Karrinyup Shopping Centre

History and development

Prior to the current centre being built, a smaller Karrinyup Shopping Centre was constructed in 1964 on a 0.5-acre (2,000 m²) corner site (Karrinyup Lot 450) bounded by Francis Ave and Karrinyup Ave, on a 5-year lease from the Lands Department This was built as the precursor to a larger centre expected to be constructed in the future. The original centre was constructed by LJ Wallis of Osborne Park a.nd owned by Karrinyup Investments of Scarborough. Valued at £12,500 (1964), it consisted of a grocer, greengrocer, deli, butcher, chemist, hairdresser, draper, news agent, post office, bank agency, and parking for 100 cars.

During the latter part of the 1960s, the Metropolitan Regional Planning Authority developed the Corridor Plan for Perth which was published and adopted in 1970. The plan called for the creation of five 'sub-regional' retail centres (Fremantle, Joondalup, Midland, Armadale and Rockingham) which would form the commercial and economic focus of each 'node', and take the retail burden away from the CBD. The Corridor Plan was not endorsed by Parliament until 1973, by which stage Morley Shopping Centre had expanded twice in 1970 and 1973, and Karrinyup was one of three new shopping centres that were completed in 'middle-distance' suburbs, locations outside the designated corridors; the other two were Westfield Carousel at Cannington and Garden City at Booragoon established a year earlier in 1972.

Construction on the larger centre began in April 1972, and on completion was expected by its developers, St. Martins Properties Pty Ltd, to become the biggest shopping centre in the state. The centre consisted of a number of features including grade separated access from the car parks to the centre over the main vehicle routes to reduce driver confusion, 37 feet (11.3 m) wide malls of terrazzo flooring, natural light provided through diffused roof lanterns, and enclosed air conditioned malls, the latter being considered unusual at the time by the local press. Construction of the centre was expected to be completed in September 1973.

Designed by architectural firm Cameron, Chisholm Nicol, the newer and larger centre on the 37-acre (150,000 m²) site was designed to include:

At the time of its proposal, it was originally expected to serve some 100,000 residents within its catchment area. By 1970, projections performed on behalf of the centre owners by PA Management Consultants had increased this projected catchment area to 250,000. Projected spending within this catchment area was estimated at A$188 million (1970), increasing to a catchment of 500,000 and projected spending of $376 m. by 1982.

The centre officially opened on Monday 17 September 1973 at 9:10am. The opening however did not go without incident, with all lighting within the centre failing one minute before opening time. This issue was rectified and lighting was restored at 9:11am. Over 100,000 people visited the centre on its first day, with all 3,000 parking bays at the centre being filled by 9:45am.

Upon its completion, it was the largest regional shopping centre in the state and only three of the centre's tenancies comprising 380 square metres (4,090 sq ft) of GLA were vacant.

The City of Stirling library planned for the centre was opened one year later.

In order to grow both the five 'sub-regional' retail centres and these off-corridor regional shopping centres, a Retail Shopping Policy was developed by the MRPA in 1976, and a Perth Metropolitan Region Retail Structure Plan was put in place to regulate the industry. This Plan was amended as new centres were required. Under this regulatory control, extensions to the shopping centre occurred in 1982 and 1987, bringing the GLA to 43,607 m² in 1996. A review of the Corridor Plan in 1987 found that the sub-regional centres had failed to adequately compete against the regional shopping centres in the middle-distance suburbs.

In November 1991, Karrinyup was the first shopping centre in the state to implement a total ban on smoking inside the centre. It was reported in the Stirling Times that other centres had praised the concept despite tenants of the centre being concerned that the ban was an infringement on people's rights.

1996 redevelopment

During 1997, major works commenced to provide a significant upgrade to the centre. Initially valued at $95.3 million (1997), the redevelopment on completion expanded leasable floor area to 54,400 m² and included;

At the same time, major anchor tenant Myer undertook significant refurbishments to their 13,900 m² store which included interior improvements and the addition of an in-store cafe.

The first stage of renovations were completed in November 1996, with the opening of the Western end of the Boulevard and the south-west parking deck. Construction of the second stage at this point was expected to commence in February 1997. Based on plans at the time, on completion of the redevelopment, Karrinyup would be the third largest shopping centre in perth, behind the Galleria and Whitford City. 25% of available retail space in the redeveloped areas was already leased by this point.

