planning resort planning

RESORT MANAGEMENT

RESORT

– Any place or places with pleasant environment and atmosphere conducive to comfort, healthful relaxation and rest, offering food, sleeping accomodation and recreational facilities to the public for a fee (definition per DOT Rules on Accreditation)

Elements of a resort1. Recreational facilities that draw guests to the facility

2. Housing and Food & Beverage services that cater to people away from home

3. Activities to occupy guests during their stay

CLASSIFICATION OF RESORTSAccording to Location

1. Inland Beach – Plantation Bay

2. Island – Club Noah Isabelle

3. Lakeside – Lake Caliraya

4. Farm – Villa Escudero

5. Orchard – Gap Farming Resort, Davao

6. Mountain – Mt. Data Lodge, Benguet

7. Springs – Ardent Hot Springs, Camiguin

CLASSIFICATION OF RESORTSAccording to Activity Offered

1. Diving Resort

2. Fishing Resort

3. Health/Spa

4. Golf Resort

5. Ski Resort

6. Gaming Resort

7. Theme Park

1. Resort Hotel• Person “leases” the room/cottage for transient stay

2. Second-Home Development• Person develops/buys another home in outdoor

areas

3. Timeshare Ownership• Person pays for the right to accommodations at a

vacation development for a specified period each year, for a specified number of years or for perpetuity. It is essentially buying accomodation in advance & paying annual contributions for maintenance

CLASSIFICATION OF RESORTSAccording to Ownership/Lodging Properties

Concentration of tourist facilities and services in specified tourism zones allows for efficient provision of infrastructure, offers a variety of easily accessible activities and facilities for tourists, encourages integrated planning and application of development controls, and contain any negative impacts in certain areas. These tourism zones should be located to be protected and areas more suitable for other types of development. The tourism zones needed to be integrated with the transportation network that connects the zones with the gateway to the country or region.

If possible, attractions should be clustered with the secondary attractions developed near primary ones in order to encourage tourists to stay longer in the area. Planning for tour routes should apply the principle of not requiring back-tracking, that is, loop tour patterns wherever possible, infrastructure should be multipurpose serving general community needs as well as tourism.

Resort PlanningThe modern concept of a resort is that

planned as an integrated development with consideration given to its compatibility with the natural environment and possible benefits to local communities.

Economic feasibility analysis: Analysis of the economic costs and benefits of a project to the entire area, region or country. A project may generate overall positive economic benefits by attracting tourists to the area, but not make a profit in itself.

Financial feasibility analysis: The financial rate of return and profitability of a project based only on its own costs and revenues.

Resort Planning Process1.First, market and product assessment (referring especially to tourist attractions) is conducted, the resort development objectives, type and size determined in preliminary form, the site selected, and conceptual planning and prefeasibility analysis carried out. This analysis feeds into more specific determination of facility and land use requirements and infrastructure needs, the regional relationships including access to the site and regional integration, and the environmental and carrying capacity analysis and considerations of community relationships.

2.Then the resort and regional/community relationships plan is prepared, with phasing of development and evaluated environmentally and economically as a basis for deciding on the final plan.

3. A specific environmental and social impact analysis must be conducted of the plan to ensure that the resort will not result in undue environmentally and economically as a basis for deciding on the final plan.

4.Then a final-economic and financial feasibility analysis is carried out to make certain that the resort will be economically viable and produce an acceptable financial rate of return. The results of this analysis may also require modifications to the plan.

5. Finally, the implementation programme is prepared and construction of the first phase begins.

There is a tendency for successful resorts to eventually be overdeveloped – because they have been successful – thus leading to environmental problems and decline of the resort’s popularity. The best approach is to establish a maximum size for each resort based on environmental and other relevant considerations and, when one resort in an area is fully developed, to then develop new resorts elsewhere in the area or rehabilitate declining existing tourism areas.

If there are local communities existing near the resort, community residents or their spokesmen should be involved in key stages of the resort planning process. Techniques should be devised for nearby residents to receive direct benefits from the resort including employment, operation of commercial facilities, and improved community infrastructure and facilities.

Each resort area is unique but some basic principles apply to the planning of most resorts. The concept of land use zoning is applicable to resorts. A basic principle is conservation of specific environmental features such as beaches, marine areas, ponds, lakes, lagoons, archaeological and historic sites, large trees and group of tree, unusual geological features and hill tops. Related to this conservation is maintenance of view planes and corridors so that there are views of important features form the building in the final development.

• Also important functional grouping of resort facilities and activities, such as accommodation, commercial and cultural facilities (often in an integrated and pedestrian oriented resort center), and recreation facilities, in suitable areas. Accommodation should be well related to the main resort attractions such as beaches but not impinging on them. Hotels, for example, should be sited well back from the beach so that the natural shoreline appearance is maintained and erosion is avoided, but within convenient walking distance from the beach.

• Resorts should have controlled access and an efficient but not high-speed road network. Emphasis should be on pedestrians in the resort and, in larger resorts, use of non-polluting vehicles such as small battery operated buses to provide general transport within the resort grounds. Public access to the resort should be allowed on a controlled basis including to the main attraction features such as beaches and historic places.

Provision of adequate infrastructure for the resort is essential to prevent environmental problems. Often this infrastructure can also be developed to serve nearby communities as one of the local benefits from the resort development. Conservation-oriented infrastructure techniques should be applied, such as treatment and recycling of sewage effluent for use in landscape irrigation and use of solar energy for water heating and natural ventilation substituting air conditioning air conditioning. Resorts are typically well landscaped to create an attractive open environment.

One of the regional considerations in resort planning is that, if sufficient housing for the resort employees is not already available in nearby communities, then housing will need to be developed neat the resort. This housing should be planned as an integrated community with the full range of community facilities and services, as well as the housing provided.

