A well designed and laid out store will attract more customers, help build your brand and increase staff retention. Every component, large and small, from the architecture, traffic flow and lighting, to the colour scheme, fixtures and finishes, signage and the way you display your merchandise will contribute not only to the success of your store, but to the success of the centre. That’s why we ask that you engage a specialist team to help prepare your store design submission. If you have questions at all, please get in touch with our Retail Design Manager. This is a shared process and we’re here to help in any way we can as you go about creating your own unique store design.
Of people turn right after entering a store - Paco Underhill, author of The Science of Shopping
We inspire people to connect.
AMP Capital Shopping Centres is a specialised team of experts whose purpose is to deliver places that inspire people to connect. Using our world-class experience and specialist capabilities in the management of some of Australia’s and New Zealand’s most successful and high-performing retail centres, we create unique and authentic destinations that are at the heart of our communities. We want to welcome our customers with distinctive and customised experiences that create places they want to keep coming back to. We know that the more unique and localised the experiences we deliver, the greater the potential return to our retailers and customers.
ACROSS AUSTRALIA AND
VISITS ANNUALLY ACROSS
OUR MANAGED PORTFOLIO
OF SHOPPING CENTRES
SQM OF RETAIL
The makings of a great place experience.
AMP Capital is taking a place-led approach in creating unique and authentic destinations, customised to suit the local market and delivering distinct experiences. We believe that memorable, stimulating and impressive human experiences and interactions are the basis for stories shared with friends and family.Our story is supported by:— colours and design— our tenant mix— interactivity and experience— our unique coastal location— in all the ways we encourage people to explore,stay and want to return again and again.
Reflecting the community we support.
For a place to become successful it is vital that strategies reflect and build on positive elements of its surroundings. This develops authenticity and ensures that a place reflects the community it supports.Karrinyup’s strong connection to its surrounding environment and the local community is reflected in the way we embrace the beachside lifestyle that our active community enjoys, and in the way the community considers Karrinyup to be a ‘third place’ – a favourite place that isn’t work or home.
Redefining leisure, lifestyle and entertainment.
Karrinyup is unique. It brings together all the elements of a contemporary upmarket urban village with the style, comfort and elegance of a world-class shopping destination. A soulful and richly layered town centre, it redefines village life and tells the story of this unique place by the sea. Karrinyup is the perfect setting in which to nurture a community open to fresh thinking and new ideas. A gateway between the coast and the city, where elegant and sophisticated meets authentic and warm. It’s where you connect with nature through the uniquely coastal architecture, colours and textures; a meeting place for the community; a second home. It’s where leisure, lifestyle and entertainment have been redefined.
The foundations to delivering a unique experience.
We create playful and creative experiences and events to activate the place from morning through to night. It’s this combination of retail and lifestyle experiences that makes Karrinyup the unique and magnetic ‘capital of the North’.
AMP Capital is firmly committed to delivering projects in a sustainable manner. Attached to these design guidelines is the AMP Environmental Sustainable Design (ESD) Manual that serves to ensure we collectively deliver on our sustainable vision with you. This document clearly defines what is required to be achieved by AMP Capital and each individual tenancy. It sets out several initiatives to ensure we work together to achieve sustainability goals and collectively contribute towards helping the environment. Those initiatives include:
Bright and fresh with an upmarket feel, this will be a bustling marketplace showcasing a wide selection of fresh food, bespoke food purveyors and traditional artisan foods, along with leading majors, and will connect seamlessly with the external dining and entertainment precinct.
Bathed in natural light from a series of oculi and featuring a vibrant coastal look and feel, the south mall acts as a connector to the Fresh Food Market and East Entrance, the new gateway to Karrinyup.
Karrinyup’s ‘back yard’, the West Deck will be the quintessential dining and entertainment experience north of the river, integrating alfresco dining, cafes and bars with entertainment. This is where the community will gather day and night, to meet friends, relax and be entertained.