Renovations to the centre were completed in June 1998, with the official opening taking place on 29 September 1998. At the time of its official opening, the centre was running at 92% occupancy, with maximum average rent of A$1013/m² (1998). By November 1998, the occupancy rate for the centre was up to 98%. Occupancy rates had reached 100% by March 1999, and in the prior three months the centre recorded a 34% increase in moving annual turnover, increasing to A$222 m. (1999).

Despite the construction of additional parking to the centre during the redevelopment, pressure on the centre's car parks still remained. As a consequence, the centre entered into successful discussions with nearby Karrinyup Primary School to obtain use of its ovals from 17 December to 31 December, as overflow parking. As part of the deal, the centre would supply security guards and lighting, as well as a payment of A$1,500 (1998) to the school along with additional costs for any damage or repair works required. The use of the oval was not warmly received by parents of the school, but in speaking for then Education Minister Colin Barnett, the Legislative Council leader Norman Moore noted that the parents of the school were not consulted about the arrangement, and that it was well within the power and authority of the school principal to enter into such arrangements without the need for consultation with parents.

Ownership

Ownership of the centre has changed hands several times during its life. At the time of its construction, the centre was owned by St. Martins Properties (Australia) Pty. Ltd., with leasing functions being carried out by Milner and Company Pty. Ltd.

At the time the 1996 renovations were completed, the centre was owned by the Australian superannuation fund UniSuper, Schroders Property Fund and Schroders Private Property Syndicate, with leasing arrangements being handled by Richard Ellis (Now CB Richard Ellis).

In April 2002, AMP Shopping Centre Trust purchased the outstanding 25% it did not already control in the centre from the Commonwealth Bank controlled investment vehicle, The Private Property Syndicate. The newly acquired stake combined with the holdings of the UniSuper and AMP Diversified Property Trust was vested in a new entity, the KSC Trust.

In September 2012, Westfield Group and Westfield Retail Trust sold their one-third holding in the centre to UniSuper, providing the latter with 100% ownership.

Architectural features

Perth-based architect Anna Meszaros was responsible for the interior design of the centre during the 1996 redevelopment. In an interview with Inside Retailing magazine, she noted how she wanted to move away from the "Disneyland effect of bright colours". Her brief was to provide customers to the centre a point of difference, particularly in the food court area. Like most conventional food courts, stores were arranged around a quadrangle, however unlike other food courts of the time the use of outside space was incorporated into the design. This was done by providing direct sunlight and outdoor connection by using curved skylights following the quadrangle shape. This was later upgraded to include an alfresco dining area. The area in the middle of the food court was raised using a timber floor with removable dining furniture, providing for significant flexibility in how it is used.

Events

During the centre's life, a number of significant international personalities have visited the centre in connection with major events and fundraising efforts. Once such visit was by Ronan Keating on 27 July 2002 where 500 local fans packed the Centre Court area to get a glimpse of the performer who the previous night had been in concert at Perth Entertainment Centre.

The centre also maintains active links to the surrounding community. More recently it implemented a walking program in conjunction with the Injury Control Council of Western Australia. Trained walking leaders accompany groups through the centre twice a week and perform both warm-up and cool down exercises. The Rotary Club of Scarborough also organises and operates a weekly swap meet, held each Sunday in the southern under cover parking area.

The centre has not gone without its share of local controversy. In 2006, a security guard and disgraced former officer of the Western Australia Police working at the centre received a 12-month suspended sentence for the destruction of crucial evidence in the trial of a police assault against an alleged teenage shoplifter. The security officer, then head of the security at the centre gave evidence at a Corruption and Crime Commission hearing in June 2006 that he had taped over the footage showing the assault, because he did not understand why the Constable hit the alleged offender and did not want the officer to lose his job.

Transport

Adjoining the centre is the Karrinyup bus station. The station, which is operated by Swan Transit, provides bus services to surrounding suburbs from Warwick to Stirling, and out to Scarborough. Bus services also connect the centre to the Joondalup railway line and Perth's central business district via connections at Warwick railway station and Stirling railway station.

Facilities

Major retailers in the shopping centre include Big W, a 9,500 m² department store tenancy occupied by David Jones;, a 13,900 m² department store tenancy occupied by Myer and a 4,200 m² Woolworths supermarket.