Woodfine Management Corp.
Retail Co-location Engine — Coverage Portfolio
PointSav GIS Platform · v0.4 · 29 May 2026
Page 1 of 2
§1 · Geographic Coverage Portfolio ·
6,493 clusters · 18 countries · 24,403 anchor members
North America · 3,765 clusters
10,011 anchor members
T1 889T2 1,545T3 670
1,168 anchor members
T1 64T2 253T3 58
1,028 anchor members
T1 68T2 33T3 185
United Kingdom · 457 clusters
3,543 anchor members
T1 22T2 191T3 244
Continental Europe · 2,111 clusters
Source: PointSav GIS Platform · gis.woodfinegroup.com · OpenStreetMap (ODbL), Kontur Population (CC BY 4.0), US Census LODES 2021, GISCO LAU2 2021, StatCan 2021
T1 Regional ■ T2 District ■ T3 Local
Woodfine Management Corp.
Retail Co-location Engine — Methodology & Research Validation
PointSav GIS Platform · v0.4 · 29 May 2026
Page 2 of 2
§2 · Platform Scale
6,493
Co-location Clusters
18 countries · 24,403 members
1,746
T1 Regional
Hyper + Hardware + Price Club
2,726
T2 District
Hypermarket + Hardware
2,021
T3 Local
Single-format anchor
§3 · T2 Anchor Pattern
T2 District Composition (2,726 clusters)
Hypermarket + Hardware
2,590 · 95.0%
Hyper + Hardware + Sport
136 · 5.0%
95% of T2 clusters converge on a single anchor pair — Hypermarket + Hardware. This uniformity emerged from the geometry, not from a rule. It is a supply-side signal available before any demand panel is commissioned.
§4 · Build Pipeline — Four Stages From Open Data to Ranked Cluster Index
1
POI Ingest
Anchor retailers ingested from OpenStreetMap and Overture Maps using chain-specific Wikidata Q-codes and name-query fallbacks. Each chain validated against bounding-polygon and country-ISO filters to eliminate ghost records and cross-border contamination.
24,403 anchor POIs · 130 chains
2
DBSCAN Clustering
Haversine DBSCAN (ε = 300 m, min-samples = 2) groups anchor POIs into co-location clusters. The 300 m radius is calibrated to the median parking-lot diameter in the NA retail park typology — tight enough to exclude strip-mall adjacency, generous enough to capture split-lot campus layouts.
6,493 clusters across 18 countries
3
Tier Assignment
Each cluster is assigned a tier by anchor composition — the specific combination of format categories present. T1 requires Hypermarket + Hardware + Price Club; T2 requires Hypermarket + Hardware; T3 requires any single anchor category. Tier is a function of the supply-side mix, not of size or catchment.
T1 1,746 · T2 2,726 · T3 2,021
4
Rank & Enrich
Within each tier, clusters are ranked by geometric span (convex-hull diameter) — smaller span = tighter co-location = higher rank. AEC data layers (ASHRAE climate zones, FEMA/EU flood, seismic SDC, solar irradiance, Köppen eco-regions) are joined at H3 resolution 7 (1.22 km²/cell).
8 AEC layers · 16 countries · open-licence
Open-data advantage: The cluster index is derived entirely from open-licence inputs — OpenStreetMap, Kontur Population (CC BY 4.0), US Census LODES, GISCO LAU2, StatCan. No proprietary mobility panel is required. The pipeline produces a supply-side location signal available before any demand data is commissioned, across 18 countries simultaneously.
§5 · Research Validation
Peer-Review Pipeline
- Regression-validated taxonomy: R² = 0.503, N = 6,481 clusters, country fixed effects, ISO-clustered standard errors. T1 clusters are statistically 63% larger by span than T3 (β = 0.489, p < 0.001).
- Seven-test falsification programme: span gate, catchment-size test, composition stability test, permutation test, cross-country replication, AEC co-variance check, and hold-out tier recovery. Full protocol in Working Paper v0.4.2.
- 128-cell open-data audit (16 countries × 8 AEC layer types): the United States achieves regulatory-grade open coverage on all four Tier 1 AEC layers — climate zone, flood hazard, seismic design category, and solar resource.
- Multi-vertical substrate: the same cluster index serves retail site selection, AEC site analysis, commercial real estate due diligence, and civic infrastructure planning — a single proprietary dataset with four addressable markets.
- Two manuscripts in preparation for intended submission to peer-reviewed journals — Economic Geography and Construction Technology.
Woodfine, J. M., Woodfine, P. M., & Woodfine, M. (2026). Retail Anchor Co-location Composition as a Spatial Leading Indicator of Commercial Activity. Working Paper v0.4.2. Woodfine Management Corp., New York, New York.
Woodfine, J. M., Woodfine, P. M., & Woodfine, M. (2026). Open-Source Building-Systems Data Layers for Urban-Scale Site Analysis. Working Paper v0.2. Woodfine Management Corp., New York, New York.
Source: PointSav GIS Platform · gis.woodfinegroup.com · Data: OpenStreetMap (ODbL), Kontur Population (CC BY 4.0), US Census LODES 2021, GISCO LAU2 2021, StatCan 2021
All figures preliminary · Working papers in preparation for intended submission · CC BY 4.0