Ho Chun Wang, Steven. / "Architecture Department, Chinese University of Hong Kong, Master of Architecture Programme 2009-2010, design report." / "May 2010." / Includes bibliographical references (p. 113). / Chiefly in English, some text in Chinese. / Chapter Part I --- BACKGROUND STUDIES / Schedule --- p.4 / Crisis --- p.8 / Flow Chart --- p.9 / Thesis Abstract --- p.11 / Statistics --- p.12 / Chapter Part II --- RESERACH / Consumption and urban life --- p.19 / Shopping habits in Hong Kong --- p.20 / HK as city of shopping --- p.21 / Critical changes in shopping development --- p.22 / Railway and Malls --- p.23 / Impact of Comprehensive Development Area (CDA) --- p.24 / Change in living form --- p.25 / Climate change --- p.26 / Typology of shopping --- p.27 / Definition of Public spaces --- p.31 / How public is public space? --- p.32 / Restrictions in ... --- p.34 / Is public space dead? --- p.36 / Disintegration of programs --- p.42 / Integration of programs --- p.43 / Integration of POPS and Mall --- p.44 / Program organization in mall --- p.47 / Chapter Part III --- DESIGN DEMONSTRATION / Potential site -Tai Wai station --- p.50 / Original planning concept --- p.51 / Future development --- p.52 / Necessity of civic programs --- p.53 / Design strategies --- p.54 / Relationship between retail and civic programs --- p.56 / Differences between PS & POPS --- p.57 / Process of development --- p.58 / Distribution of mass --- p.60 / Spatial hierarchy of landscape --- p.62 / Programs location --- p.63

[pt] O mercado de shopping centers vive um momento único no Brasil. Suportado pela expansão do crédito e aumento da massa salarial, o setor de varejo segue muito forte, o que vem impulsionando a demanda por áreas de vendas em shoppings. Tradicionalmente voltados às classes altas, nos últimos anos este cenário começou a mudar com o enriquecimento das classes mais baixas, que fez com que surgisse um grande mercado consumidor até então não atendido: a classe média emergente. Como reflexo da estabilidade econômica e desenvolvimento do mercado de capitais, as empresas enfim tiveram acesso a funding seguro e de baixo custo para custear seus investimentos, o que fez com que o número de shoppings centers crescesse vertiginosamente no país. A avaliação de projetos de shopping centers é tradicionalmente realizada através do método de Fluxo de Caixa Descontado. Apesar de muito difundida, a eficácia desta metodologia vem sendo muito questionada por não considerar o valor das flexibilidades existentes no projeto, ou opções reais. Opções como expandir o shopping ou construir um empreendimento comercial no terreno não utilizado, podem aumentar significativamente o retorno esperado dos projetos e devem ser levados em conta no momento da avaliação. Neste trabalho é apresentada a aplicação da Teoria de Opções Reais na avaliação de um projeto de desenvolvimento de shopping center, considerando-se que o projeto original poderia ser expandido (opção de expansão) ou abandonado (opção de abandono). Como resultado, as opções reais analisadas somaram 11,01 milhões de reais, representando um incremento de 7,55 por cento no valor ao projeto, ou 110,0 por cento no VPL, um valor relevante e que não poderia ser desprezado. / [en] The Brazilian market for shopping malls witnesses a unique moment in history. Supported by credit expansion and the increase on individuals income, the retail sector remains strong, which keeps boosting demand for sales areas in malls. Traditionally aiming higher income classes, recently this began to change with the income growth of the lower classes, which culminated in the appearance of a new consumer market: the emerging middle class. Reflecting the economic stability and development of capital markets, companies finally have access to safe and low cost funding alternatives to finance their investments, which caused the number of malls in the country to grow sharply. The valuation of malls projects is traditionally made with the Discounted Cash Flow methodology. Although widespread, the effectiveness of this methodology has been criticized as it does not consider the value of existing flexibilities in the project, also known as real options. Options to expand the mall or build a commercial enterprise on the unused land, can significantly increase the expected return of the projects and should be taken into account during the valuation process. This work presents the application of real options theory to assess a project of mall development, considering that the original project could be expanded (expansion option) or abandoned (abandonment option). As a result, the real options analyzed added BRL 11,01 million, which represent an increase of 7,55 per cent to the Project value, or 110,0 per cent to the NPV, a relevant amount and that should not be disregarded.