These design guidelines are a useful and essential document. It provides you and your designers with a clear understanding of the process and level of quality expected in every tenancy design and fit out. Please take the time to read it before you begin your design and fit out and refer to it throughout the process. These design guidelines describe the level of quality expected for tenancies at Karrinyup Shopping Centre together with any specific processes. It must be read in conjunction with the 2018 AMPCSC Specialty Shops Fitout Manual June 2018 (Fitout Manual) which sets out the minimum requirements for fitouts of Specialty RetailPremises, Food Premises, and Kiosks in all AMPCSC centres. Those requirements must be adhered to together with these design guidelines. To the extent of any inconsistency between these design guidelines and the Fitout Manual, these design guidelines will prevail.
We’re here to help.
Designing and fitting out a store that is visually stimulating and finished to a high level of quality isn’t an easy process. That’s why we have put together a team of experts to help you through the process.
Your Management Team
LEASING EXECUTIVE (LE)
Your Leasing Executive guides you through the leasing process and manages the Landlord/Tenant relationship from the negotiation and signing of the Lease Documents, throughout the entire design and delivery process, on hand and available right up to the opening of your tenancy.
Your Leasing Executive will be assisted with the Retail Transactions Team.
RETAIL DESIGN MANAGER (RDM)
The Retail Design Manager works closely alongside you and your creative design team, reviews and provides feedback on your design submissions ensuring it meets the design criteria outlined in this Compendium as well as the project vision for Karrinyup. The RDM approves your design submissions, reviews services layouts to ensure alignment with the approved design and monitors your shopfitter during the tout works to ensure compliance with the approved design.
TENANCY DELIVERY MANAGER (TDM)
The Tenancy Delivery Manager is your primary point of contact with regard to all tenancy tout procedures and processes. They will co-ordinate the Category One Works process, guide you through the Handover and Pre-Trade phases, work closely with your shop fitter to ensure they fulfil all Access Conditions and monitors the progress of your Fitout Works against the construction tout program.
Your Design Team
You’ll need to put together a team of creative design professionals, experts in their respective fields who will interpret your vision during the design process, challenge if necessary and elevate the final design outcome to create something extraordinary.
Design is fast becoming one of the most important tools for retailers to stand out in the new consumer landscape. It’s your visual ‘tone of voice’ and can elevate your business above the competition and the clutter of sameness. Good design connects with your target audience; it’s emotive, engaging and, in an age where instant price comparisons are at everyone’s fingertips, can be the deciding factor between winning and losing a customer.
The first team member you need to appoint is probably the most significant – a professional Retail Designer; either an architect or reputable designer who will be responsible for the design of the Fitout Works. Your designer is someone you can trust and communicate freely with when discussing your ideas and requirements. They will need to be able to work with others, collaborate effectively and lead your creative team, overseeing the project and everyone working on it, from start to finish.
Before appointing your Retail Designer, you’ll need to submit details of their relevant work experience and a portfolio of their work to the RDM for review and approval. Please refer to Section 2.1 (Qualifications of Tenant’s Designer) and Section 2.2 (Documentation and Tenant’s Responsibilities) of the Fitout Manual for a detailed list of qualifications and minimum criteria your retail designer must meet.
The RDM can assist by providing a list of suitably qualified retail designers to select from.
GRAPHIC DESIGNER / BRAND CREATIVE
Signage and brand presence are critical in a retail environment. Developing a strong visual identity is vital if you want to stand out; the concept of branding goes much deeper. Your brand is what differentiates you in the marketplace. It builds recognition, familiarity and helps give you a competitive edge. You’ll need to engage a professional Graphic Designer to look after signage, logo, packaging, images, menu boards and any other graphic elements. Your Graphic Designer must be suitably qualified and experienced and is subject to approval by the RDM.
“Visual merchandising can transform a shopper into a buyer.” – DEBRA TEMPLAR
VISUAL MERCHANDISER / STYLIST / CURATOR
Creative visual merchandising builds on and augments the retail design of your store. It is a primary stimulus in attracting, engaging and motivating customer spend, and an effective way of adding value to your brand.
