IB Geography HL Internal Assessment

A St. John’s Student

Investigation on the city of Waterloo and how different factors vary from the PLVI

- Retail accessibility

- Traffic Congestion

Word Count: 2019

ST JOHNS INTERNATIONAL SCHOOL

St. John’s Student HL Geography May 30, 2012

Table of Contents

Aim ...................................................................................................... 3
Hypothesis ........................................................................................................ 3

Theoretical Background .................................................................... 3-4

Peak Land Value Intersection (PLVI)..................................................... 3
Location .............................................................................................................. 4

Methodology and Analysis ................................................................ 4-8

Retail Accessibility..................................................................................... 4-6
Congestion..................................................................................................... 7-8

Conclusion ........................................................................................ 8-9

Evaluation ....................................................................................... 9-10

Bibliography....................................................................................... 11

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St. John’s Student HL Geography May 30, 2012

Aim:

To investigate how retail accessibility and congestion vary from the Peak Land
Value Intersection (PLVI)

Hypotheses:

1. Retail accessibility becomes more apparent as one moves towards the

Peak Land Value Intersection; such as that luxury goods/services are
available (Likert Scale)

2. Congestion, in the form of traffic as well as parking availability, increases

as one moves towards the Peak Land Value Intersection

Theoretical Background:

The Peak Land Value Intersection (PLVI) is the area in

a settlement with the largest value both commercially
and land value. This region is regularly located in the
Central Business District (CBD), where both the
commercial and geographical ‘heart’ is situated.

We can fully expect these hypotheses to be confirmed

as we analyze the city of Waterloo in Belgium. As we
look at other towns, much similar to both size and
layout of a town, we notice this as well. For example, if
we take the city of Walton on Thames in England, we
notice that as one moves away from the PLVI, retail
accessibility becomes less apparent and vice versa.
This can be seen that near the PLVI we see large chain
stores and restaurants such as Nandos and was you
move away one would find local and less known shops
or boutiques.

Congestion in the form of traffic in the city of

Waterloo is very much apparent, reaching peaks on
weekends during market and sale periods. We do
notice that there is an increased level of traffic as one
moves closer towards the PLVI and we can in fact
relate this to many other cities irrelevant to size. An
example would be London, despite its size differential;
there is increased congestion as one moves into
Central London due to the accessibility that is
available in such areas and the demand that is created
by such places.
A detailed locational map of the
PLVI in Waterloo, Belgium.

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St. John’s Student HL Geography May 30, 2012

The map on the right shows the

general geographical location of
Belgium on a world scale, with
neighboring countries including
France, Luxembourg and Germany.
The marker shown as “A” is the
town of Waterloo, which is of close
to proximity to the capital of
Belgium, Brussels. The town is a
residential suburb with a large
international community due to the
local schools in the area. It is
originally a French area and is
considered to be an upper-class
neighborhood in the province
Walloon-Brabant.

The theory behind this investigation is to show the importance behind the
PLVI in a settlement. It will uncover whether or not that the saying of “Location,
location, and location” is what really matters when opening retail. Recognition
and exposure is said to come through location and we will identify whether this
is true through both congestion levels in immediacy to the PLVI as well as
identifying the type of retail in different areas of the town.

Methodology:

The method used for each hypothesis varies and therefore will be
described separately, first of which will be the one related to retail accessibility.

Retail Accessibility Investigation:

To investigate the effect of retail accessibility as one moves closer to the

PLVI, we set about on a walk through of the PLVI. We started from a location
outside the PLVI and then moved our way right through until reaching a point on
the opposite side. As we passed through the town we went by each building
(identified by the number) we noted down, using a Likert scale, summaries that
included condition of the building, the purpose (the name), the number, ease of
access, and any additional info that was noted (for example, the building having
two functions)

As we carried out our investigation several photographs were taken to use as a

reminder for further quantitative data after the walk. Below are some of the
photographs:

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 St. John’s Student HL Geography May 30, 2012

BKCP Bank, 200H, Waterloo, Skyroad/Boutic Impulsion, 216,

Belgium Waterloo, Belgium

Sushi Shop, 210, Waterloo, Oscar’s Bar, 200G, Waterloo,

Belgium Belgium

After we carried out the investigation we used the data to form a table, as
shown below which have been represented in a pie chart graph to show the
different areas of retail available in Waterloo. We split it into 5 categories:
Restaurant, Service, Resident, Retail and Luxury Retail. We defined luxury retail
as goods that increase in demand as income increases (they are not necessities).
An example of this would be car dealerships or high-end clothing stores as they
sell goods that are not a necessity.

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 St. John’s Student HL Geography May 30, 2012

Categories Retail Accessibility

Total Stores Percentage
Restaurant 25 15.1
Residence 16 9.64
Service 32 19.3
Luxury 26 15.7
Retail 67 40.4

Chart 1: Retail Accessibility in Waterloo

Retail Distribution in Waterloo, Belgium

Restaurant

Residence

Service

Luxury

Retail

Result Overview:

As we analyses the data collected we did notice that retail was in fact the
prime aspect of use in Waterloo, Belgium. However we also noticed the positions
of retail compared to other categories such as luxury and restaurants. Retail, as
in your basic goods such as kids toys (Dreamland) was found on the outskirts of
the center and a relative distance from the PLVI. While there were retail stores
located near the center of the PLVI, the majority of the luxury goods and high-
class restaurants were found in the center as a proportion. Restaurants such as
pizza delivery services were found on the outskirts, for example Pizza Hut,
relating to the hypothesis. In support of the hypothesis, we noticed that services
that are regarded as luxury such as designer hairdressers (Jean Louis David) are
located in the PLVI. We noted that residence housing was normally seen on the
outskirts due to possible rent values as well as competition for occupation. The
PLVI has a large effect on these, as the congestion of pedestrians is so large in

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these areas. Retail was the most popular use of land in the PLVI, occupying 40%
followed by Service (19%), Luxury (16%), Restaurant (15%) and Residence
housing (10%).