在政府政策之引導下，使得商業不動產與零售業結合之購物中心開發案，在幾年之內開發數十座大型購物中心，台灣地區是目前全世界大型購物中心發展最快速的地區，這個經驗是全世界過去所沒有的。本研究為探索性、計質法之研究，研究之目的在回答：一、開發商對大型購物中心區位選擇對定位之影響為何？ 二、大型購物中心之發展過程對其定位之決策有何影響？ 三、開發商對大型購物中心購物與娛樂兩種主要功能之定位決策考慮為何？ 希望藉由本研究，能對大型購物中心之開發業者在進行定位時，提供一些較深入的建議與參考。 第一章 緒論 1 第一節 研究動機與目的 3 第二節 研究目的 5 第三節 研究範圍 5 第四節 章節結構 6 第二章 文獻探討 7 第一節 大型購物中心定位之定義 7 一、大型購物中心之定義 7 二、購物中心之定位 9 第二節 實證研究文獻探討 12 一、以消費者重視程度區分 12 二、以適合台灣本土之特性區分 14 三、以世界之發展趨勢區分 16 四、以吸引客戶之原因區分 17 第三節 台灣購物中心產業發展之特性 18 第四節 台灣地區大型購物中心的開發 20 第五節 專家意見 24 第六節 文獻探討結論 29 第三章 研究方法 30 第一節 研究方法與程序 30 第二節 研究變數與衡量方式 31 第三節 研究對象 33 第四節 深度訪談之問題設定 34 第五節 分析架構 35 第四章 個案探討 36 第一節 京華城（Core Pacific City） 36 第二節 台茂購物中心（TAIMALL) 40 第三節 月眉育樂世界（Discovery World） 45 第四節 天保山購物中心 50 第五章 命題發展 55 第一節 個案分析 55 第二節 命題發展 60 一、 區位選擇對購物中心之定位之影響 60 二、 發展過程對購物中心之定位之影響 63 三、 開發團隊對購物中心定位之影響 66 第六章 結論與建議 68 第一節 研究結論 68 第二節 研究限制 71 第三節 研究建議 72 一、 對開發商的建議 72 二、 對後續研究者的建議 74 參考文獻 75 中文部份： 75 英文部份： 76 附件一 京華城購物中心—參考資料 77 附件二 台茂開發案—參考資料 79 附件三 月眉育樂世界—參考資料 81 附件四 日本天保山購物中心—參考資料 83 / Due to government’s policy, the projects that combine the commercial real estate and retail functions are developed rapidly within these couple years. Taiwan is the most rapid area for the shopping center development, this kind of experience cannot find in the world. This is an exploratory and qualitative research. The purposes are to answer: 1.What are the influences of location to positioning of the shopping center developers? 2.What are the influences of positioning decision due to development process? 3. What are the consideration of the merchandise and entertainment functions to the shopping center developers? This research can provides some advance advices and suggestions to the shopping center developers.

