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 | Predicate-gate composition test — grocery hypermarket plus hardware/warehouse/lifestyle anchor combinations | Live — Regional/District/Local/Fringe tier pipeline |
| VWH | Urban Fringe | Hardware + trade-supply ecosystem (MRO, tool rental, builders merchant, auto parts) | Live — production co-location pipeline across three tiers |
| PKS | Commuter | Regional transit anchor (airport, rail, bus) + park-and-ride + car rental/hotel enrichment | Live — production co-location pipeline across three tiers |
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, assigned to one of four tiers by a predicate-gate test — each tier requires every listed condition to pass, not an additive score against a threshold. The gate definitions are set out in full in the catchment ranking methodology, which is the canonical statement of the tier logic; what follows summarises what distinguishes each tier.
Tier definitions
Tier 1 — Regional: A Hypermarket anchor paired with a Warehouse or Lifestyle anchor; catchment population among the highest in its country in both the primary and secondary zones; a hospital serving a regional catchment within the civic ring; and no substantial trade-area overlap with a stronger cluster.
Tier 2 — District: A Hypermarket anchor plus a Hardware or Warehouse anchor; strong but sub-Regional catchment population, matched by comparable reach on at least one spend category; a hospital serving at least a district-level catchment within the civic ring.
Tier 3 — Local: A Hardware or Warehouse anchor; catchment population at or above the country median; a hospital of any kind within the civic ring.
Tier 4 — Fringe: All clusters that do not pass the Tier 1, 2, or 3 gates.
The anchor classes — Hypermarket (large-format grocery), Lifestyle, Hardware, and Warehouse — are defined in the retail brand-family taxonomy. Neighbourhood-format grocery chains are deliberately excluded: their density would generate false-positive clusters rather than genuine anchor convergence.
Dataset shape and coverage
The production dataset is heavily weighted toward the lower tiers. Fringe clusters outnumber the three qualifying tiers combined, each successive tier down is materially larger than the one above it, and Regional clusters are a small fraction of the total. Coverage spans seven headline countries — the United States, Mexico, Spain, Germany, Canada, France, and Great Britain — plus additional markets not yet broken out individually. Tier boundaries are periodically re-tuned as anchor-chain coverage and the underlying retail footprint change.
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 — a band of distance beyond the immediate metro core but short of standalone-market territory — 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 the Urban Fringe metro-distance band. The typical built form is a 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 nearby | Truck ingress and egress |
| Sufficient population within a short drive | Manufacturing and logistics labour |
| Industrial landuse adjacent | Zoning compatibility |
Significant:
| Signal | Rationale |
|---|---|
| Air cargo airport within reach | Electronics and components, rapid replenishment |
| Freight rail nearby | Just-in-time component delivery |
| Transit corridor nearby | Workforce access |
Disqualifying: Dense residential immediately adjacent; flood plain; heritage conservation zone; location inside a PRO cluster.
Production status
Urban Fringe classification is production-grade. Hardware retailers serve as the profiled proxy anchor, and the trade-supply clustering was validated before the classification was promoted to production.
The dataset spans thousands of clusters across the 17 display countries, concentrated most heavily in the United States with meaningful coverage across several other North American and European markets.
Clusters are distributed across the three tiers in the expected shape: a small minority reach the Full Trade Hub tier, a larger share reach the Established tier, and the majority sit in the Emerging/Thin tier. That T3-heavy distribution is expected — a full trade hub combining MRO, tool rental, builders merchant, and auto parts is a legitimately rare combination.
Some VWH clusters sit close enough to a grocery hypermarket to function as 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 beyond the immediate metro core but short of standalone-market distance. 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 — within the Commuter metro-distance band. Nodes closer than that band are classified as suburban rather than regional; nodes beyond it 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 nearby | Airport or intercity station with direct metro service |
| Metro isolation within the Commuter band | Defines the regional relationship |
| PRO T1 or T2 cluster nearby | Same population generates parking demand |
| Sufficient regional population | Minimum demand for multi-storey parking |
Significant:
| Signal | Rationale |
|---|---|
| Car rental nearby | Arriving travellers require transport |
| Hotel cluster nearby | Business travel and multi-day parking |
| Second transit mode nearby | Multi-modal integration |
Disqualifying: Major hub within the immediate metro core; population below a minimum viable threshold; no direct metro service.
Production status
Commuter classification is production-grade. Park-and-ride records serve as the primary geographic anchor — actual car-to-transit transition points distributed independently of rail network geometry. Transit modes are enrichment signals; car rental and hotel presence define commercial maturity. Related transit-mode categories are grouped together before tiering, to prevent related modes from inflating an apparent multi-modal signal.
Clusters are distributed across three tiers. A Regional Hub tier combines multi-modal access with a full commercial ecosystem. A Transit Interchange tier combines transit with at least one commercial signal. A larger Transit Node tier is where transit is present but commercial opportunity remains to be proven out.
Commercial enrichment draws on the major car rental and hotel chains active in each market, reflected in the current dataset.
Major hub filter
Airports adjacent to a major PRO retail cluster are excluded as likely major commercial hubs. The largest international airports generate their own retail gravity and do not exhibit the park-and-transit pattern the archetype is built to find; the adjacency filter removes them.
Planned enhancements
The following are planned, not current capability:
- Airport passenger-volume data, intended to replace the current adjacency-based hub proxy with a direct traffic-based classifier
- A parking-operator directory covering the major operators active in each market
Map integration
VWH and PKS are available as overlay layers alongside the core Retail Centres (PRO) view, so a reviewer can see Urban Fringe and Commuter candidates together with the base retail-cluster map. PKS candidates are further distinguished as integrated — near a PRO Tier 1 or Tier 2 cluster — or standalone, consistent with the Commuter definition above.
Data Sources
Map and location data © OpenStreetMap contributors / ODbL.
See also
- Catchment Ranking Methodology — the canonical statement of the PRO tier gates
- Co-location Methodology — the anchor-composition test that drives PRO tier assignment
- Co-location Ranking System — the five-rank commercial density index that ranks PRO clusters
- Retail Brand-Family Taxonomy — the anchor classes referenced throughout
- Regional Markets Intelligence System — the 400-market set built on PRO cluster data
- Top 400 Regional Markets — North America — qualifying set of suburban-regional PRO markets in NA
- Top 400 Regional Markets — Europe — qualifying set of suburban-regional PRO markets in EU
- Distance-Band Methodology — how demand zones are measured around each cluster centroid