The services of a professional Visual Merchandiser are required to create:
High-quality shopfront and window displays — In-store displays and product merchandising — Point of purchase displays
Graphics and signage
A specialist lighting consultant will be required to design and document a lighting solution tailored to your tenancy with a strategic mix of illumination levels that highlight product display zones and accentuate different design elements. A lighting consultant will also ensure your lighting solution is compliant with current standards including the Landlord’s Environmentally Sustainable Design (ESD) requirements.
A well thought out and highly creative lighting solution is considered an important part of your design submission and will be a major focus area for all RDM reviews and approvals.
As part of the development of your Final Plans submission, a qualified lighting consultant is to be appointed to:
Prepare a separate lighting package, or
Review the lighting design prepared by the Retail Designer.
Your lighting consultant must possess the appropriate experience to undertake the lighting design or the review, and must be a member of at least one of the following lighting associations:
Illuminating Engineering Society (IES)
International Association of Lighting Designers (IALD) — Professional Lighting Designer’s Association (PLDA)
Your Retail Designer can assist by providing a list of accredited lighting designers if requested.
‘Biophilic store design’ – the incorporation of natural elements such as plants to a retail space to enhance the customer experience.
Living greenery can have a profound effect on the ability of a retail space to deliver an exceptional customer experience. Plants tap into our innate need to be close to nature and many studies have shown they can improve people’s mood and energy levels. Integrating a retail space with greenery can create a ‘natural pause’, increasing the customer’s dwell time and their engagement with your brand. Plants can also have the added benefit of improving the air and acoustic quality of a retail space for both customers and your staff.
Another important consideration is the use of landscape elements within licensed seating areas for external food and beverage retailers. Living greenery can bring a sense of scale and intimacy whilst also acting as a screen or barrier to define an area, providing shade from the sun or protection from the wind.
A landscape consultant works closely with your retail designer in integrating landscape elements as part of the overall design. Plants that are appropriate for a retail environment, species which are low maintenance and water-efficient. As part of your design submission, details as prepared by a landscape consultant including species type and method of reticulation are to be provided.
The Retail Design Manager is the guardian of the design approval process and your main point of contact throughout this phase.
Once lease negotiations are finalised or close to being finalised, the RDM will make contact and send you an introductory start-up pack consisting of:
Your Design Compendium
Precinct Design Guideline
Tenancy Lease Plans (TLP)
Critical Milestone Program
A program of critical milestone dates which outlines the key time periods required for the design and tout of your store in order to meet your agreed handover and trade start dates.
The RDM will also request your attendance at a brie ng meeting (in person or if not possible by telephone or video conference). The purpose of this meeting is for the RDM to present the project design vision for Karrinyup, to discuss your individual tenancy and how it sits within the overall redevelopment, the status of appointing your creative project team and answer any queries you may have.
The design approval process involves three separate stages, each requiring the issuing of approval by the RDM.
Stage 1 – Concept Plans
Stage 2 – Preliminary Plans
Stage 3 – Final Plans
Refer to Sections 2.3 (Design Approval Process), 2.4 (Concept Plans), 2.5 (Preliminary Plans), and 2.6 (Final Plans) in the Fitout Manual for a detailed description of the requirements of each of the three stages.
Remember the RDM is there to support and guide you through the design approval process, working with you and your team to achieve a common goal.
Please note Category One Works will only commence once the payment authorisation letter has been received, and should occur in a timely manner in order to avoid any delays in meeting your critical milestone program.
If you have any queries or require further clarification with the above process, please do not hesitate to contact your TDM.
We will provide Building Services to your tenancy in accordance with the Schedule of Services Capacities included in Annexure 1 of Your Design Compendium.
Any alterations to the Building Services, the Base Building or the Landlord’s Works required to suit the Fitout Works are Category One Works. Category One Works are carried out by our Builder at your cost. Indicative costings for Category One Works are included in Annexure 2 of Your Design Compendium. For more information about Category One Works generally see section 5 (Category One Works) of the Fitout Manual. A summary of the Category One Works process is provided as follows:
At the point in time when the RDM is able to issue a Concept Plans approval with comments and requests your Retail Designer fills out the Services Questionnaire (included in Annexure 3 of Your Design Compendium).