<p>Forskningsfråga: Vad finns det för skillnader respektive likheter i beteende mellan män och kvinnor när de shoppar kläder och skor?</p><p>Syfte: Syftet med uppsatsen är att genom observationer, intervjuer och fokusgrupper undersöka samt skapa förståelse för vilka skillnader och likheter i shoppingbeteende det finns mellan män och kvinnor.</p><p>Metod: En deduktiv ansats har använts där vi tagit fram hypoteser. Vi har observerat män och kvinnor när de shoppar och sedan, med tester i SPSS, bevisat hur verkligheten ser ut samt accepterat eller förkastat hypoteserna. Testerna har genomförts i statistikprogrammet SPSS. En kvantitativ metod har använt då vi observerat och en kvalitativ metod har använts då vi även genomfört fokusgrupper samt en intervju.</p><p>Referensram: Uppsatsens fokus ligger i könsskillnader i shopping då vi framförallt utgått från Paco Underhills teorier och observationer. Även hedonistisk och ändamålsenligt beteende är av stor betydelse samt hur människans behov, önskemål och värderingar fungerar.</p><p>Slutsats: Våra resultat har visat att det finns fler likheter än skillnader i beteende hos män och kvinnor när de shoppar kläder och skor. Resultaten av vår uppsats indikerar på att mannens shoppingbeteende alltmer börjar likna kvinnans.</p> / <p>Researched question: What kind of differences and similarities is there between men and women when they shop clothes and shoes?</p><p>Purpose: The purpose of this paper is that thru observations, interviews and focus groups investigate and create an understanding of what differences and similarities there are between men and women when they shop clothes and shoes.</p><p>Method: A deductive approach has been used where we have developed six hypotheses. We have been observing men and women when they shop and thru that showed how the reality looks and proved whether the hypotheses where accepted or rejected. The results are shown in tests and diagrams that's has been carried out in SPSS. Both a quantitative and qualitative method has been used thru observations, focus groups and an interview.</p><p>Frame of reference: The focus of the paper lies in what gender differences there is in shopping behavior while shopping clothes and shoes. The main theories are taken from Paco Underhill's theories and observations. Hedonic and utilitarian behaviors and how humans create needs, desires and values, are also of great importance.</p><p>Conclusion: Our results have shown that there are more similarities than differences between male and female behavior when they shop clothes and shoes. The results of this paper indicate that male shopping behavior is starting to transform into female shopping behavior.</p>

Abstract Key words:E-commerce, women, online purchasing behavior, online shopping, Internet shopping Purpose: The purpose of this thesis is to map out the present behavior of women between 40-55 years concerning Internet shopping. Fur-thermore, the research aims at finding and analyzing factors that might help marketers when persuading the target group to increase their usage of Internet as a purchasing channel for home textile and decorations. Background: Along with the increasing usage of computers, E-commerce has emerged as a sales channel, and grows rapidly in Sweden. Due to the high growth rate many companies start up web sites for E-commerce. Hemtex AB followed this trend and started their web shop in October 2008 (S. Lindström, personal communication, 2008-10-30). Studies have shown younger consumers to be more frequent online shoppers than older consumers (HUI, 2006) and men to make more online purchases than women (Belanger et al, 2002). This might imply some difficulties for Hemtex concerning their start up of a web shop, since their main target group conists of women in the age 40-55 years. This demographic group is however large and has a high purchasing power (SCB, 2008), which mean it is a profitable group to target for marketers in various industries. One major difficulty with online shopping is the inability to touch the product before purchasing it, which can be a difficulty to overcome when selling textiles on the Internet (Forsythe &amp; Shi, 2003). There-fore it is interesting to conduct research of the online purchasing behavior and habits of women age 40-55 years concerning the home textile industry. Method: The purpose of this thesis was achieved by using customers of Hemtex AB as a critical case to take part in a survey as well as in a focus group. Two models concerning consumers‟ intention to make purchases in an online environment were used to analyse the out-come of the survey and the focus group. Conclusion: The thesis determined computer experience and age of women to have an impact on whether they make online purchases or not. The largest obstacle for online shopping was payment discomfort and the largest benefit of shopping online was the conveniece factor. Several factors that could increase the