The document discusses the application of the Kernel Density Estimation (KDE) method in analyzing retail phenomena to support urban planning in Milan. It outlines the methodologies for evaluating retail dynamics, the phases of the analysis process, and how these insights can inform urban planning policies to enhance local shopping potential. Conclusions emphasize the importance of using KDE for objective assessments in retail strategy development and urban planning integration.

1. Laboratorio URB&COM
Urbanistica e Commercio
DiAP - Politecnico di Milano
Representation and analysis of retail phenomena to support
urban planning policies.
Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta
Laboratorio URB&COM – Politecnico di Milano
Urbanism and Retail Management Research Group
mail: giorgio.limonta@yahoo.it
cell: +393384635443

2. Summary
Retail planning and urban planning;
Representation of the retail phenomenon;
The Kernel Density Estimation (KDE);
Phases of the analysis’ process;
Analysis and general urban plan
Conclusion
Laboratorio URB&COM Representation and analysis of retail phenomena to support urban planning policies
DiAP - Politecnico di Milano Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta Session: Spatial Data Analysis

3. Retail planning and urban planning
National deregulation (principal acts):
- Legislative Decree no. 114/1998 (liberalization of the retail businnes);
- Legislative Decree no. 59/2010 (implementation of the European Directive ‘Bolkestein’);
Led retail planning policies into a gradual transition from a “quantitative need” to a “qualitative
need”;
Led the management of retailing structure’ allocation within urban planning policies (especially
at the municipal level);
Laboratorio URB&COM Representation and analysis of retail phenomena to support urban planning policies
DiAP - Politecnico di Milano Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta Session: Spatial Data Analysis

4. Representation of the retail phenomenon
Highly accurate mapping method:
To reconstruct the complexity of the uses at the buildings’ ground floor. Not only the retail store
but all type of situations that one can find at the ground level (food and beverage stores,
offices, abandoned and vacant stores,…);
Two different features for define the shape of the retail business:
- Point, to represent the main entrance of the store;
- Line, to represent the extension of the shop window;
Identify the shopping potential of local contexts and not just the
geography of commercial density
Laboratorio URB&COM Representation and analysis of retail phenomena to support urban planning policies
DiAP - Politecnico di Milano Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta Session: Spatial Data Analysis

5. The Kernel Density Estimation (KDE)
- The geometry of the input
from point to line
linear extension of windows
high densities large glass front
- Choice of bandwidth
various (adaptive)
depending which urban space are used
perception by a users passing
Laboratorio URB&COM Representation and analysis of retail phenomena to support urban planning policies
DiAP - Politecnico di Milano Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta Session: Spatial Data Analysis

6. Phases of the analysis’ process
Retail and services Clustering Area (RCAs)
Phase of the analysis: 1
1. Identify different clustering value of retail
and services businesses;
2. Identification of Potential RCAs with
least 3 stores;
3. “Shopping relevance value” of RCAs;
2 3
Laboratorio URB&COM Representation and analysis of retail phenomena to support urban planning policies
DiAP - Politecnico di Milano Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta Session: Spatial Data Analysis

7. Analysis and General Urban Plan
Piano di Governo del Territorio (General Urban Plan)
Documento di Piano (Strategic plan)
Identify strengths and weakness of the RCAs define the strategic guidelines for
development the urban sales activities;
Piano delle Regole (Regulation plan)
The KDE’ result was a basic references areas for identify specific prescription zones
(differentiate the dimension for the new medium size store);
Piano dei Servizi (Services Plan)
Value the “shopping effect” of the different part of the city able to qualify in terms of
sociability and livability define public strategies for retail and services;
Laboratorio URB&COM Representation and analysis of retail phenomena to support urban planning policies
DiAP - Politecnico di Milano Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta Session: Spatial Data Analysis

8. Analysis and General Urban Plan
1 2
3 4
Laboratorio URB&COM Representation and analysis of retail phenomena to support urban planning policies
DiAP - Politecnico di Milano Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta Session: Spatial Data Analysis

9. Conclusions
• It’s necessary to define some methodologies for representation and analysis the retail and
services dynamics for best interact with the General Urban Plan;
• KDE method could be a good tool for the analysis and the interpretation of the retail
phenomena (well-know method, implemented in some GIS software);
• Could be a good way to support the public retail strategies: helpful to define and describe the
RCAs; give an objective evaluation of the retail and services densities (compromise between
subjective depiction and geo-statistical analysis);
• Make the interpretation objective and transparent: easy to explain the input variables choice
(bandwidth);
• Could be also used to define the perimeters of the retail planning and regulation zones within
the General Urban Plan (strictly connected to the mapping detail of the input);
Laboratorio URB&COM Representation and analysis of retail phenomena to support urban planning policies
DiAP - Politecnico di Milano Some applications of the Kernel Density Estimation method in the Milan area
Giorgio Limonta Session: Spatial Data Analysis