Site SelectionIndex

Site Selection covers the strategy and investment thesis behind "near Power Centres" — the discipline that decides where a building goes before land changes hands.

Start here: Retail Co-Location Intelligence

Where to start

Twenty-seven articles cover how a Development Site is found, scored, and cleared for purchase. These eight run that sequence end to end and reach every group below.

• Co-location methodology — The deterministic framework that classifies a commercial node by where capital-intensive retailers converge. The most-cited article on this wiki.
• Retail co-location intelligence — The entry point: what the analysis produces, and how a classified site list is built from public location data.
• Co-location strategy — Why professional centres are sited beside national retail anchors, and what that transposes onto office demand.
• Power Centres — The retail hubs every candidate site is measured against.
• Co-location anchors — The large-format retailers whose verified presence qualifies a node. This is the binary test the dataset turns on.
• Ranking system — How clusters are tiered within a country, how overlaps are resolved, and how ties are broken.
• Catchment ranking methodology — The current four tier gates: anchor composition, catchment rank, civic infrastructure, and spatial independence.
• Zoning acquisition standard — No parcel is bought without a verified entitlement position and an active development timeline.

Strategy and Investment Thesis

The nine articles behind "near Power Centres": the analysis framework, the site-positioning logic, the investment case, and where the land itself comes from. Proximity to an operating Power Centre transfers necessity-retail demand stability onto adjacent office space — that transfer is the thesis these articles argue.

• Retail co-location intelligence — overview — Systematic geographic analysis identifying and classifying retail sites where large-format categories converge within defined catchment radii.
• Retail co-location methodology — A deterministic spatial-analysis framework that classifies commercial real-estate nodes by the objective convergence of independent, capital-intensive retail operators — independent corroboration in place of market sentiment.
• Co-location strategy — The strategy of positioning professional centres adjacent to national retail anchors to transpose retail resilience onto office demand.
• Co-location investment thesis — The investment thesis that commercial nodes where institutional-grade retailers converge within defined catchment radii present objectively verifiable, superior site characteristics.
• Power centre co-location thesis — Site-selection discipline requiring Qualified Investment sites to co-locate with operating Power Centre anchors, aligning development to proven National Retailer Rollout Programs.
• Institutional retail halo — Economic thesis that co-location with grocery-anchored Power Centres transfers the cash-flow stability of necessity retail to adjacent Woodfine professional office space.
• Power Centre land availability — Woodfine's land-sourcing thesis: the excess parking Power Centre owners reserve against future National Retailer demand is frequently underutilized and available for purchase.
• Co-location convergence thesis — Three trends converge at a Power Centre — live/work/play shopping-centre design, underutilized parking land, and a shortage of professional leasable space — and Woodfine's professional-hours tenancy is built to capture each of them.
• Location intelligence co-location archetypes — Three co-location archetypes — Retail Centres, Urban Fringe, and Commuter — identifying distinct commercial clustering patterns across 18 countries in North America and Europe.

Anchors and Tenants

What a site is measured against. Seven articles define the retail hubs, the qualifying anchors, the four tier labels applied to them, and the professional occupiers whose institutional identity anchors building credibility.

• Power centres — Retail hubs anchored by multiple big-box national retailers, serving as the primary site-selection anchors for Woodfine co-location deployments.
• Co-location anchors — Large-format national retailers whose verified presence within defined proximity thresholds is the binary qualifying criterion for commercial node inclusion.
• Co-location target hierarchy — The signals the co-location dataset looks for and the role each plays — a hypermarket anchor, category-dominant co-anchors, and civic institutions — and why the current tier system requires each one independently rather than summing them into a score.
• Co-location tier nomenclature — The four tier labels — Regional, District, Local, Fringe — visible on the co-location map are named after the International Council of Shopping Centres retail property hierarchy, though only "Regional" is a genuine ICSC term; District, Local, and Fringe are the platform's own naming choices. Introduced together with the current predicate-gate scoring system in May 2026.
• National tenants — Revenue-driving professional occupiers — academic, medical, and civic — whose institutional identity anchors building credibility and stabilizes the mix-of-use tenant composition.
• Retail brand family taxonomy — Every retail location on the co-location map carries a brand family classification that determines how the location is displayed and, for some families, whether it contributes to cluster scoring. The taxonomy was designed around the anchor types used in the co-location methodology while remaining extensible to the full range of ingested operators.
• Retail Centres — Retail Centres are neighbourhood commercial centres anchored by grocery, pharmacy, bank, and casual dining — one of three Location Intelligence co-location archetypes, and the base map product for the site-selection dataset.

Commuter Belts and the Urban Fringe

Two of the three co-location archetypes: transit-adjacent sites carrying significant parking, and large-format retail and distribution-industrial activity on the metropolitan periphery. The third, Retail Centres, sits under Anchors and Tenants above.

• Commuter — Commuter clusters identify transit-adjacent commercial sites with significant parking — commuter rail, transit hubs, park-and-ride, and highway-exit commercial — one of three Location Intelligence co-location archetypes.
• Urban Fringe — Urban Fringe clusters identify large-format retail and distribution-industrial activity on the urban periphery — big-box hardware, home improvement, and logistics — one of three Location Intelligence co-location archetypes.

Site Scoring and Trade Areas

How a qualifying anchor becomes a classified cluster. Seven articles cover cluster formation, deduplication of overlapping candidates, the deterministic tier engine, and the distance bands scoring runs against.

• Co-location cluster formation — The pipeline step that converts each qualifying anchor store into a candidate co-location cluster; overlapping candidates from a single trade area are resolved by deduplication before ranking inputs are aggregated.
• Cluster deduplication threshold — The co-location index pipeline deduplicates overlapping clusters that represent the same commercial zone using a fixed, tightly-set proximity threshold, retaining the cluster with the higher secondary operator count.
• Retail co-location ranking system — The deterministic mechanics behind cluster ranking on the co-location platform — country-relative percentile ranking, the overlap test between neighbouring clusters, and the tiebreak order applied within a tier.
• Composition-based catchment ranking methodology — The current predicate-gate system that assigns each co-location cluster to one of four tiers — Regional, District, Local, Fringe — using anchor composition, national catchment rank, civic infrastructure, and spatial independence, introduced May 2026 to replace an earlier composite-score model.
• Geographic co-location methodology — Predicate-gate tier system classifying retail co-location clusters by anchor composition, catchment rank, and civic presence to identify development sites by anchor strength.
• Distance-band methodology — primary and secondary demand zones — Each co-location cluster is assigned two straight-line distance bands — a primary zone within 35 km and a secondary zone from 35 km to 150 km — that determine the population and spend attributed to it.
• Trade-area methodology — Honest labelling of demand geography — why straight-line distance bands are never called catchments, and the planned move to isochrones and observed origins.

Before Land Is Bought

The two tests a candidate site clears before purchase: a verified entitlement position on the parcel — a permitted use or an evidenced, achievable rezoning path — and independent GIS verification of its tier.

• Zoning acquisition standard — Pre-purchase entitlement verification: every parcel is acquired against either a permitted use or an evidenced, achievable rezoning path, with an active development timeline and no speculative land banking.
• Asset evaluation protocol — How the co-location classification matrix drives Woodfine's commercial asset acquisition targeting: the tier classification as the entry criterion, deterministic scoring on public location data as the verification method.

See also

• Regional Markets
• Maps and Data