probability for women of making online purchases age 40-55 was discovered, and specific rec-ommendations for marketers which target women in this age group were developed. Furthermore, one of the models concerning con-sumers‟ intention to make purchases‟ in an online environment was modified to focus the intentions of women to shop online. / Sammanfattning Sökord: E-handel, kvinnor, Internet köpbeteende, Internet handel Syfte: Syftet med den här uppsatsen är att kartlägga det nuvarande köpbe-teendet bland kvinnor i åldern 40-55 år beträffande Internet shop-ping. Vidare ämnar forskningen att hitta och analysera faktorer som kan hjälpa marknadsförare att få målgruppen att öka sitt användan-de av Internet som ett medium för att handla hemtextilier och in-redning. Bakgrund: Samtidigt som användandet av datorer ökar så har E-handeln ut-vecklats som säljkanal och ökar snabbt i Sverige. På grund av den höga tillväxten väljer många företag att starta webbsidor för E-handel. Hemtex AB har följt trenden och startade sin Webbutik i Oktober 2008 (S. Lindström, personlig kommunikation, 2008-10-30). Studier har visat att yngre konsumenter tenderar att handla mer på Internet än äldre konsumenter (HUI, 2006) och att män handlar mer än kvinnor (Belanger et al, 2002). Detta skulle kunna innebära svårigheter för Hemtex när de startar upp en Webbutik eftersom deras huvudmålgrupp består av kvinnor i åldern 40-55 år. Denna demografiska grupp är stor och har stark köpkraft (SCB, 2008), vil-ket betyder att det är en lönsam grupp att rikta sig mot för mark-nadsförare i olika branscher. En stor svårighet med E-handel är att man inte kan undersöka varan före köp, detta kan vara en svårighet att överkomma när man ska sälja särskilt textiler över Internet (For-sythe &amp; Shi, 2003). Därför är det intressant att forska i köpbeteen-det på Internet bland kvinnor i åldern 40-55 år beträffande hemtex-tilbranschen. Metod: Syftet med uppsatsen uppfylldes genom att ett urval av Hemtex kunder fick delta i en enkätundersökning samt i en fokusgrupp. Två modeller om konsumenters avsikt att göra köp i på Internet använ-des för att analysera resultatet av enkäten och fokusgruppen. Slutsats: Uppsatsens resultat var att datavana och ålder hade en effekt på om kvinnorna genomförde ett köp på internet eller inte. Det största hindret för köp på Internet var osäkerhet kring betalning och den största fördelen med Internet köp var bekvämlighet. Flera faktorer som kunde öka sannolikheten för kvinnor i åldern 40-55 att göra In-ternet köp var identifierade, och specifika rekommendationer fast-ställdes för marknadsförare som riktar sig till den här åldersgruppen. Vidare utvecklades en av de teoretiska modellerna om 'konsumenters avsikt att göra köp i en Internet miljö' för att fokusera på kvinnors avsikter att handla på Internet.

In the field of consumer goods the ecommerce industry has been growing rapidly. This rapid growth has created significant pressure on traditional retailers forcing them to institute change or risk being removed from the market. The primary objective of this study was to examine the shopping behavior of Umeå inhabitants in the Retail vs. Online Channels of the clothing sector. The goal was to identify key decision factors that cause consumers to choose a specific purchasing channel and use this information to create and test a conceptual model. The model focused on five decision factors including: (1) Loyalty (online, retail), (2) Physical Product, (3) Price, (4) Promotion, and (5) Convenience. We were also were interested in whether IT affinity (level of Internet browsing experience) had a direct relationship to the decision factors. To satisfy our research objective a deductive quantitative method was chosen. Information was tested in the form of a self-completion survey using a sample taken from 113 Umeå, Sweden residents between the ages of 18-29. This age group was specifically chosen, as almost 90% made purchases within a 4-month period (HUI, 2012 p.6). In the final analysis we concluded that all five decision factors in the Online Channel correlated whether positively or negatively, i.e., in some manner affected the final purchasing decision. The decision factors Loyalty Online, Promotion, and Physical Product were the strongest factors influencing the decision to purchase online. Price and IT Affinity correlated with Convenience, which in turn, correlated with Promotion, a decision factor contributing to online purchasing. Physical Product negatively correlated. Regarding the Retail Channel, the Physical Product was the strongest and only significant decision factor correlating positively to retail purchasing. With this understanding we conclude to a certain extent that consumers with a strong desire to try a physical product need other motivational factors to change channels toward online purchasing. Research on a larger scale would provide additional insight in this rapidly growing and interesting market.