Your Retail Designer develops the drawing package and addresses any RDM comments. Once completed, these are submitted to the RDM with completed Services Questionnaire as your Preliminary Plan submission.
The RDM will send the Preliminary Plans to our Builders for review and an agreed services design will be issued to you and your retail designer to incorporate this information into the Final Plans.
Agreed services design issued by the RDM to the Builder in order to obtain pricing for the associated Category One Works.
Our Builder will then issue an estimate of costs for the Category One Works shown in the agreed 4/8 services design issued by the RDM to the TDM for review. The TDM also verifies all required Category One Works have been included and checks against the Schedule of Rates included in 5/8 Annexure 2 of Your Design Compendium.
TDM will then make contact with you and issue a formal letter outlining your Category One Costs and the agreed services design.
As part of the above step, the TDM will issue a standard payment authorisation letter template for you to complete with your business details including ABN number and signature authorising the Landlord 8/8 to proceed with the Category One Works.
The appointment of a qualified and professional shop fitter to undertake your Fitout Works is a crucial step in the successful delivery of your tenancy. Your chosen shop fitter should be experienced in operating in shopping centre environments; someone who you feel you can work with and trust to deliver on time and to budget.
You must seek our approval of your proposed shop fitter in accordance with Section 2.8 (Shop tter Appointment) in the Fitout Manual at least 28 days prior to the Estimated Handover Date.
If you don’t have a shop fitter in mind, please get in touch with the RDM or TDM and they will provide you with a list of qualified shop fitters to choose from.
Once your shop fitter has been approved, the TDM will make contact with them, issue an information pack and commence discussions regarding site access requirements including:
Submission of a construction program of works
Submission of a list of key contractor contact details — any additional services drawings if applicable
Building permit status.
Before commencing any works, a meeting with your shop fitter will also be coordinated by the TDM and RDM regarding:
Shop fitters agreed tender is based on the current Final Plans approval
Clear advice that no substitution of materials or construction detailing are acceptable and will be immediately defected
Review drawings to ensure shop fitter understands the expected detailing and construction methods
Check on status of ordering, especially long lead time materials, furniture and equipment.
Your shop fitter (and all tout contractors) are required to undergo a site induction by our Builder prior to entering or commencing work on-site. An induction request form is required to be submitted to our Builder at least 24 hours prior to the induction.
An induction request form is required to be submitted to the Landlord’s Builder at least 24 hours prior to the induction. Inductions are held daily from 7.00am and in general will cover:
Site layout including amenities, first aid facilities, muster points, site access, laydown areas and waste disposal points and procedures
HSE and emergency response requirements
Our Builder permit system; shop fitters will be responsible for obtaining permits for selected works from Builder’s Tenancy Coordinator.
Shop fitters and tout contractor personnel are to comply with the instructions of our Builder and its representatives at all times and comply with all site requirements. Failure to do so may lead to disciplinary action, which could ultimately lead to permanent removal from site.
The Tenancy Management Plan prepared by our Builder provides a detailed list of requirements your shop fitter will be required to adhere to during the Fitout Works, requirements which need to be allowed for as part of their service scope and tender packages if applicable as well as:
You are responsible for having all Approvals for the Fitout Works at critical milestones, such as the start of on-site works and before you commence trading.
Refer to Section 2.9 (Authority Requirements) of the Fitout Manual for a detailed list of Approvals which may be applicable to your tenancy.
In Western Australia the building approvals process is legislated under the Building Act 2011, which allows you as an applicant to either engage a private building surveyor or seek the services of a building surveyor employed by a local government that provides certification services. The building surveyor is required to approve the design and tout of your tenancy and ensure both meet all legislative requirements, including the following:
Certifying the design of your tenancy will meet the applicable building standards
Certifying that the tout works has been built in accordance with the specified plans and specifications
Certifying that the tout works is safe to occupy and use in the way proposed.
