美国购物中心的发展实践及理论研究述评

The Evolution of Shopping Center in USA: Practice and Theory

近年来,购物中心在中国发展极为迅速,购物中心的研究也相应地成为了理论界和实务界关注的热点之一。美国作为现代大型购物中心的发源地,其发展大致经历了三个时期形成期、发展期和成熟期。然而,购物中心的理论研究总是略微滞后于零售发展的实践活动。在美国购物中心的形成期,Christaller(1933)和Hotelling(1929)的研究,形成了早期美国购物中心的理论研究的两大理论基石(1)中心地理论,(2)零售商的聚合理论。随着美国购物中心的进一步发展,其从业人员越来越关注购物中心内部的经营运作,此时理论研究的重心也随之发生了转移。购物中心零售需求的外部性,以及店铺的租金评估成为了美国购物中心研究的两个较新的领域。

Recently, the theorists and practitioners focused on the research of shopping center because of their quick development in China. The USA which acts as the cradle of modern large shopping center, experiences three periods： the initial stage, the development and the mature. However, the shopping center literature has followed the historic practices of retail practitioners. Shopping center research has broadly followed two theoretical foun- dations： （1） central place theory and （2） homogeneous retail agglomeration. Additionally, two more recent areas of shopping center research that have emerged include shopping center demand externalities and the valuation of shopping center rents .