Forskningsfråga: Vad finns det för skillnader respektive likheter i beteende mellan män och kvinnor när de shoppar kläder och skor? Syfte: Syftet med uppsatsen är att genom observationer, intervjuer och fokusgrupper undersöka samt skapa förståelse för vilka skillnader och likheter i shoppingbeteende det finns mellan män och kvinnor. Metod: En deduktiv ansats har använts där vi tagit fram hypoteser. Vi har observerat män och kvinnor när de shoppar och sedan, med tester i SPSS, bevisat hur verkligheten ser ut samt accepterat eller förkastat hypoteserna. Testerna har genomförts i statistikprogrammet SPSS. En kvantitativ metod har använt då vi observerat och en kvalitativ metod har använts då vi även genomfört fokusgrupper samt en intervju. Referensram: Uppsatsens fokus ligger i könsskillnader i shopping då vi framförallt utgått från Paco Underhills teorier och observationer. Även hedonistisk och ändamålsenligt beteende är av stor betydelse samt hur människans behov, önskemål och värderingar fungerar. Slutsats: Våra resultat har visat att det finns fler likheter än skillnader i beteende hos män och kvinnor när de shoppar kläder och skor. Resultaten av vår uppsats indikerar på att mannens shoppingbeteende alltmer börjar likna kvinnans. / Researched question: What kind of differences and similarities is there between men and women when they shop clothes and shoes? Purpose: The purpose of this paper is that thru observations, interviews and focus groups investigate and create an understanding of what differences and similarities there are between men and women when they shop clothes and shoes. Method: A deductive approach has been used where we have developed six hypotheses. We have been observing men and women when they shop and thru that showed how the reality looks and proved whether the hypotheses where accepted or rejected. The results are shown in tests and diagrams that's has been carried out in SPSS. Both a quantitative and qualitative method has been used thru observations, focus groups and an interview. Frame of reference: The focus of the paper lies in what gender differences there is in shopping behavior while shopping clothes and shoes. The main theories are taken from Paco Underhill's theories and observations. Hedonic and utilitarian behaviors and how humans create needs, desires and values, are also of great importance. Conclusion: Our results have shown that there are more similarities than differences between male and female behavior when they shop clothes and shoes. The results of this paper indicate that male shopping behavior is starting to transform into female shopping behavior.

<h2><strong>Abstract</strong></h2><p><strong>Key words</strong>:E-commerce, women, online purchasing behavior, online shopping, Internet shopping</p><p><strong>Purpose</strong>: The purpose of this thesis is to map out the present behavior of women between 40-55 years concerning Internet shopping. Fur-thermore, the research aims at finding and analyzing factors that might help marketers when persuading the target group to increase their usage of Internet as a purchasing channel for home textile and decorations.</p><p><strong>Background</strong>: Along with the increasing usage of computers, E-commerce has emerged as a sales channel, and grows rapidly in Sweden. Due to the high growth rate many companies start up web sites for E-commerce. Hemtex AB followed this trend and started their web shop in October 2008 (S. Lindström, personal communication, 2008-10-30). Studies have shown younger consumers to be more frequent online shoppers than older consumers (HUI, 2006) and men to make more online purchases than women (Belanger et al, 2002). This might imply some difficulties for Hemtex concerning their start up of a web shop, since their main target group conists of women in the age 40-55 years. This demographic group is however large and has a high purchasing power (SCB, 2008), which mean it is a profitable group to target for marketers in various industries. One major difficulty with online shopping is the inability to touch the product before purchasing it, which can be a difficulty to overcome when selling textiles on the Internet (Forsythe & Shi, 2003). There-fore it is interesting to conduct research of the online purchasing behavior and habits of women age 40-55 years concerning the home textile industry.