Congestion Investigation:

To investigate the traffic count in the city of

Waterloo and how it varied with the distance from the
PLVI, we used quantitative data to measure the counts.
We set up 5 different spots in and out of the PLVI to
measure traffic. This was done by counting the amount of
cars that passed and was controlled using a timer, set at
one minute for each interval. There were 3 tests done at
each interval throughout the PLVI to ensure a fair test and
an accurate result.

We understand the limitations on the test that included:

 Traffic stoppages due to traffic lights

 Incorporating not all of the areas affected and
leading into the PLVI
 A difference in traffic counts on different days of
the year (ex. Sale time)

The five checkpoints used can be identified on the map on

the right. They were placed in areas of which were evenly
placed throughout the PLVI and around it. Thus we can
get a sense of average traffic levels in the town as a whole.

Despite these limitations to this experiment, we feel that the results that
were found were an accurate showing of the traffic congestion in Waterloo,
Belgium. Below are the results to the investigation as described above:

Table 2: Traffic Count

Test (total number of vehicles passed after each test)

Checkpoint
1 2 3 Average
A 9 11 11 10.3
B 13 17 14 14.6
C 24 18 20 20.6
D 15 12 13 13.3
E 10 8 12 10

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Result Overview:

The traffic count investigation into Waterloo solidified our hypothesis in

that traffic counts depreciate as distance increases from the PLVI. We noticed
that at point C, which has also been identified as the PLVI, the average traffic
count was at its highest with a count of 20.6 vehicles passing through. Thus
indicating that areas close to the PLVI are highly congested and that the further
distances away are less congested, for example Spot E where the average count
was 10 vehicles.

Below is a graph of the results found to further illustrate the difference of

traffic levels depending on distance from the PLVI:

Average Traffic Count in Waterloo,

Belgium
25

20

15

10

0
Checkpoint A Checkpoint B Checkpoint C Checkpoint D Checkpoint E

Conclusion:

In conclusion, the hypotheses constructed earlier provided an accurate

description of the current situation of Waterloo, which can be proven through
the results found. Retail accessibility does in fact improve when the PLVI is of
closer proximity and vice versa. Such findings indicate the way in which
Waterloo functions as a town and the way it works as a system. Waterloo has a
PLVI and in essence a smaller version of a Central Business District (CBD). As a
system, the town can operate in and around the PLVI, however the majority of
business and traffic of trade flows through the center. This can be supported by
the results found in the traffic investigation. The hypothesis for this investigation
was also found to be true, as seen in table 2. We notice that PLVI indicated a
larger traffic count in the town and the opposite as displacement greatened.
Relating this to the way Waterloo works in a system can be seen in the
comparison to a CBD. In areas of a many shops, many of which are of high order

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one would expect high counts of traffic and congestion. We notice that in such
areas we find the same thing indicating the way the town of Waterloo is
constructed, which is that of a town that is assembled around the PLVI. As we
look further into these findings, one must ask, is it possible to relate retail
accessibility and congestion in the town of Waterloo? The answer to this is yes,
we can. We can see that areas very close to the PLVI with large traffic counts also
contain retail accessibility that is very high. This is meant in the way that the
locations contain shops of high order, are well kept and are in some cases multi
functional (residence housing above). An example of this would be “Skyroad”
(seen on the image above), which contains two stores and is of high order
(luxury shopping) and is very well kept and accessible. Another theory that may
lead to an explanation behind the links of congestion as well as retail is that of
outside spenders. The province
of Walloon-Brabant and in
particular Waterloo is an area
that is seen to attract visitors for
its shopping. Due to the high
retail accessibility in the town,
which can be seen in diverse
selections of restaurants and
service, many visitors are
attracted. We therefore can
suggest that congestion is raised
also due to outside interest form
near by areas and towns, for
example Braine L’Alleud (see
map right). Thus the relation is
clear between retail and
congestion as one enhances the
other and vice versa.

Evaluation:

To evaluate the entire investigation, we must look into each section and
display areas of doubt in our findings. However, despite the limitations that are
put in place to make such an investigation take place, we feel that the results
found are of accurate display of the current situation of Waterloo, Belgium.
Firstly, when analyzing the PLVI, we took areas along the main high street on
both sides. We did not incorporate side roads and other alleys that contained
retail space, which in turn would have provided for a more accurate result. An
example in the town of Waterloo would be the “Passage Wellington” which it
filled with many retail locations as well as service, restaurant and luxury areas.
To improve such a situation we could have included these by using a method that
incorporated the retail spaces randomly, as in including the same amount of lots
but more spread out throughout the town. When analyzing the traffic
investigation, improvements could be made in the counting process to prove a
more accurate result. Examples of such methods include; allowing for more

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spaces for traffic counting at various more time intervals. Also looking into
driving through the PLVI at a set time each day for a week. This way we would
understand the congestion more thoroughly and possibly time the duration
through different areas of the PLVI. This would allow is to be able to provide an
answer that clarified the results found to a full extent.

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