A Building Permit issued by the City of Stirling will be required before any tout works can commence. Following the approval of the Final Plans by the RDM, the TDM will issue you with a ‘Letter of Consent to Lodge’ which is a letter with the Landlord’s signature allowing you to apply to the relevant permit authority for a Building Permit. You as the Tenant, or your retail designer, your shop fitter or your building surveyor can be the applicant.
Details of your appointed shop fitter must be provided in the application form. The shop fitter takes responsibility for ensuring the construction complies with the applicable building standards and the provisions in the building permit. For certified applications using a private building surveyor, a certificate of design compliance prepared by a registered building surveyor must be attached to the application. The permit authority will then have 10 business days to decide on a certified application.
Other approvals that may apply to your proposed tout works include planning, health and any other approvals required by the local government. For advice on approval requirements for your specific tenancy, please contact the relevant permit authority. For Karrinyup Shopping Centre the authority is the City of Stirling, click the following link for additional information https://www.stirling.wa.gov.au/planning-and-building
The Actual Handover Date is the date that the Landlord’s Works are complete (other than any Residual Works) and your tenancy is ready for you to commence the Fitout Works.
It is a significant milestone in the design and delivery process in that you can commence the Fitout Works subject to all of the Access Conditions being met including:
Final Plans approval issued by the RDM
All authority Approvals for the Fitout Works received
Shop fitter construction program submitted
Evidence of insurances is provided
Your shop fitter has been inducted
OH&S documentation received
A detailed list of all Access Conditions to be satisfied prior to commencement of the Fitout Works is set out in Section 3.2 (Access Conditions) in the Fitout Manual.
The TDM will make contact with you regarding the Actual Handover Date for your tenancy.
On or before the Actual Handover Date, the TDM will undertake an inspection of the tenancy which you and/or your shop fittter may attend. Following that inspection, the TDM will issue a certificate confirming that the Landlord’s Works are completed, other than any Residual Works (Handover Certificate).
The Fitout Period is the number of days for you to commence and complete the Fitout Works and begins on the Actual Handover Date. The Fitout Period for your tenancy is agreed during lease negotiations with your Leasing Executive and set out in the Lease Documents.
During the Fitout Period, regular site visits are undertaken by the TDM and RDM:
TDM monitors your shop fitter’s on-site progress ensuring they are adhering to the construction program
RDM ensures your shop fitter is complying with the approved Final Plans.
As the Fitout Works progress and near completion, the RDM will carry out an inspection about seven days prior to the expiry of the Fitout Period and issue a preliminary Defects Notice. These defects must be rectified to the satisfaction of the RDM prior to your tenancy opening.
At the completion of the Fitout Works and before you can commence trading, you must submit all certificates and documents to the TDM. Refer to Section 3.12 (Certificates and Documentation Required upon Fitout Completion) and Appendix 3 (Minimum Certificates Required) of the Fitout Manual for a detailed list of the certificates and documents required.
It is imperative this process is pursued diligently during the Fitout Period and followed up with your shop fitter, their contractors and other parties to avoid any delays to your store opening. If you need advice or assistance, contact the TDM as soon as possible.
You have successfully completed the process and your store is ready to welcome its first customers; ready to inspire them to interact with your brand, engage with your team and deliver an exceptional customer experience.
The RDM will undertake a final defects inspection and, if necessary, issue a final Defects Notice specifying in what respects the Fitout Works have still not been completed or are defective. These works must be completed within 28 days of the issue of the final Defects Notice, or such shorter reasonable period if the defect relates to a matter of WH&S.
Once the final defects have been rectified, the RDM will issue a Statement of Completion which ends the Design and Delivery process for your Fitout Works.
The boring stuff!
In these design guidelines, expressions that are defined in the Fitout Manual or the Lease Documents have the same meaning when used in these guidelines except that:
we, us, our means the Landlord; you, your means the Tenant; our Builder means the Landlord’s Contractor under the Fitout Manual; Retail Design Manager or RDM means the Design Manager under the Fitout Manual; Retail Designer means the Tenant’s Designer under the Fitout Manual; shop fitter means the Tenant’s Shop fitter under the Fitout Manual.