</p><p><strong>Method</strong>: The purpose of this thesis was achieved by using customers of Hemtex AB as a critical case to take part in a survey as well as in a focus group. Two models concerning consumers‟ intention to make purchases in an online environment were used to analyse the out-come of the survey and the focus group.</p><p><strong>Conclusion</strong>: The thesis determined computer experience and age of women to have an impact on whether they make online purchases or not. The largest obstacle for online shopping was payment discomfort and the largest benefit of shopping online was the conveniece factor. Several factors that could increase the probability for women of making online purchases age 40-55 was discovered, and specific rec-ommendations for marketers which target women in this age group were developed. Furthermore, one of the models concerning con-sumers‟ intention to make purchases‟ in an online environment was modified to focus the intentions of women to shop online.</p> / <h2>Sammanfattning</h2><p><strong>Sökord</strong>: E-handel, kvinnor, Internet köpbeteende, Internet handel</p><p><strong>Syfte</strong>: Syftet med den här uppsatsen är att kartlägga det nuvarande köpbe-teendet bland kvinnor i åldern 40-55 år beträffande Internet shop-ping. Vidare ämnar forskningen att hitta och analysera faktorer som kan hjälpa marknadsförare att få målgruppen att öka sitt användan-de av Internet som ett medium för att handla hemtextilier och in-redning.</p><p><strong>Bakgrund</strong>: Samtidigt som användandet av datorer ökar så har E-handeln ut-vecklats som säljkanal och ökar snabbt i Sverige. På grund av den höga tillväxten väljer många företag att starta webbsidor för E-handel. Hemtex AB har följt trenden och startade sin Webbutik i Oktober 2008 (S. Lindström, personlig kommunikation, 2008-10-30). Studier har visat att yngre konsumenter tenderar att handla mer på Internet än äldre konsumenter (HUI, 2006) och att män handlar mer än kvinnor (Belanger et al, 2002). Detta skulle kunna innebära svårigheter för Hemtex när de startar upp en Webbutik eftersom deras huvudmålgrupp består av kvinnor i åldern 40-55 år. Denna demografiska grupp är stor och har stark köpkraft (SCB, 2008), vil-ket betyder att det är en lönsam grupp att rikta sig mot för mark-nadsförare i olika branscher. En stor svårighet med E-handel är att man inte kan undersöka varan före köp, detta kan vara en svårighet att överkomma när man ska sälja särskilt textiler över Internet (For-sythe & Shi, 2003). Därför är det intressant att forska i köpbeteen-det på Internet bland kvinnor i åldern 40-55 år beträffande hemtex-tilbranschen.</p><p><strong>Metod</strong>: Syftet med uppsatsen uppfylldes genom att ett urval av Hemtex kunder fick delta i en enkätundersökning samt i en fokusgrupp. Två modeller om konsumenters avsikt att göra köp i på Internet använ-des för att analysera resultatet av enkäten och fokusgruppen.</p><p><strong>Slutsats</strong>: Uppsatsens resultat var att datavana och ålder hade en effekt på om kvinnorna genomförde ett köp på internet eller inte. Det största hindret för köp på Internet var osäkerhet kring betalning och den största fördelen med Internet köp var bekvämlighet. Flera faktorer som kunde öka sannolikheten för kvinnor i åldern 40-55 att göra In-ternet köp var identifierade, och specifika rekommendationer fast-ställdes för marknadsförare som riktar sig till den här åldersgruppen. Vidare utvecklades en av de teoretiska modellerna om 'konsumenters avsikt att göra köp i en Internet miljö' för att fokusera på kvinnors avsikter att handla på Internet.</p><p> </p>

published_or_final_version / Housing Management / Master / Master of Housing Management

published_or_final_version / Housing Management / Master / Master of Housing Management