logic validated at 73.4% hardware co-location on T1+T2 clusters (acceptance threshold: 55%).

Country Clusters
United States 3,167
Germany 648
United Kingdom 543
Canada 506
France 420
Netherlands 240
Italy 226
Poland 171
Total (17 countries) 6,368

Tier distribution: T1 (Full Trade Hub) = 852 (13.4%), T2 (Established) = 1,327 (20.8%), T3 (Emerging / Thin) = 4,189 (65.8%). T3-heavy distribution is expected: full trade hubs combining MRO, tool rental, builders merchant, and auto parts are legitimately rare.

A retail_contamination flag marks clusters where a grocery hypermarket lies within 1 km of the centroid (3,048 clusters; 47.9%). These are dual-use commercial parks — valid VWH co-locations that also include grocery retail.

PKS — Commuter

PKS clusters identify commercial concentrations near regional airports and intercity train stations that sit in a Commuter belt 15–150 km from a major metro centre. The defining demand pattern is park-and-fly or park-and-train travel: residents of a Regional Market drive to a transit node, park, and travel to the Metro Market.

Definition

A PKS candidate is a regional transit node — airport or intercity train station — at metro distance 15–150 km. Nodes within 15 km of the metro centre are classified as suburban rather than regional; nodes beyond 150 km are considered standalone markets with a separate metro relationship.

The defining commercial signal at a PKS location is car rental. Auto parts, fuel stations, quick-service restaurants, and convenience stores are secondary signals.

Co-location signals

Essential:

Signal Rationale
Regional transit anchor ≤ 3 km Airport or intercity station with direct metro service
Metro isolation 15–150 km Defines the regional relationship
T1 or T2 cluster ≤ 10 km Same population generates parking demand
Regional population ≥ 150,000 Minimum demand for multi-storey parking

Significant:

Signal Rationale
Car rental ≤ 1 km Arriving travellers require transport
Hotel cluster ≤ 500 m Business travel and multi-day parking
Second transit mode ≤ 5 km Multi-modal integration

Disqualifying: Major hub within 15 km; population under 100,000; no direct metro service.

Production results (11 June 2026)

The PKS pipeline is production-grade. Park-and-ride records (23,117 locations) serve as the primary geographic anchor — actual car→transit transition points distributed independently of rail network geometry. Transit modes are enrichment signals; car rental and hotel presence define commercial maturity. Tier rules use mode-group collapse (intercity_rail + commuter_rail collapse to the RAIL group, preventing artificial bimodality inflation).

Tier Clusters % Definition
T1 (Regional Hub) 691 9.9% Multi-modal + full commercial ecosystem
T2 (Transit Interchange) 2,658 38.2% Transit + at least one commercial signal
T3 (Transit Node) 3,604 51.9% Transit present; commercial opportunity
Total 6,953

Commercial enrichment: car rental chains (hertz-eu, avis-eu, europcar-eu, sixt-eu, and others) and hotel chains (ibis-eu, premier-inn-gb, holiday-inn-express-us, and others) are all ingested and active in the production build.

Major hub filter

Airports with a T1 PRO cluster within 5 km are excluded as likely major commercial hubs. Major airports generate their own retail gravity and do not exhibit the park-and-transit pattern. The filter correctly removes LAX, JFK, LHR, and CDG.

Future enhancements

  • Airport passenger volume data (CAPA or IATA) to replace the T1-adjacency hub proxy with a direct traffic-based classifier
  • Parking operator directory: Q-Park, APCOA, NCP, Indigo/Vinci (EU); SP+ (US)

Map integration

VWH and PKS appear as overlay layers under the ★ Regional Markets section in the layer control panel.

VWH toggle — displays orange dots at Urban Fringe candidate locations. When active, cluster bubbles fade to 10% opacity to reduce visual interference.

PKS toggle — displays teal dots at integrated candidates (T1/T2 cluster within 10 km) and grey dots at standalone candidates. The same 10% bubble fade applies.

Both layers persist across view transitions — the fade state is maintained when switching between the Retail View and the BentoBox market detail panel.

See also

Data Sources

Map and location data © OpenStreetMap contributors / ODbL.

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