Market & Product Assessment of Area

Determination of Objectives, Type & Size of Resort, including General Environmental

Assessment of AreaResort Site Selection

Resort Concept & Prefeasibility Analysis (with feedback to above steps, project terminated if

determined infeasible)

Resort Planning Process

Determination of Facility & Land Use

Requirements

Regional Relationships

Environmental & Carrying Capacity

AnalysisAccess toRegional

Integration

Community Relationships

Determination of Infrastructure Requirements

Formulation of Regional Relationships & Resort Land Use Plan with Phasing of Development (alternative & final plans)

Specific Environmental & Social Assessment(with feedback to plan formulation)

Implementation Program

First Stage Development

Plan Retirement of Later Phases

Implementation of Later Phases

SIMILARITIES OF HOTEL & RESORT MANAGEMENT

• Both sell meals and rooms

• Both are labor-intensive

• Both have buildings and grounds which require maintenance and upkeep

• Courtesy and Guest service are of prime importance to both

• Innkeeping laws apply to both

DIFF. IN MGT. OF HOTELS & RESORTS

1. Visitor Market• Hotels cater primarily to both business travellers

and leisure travellers• Resorts cater primarily to the vacation and leisure

travellers.

2. Facilities• Resort rooms are larger• More closet space is needed for resorts• Larger amount of land is required for resorts for

recreational facilities

3. Location• Hotels are located in urban areas• Resorts are located in rural areas

– Remoteness of the resort has an appeal to the traveller who seeks an environment different from the urban & sub-urban environment of work and home

– Thus, resorts must be self-contained, that is, it should have generous storage for food, domestic goods, support services


4. Recreation• Unlike hotels, resorts need to invest heavily on land

and equipment for recreation

5. Seasonality• Hotels operate year-round• Most resorts are seasonal due to location

6. Personnel Attitude• In a hotel, service is more “business-like.” Guests

look at hotel as temporary shelter• In a resort, the guest expects to be pampered and

service should convey “Home & Family Hospitality”


7. Managerial Knowhow• In addition to knowhow of hotel

management concepts, resort managers are expected to have knowledge in two areas: The natural resource on which the resort is

based Guest activity programming Personalized guest relations

8. Labor Skills• Employees should be able to rotate in

different jobs


9. Corporate/Employer Responsibility• Local communities may highly depend on

the resort for its economic future. Hence, the resort should take on additional responsibility to the community such as employment opportunities

10.Employee Housing• Resort needs to provide housing for its

employees and in some instances access to schools, churches, hospitals


11. Sources of Revenue• Hotels get most of their income fr. rooms, and F & B• In addition to rooms and F&B, resorts earn a lot

from recreational activities & retail sales

12. Resorts & Traditions• Many resorts cater to repeat visitors so traditions

are more important• Resorts should develop ways and means to develop

traditions which are image-building and memorable such as annual festivals, theme weekends, sports contests, and parties


SPECIAL CONSIDERATIONS IN PLANNING & DEVELOPMENT

Factors to Consider in resort development

• Resort development involves a difficult trade-off between benefits and unfavorable impacts on the ff. aspects:

1. Economic

2. Social

3. Environmental

A. Economic Considerations in Resort Dev’t.

Variables that Determine Profitability

1. Capacity• The more facilities & guests, the higher the profit• However, capacity is limited by Physical limitations

and Ecological limitations

2. Length of the Season• Is the season long enough to earn profit?

3. Capital Investment• Heavy costs in fixed assets for land, building and

recreational facilities• Long payback period

• It is imperative for a resort to develop & maintain good relations with the local community– They are the main source of labor– They are local customers– They provide community services– The community’s peace & order and general attitude

towards tourism and tourists has great impact on tourism movement to the resort

– Resort development would have positive & negative social changes

B. Social Considerations in Resort Dev’t.

1. Employment• Communities welcome the social benefit of job

creation in construction & operations• However, it has employment-related social

problems:o Established industries may be disrupted if they

lose good employees who transfer to the resorto Communities may resent hiring of outsiders for

better paying positionso For local community members working in the

resort, exposure to the “high” lifestyle of resorts may cause dissatisfaction w/ his lifestyle & develop a false sense of values anchored on material acquisitions & creature comforts


2. Recreational development– Residents may resent and resist resort dev’t.

if it they don’t have access & are hindered from leisure activities they used to enjoy

3. Infrastructure requirements & demands– The resort would compete with local

community for use of water, energy, transportation & communication resources


4. Lifestyle changes– More wives may take on financial obligations than

their husbands, disrupting traditional social norms– Residents exposed to tourists’ lifestyles become

inclined to spend more specially on imported goods– Possible increases in prostitution, drug addiction &

other crimes as a result of interaction with tourists

5. Congestion– Human traffic– Vehicular traffic


1. Pollution• From fertilizers, pesticides, exhaust fumes,

solid wastes & sewage

2. Conservation• Resort dev’t. may damage the flora & fauna

3. Aesthetic impact• Resort development may alter the view &

beauty of the natural landscape

C. Environmental Considerations in Resort Dev’t.

STEPS TO MINIMIZE ADVERSE SOCIAL & ENVIRONMENTAL IMPACTS

1. Conduct a study on the social & environmental impacts

2. Develop action plan to maximize positive impacts & lessen negative impacts

3. Involve the local community in the community-based sustainable planning and development processes

4. Pursue continuing resort-community programs Educational interchanges & lectures Social programs for the community such as medical

& dental missions Joint environmental programs such as beach and

reef clean-up drives

1. Feasibility Analysis & Planning• Involves forecasting of demand, market

analysis, examination of site characteristics and determination of financial feasibility

2. Construction

3. Operations/Management

STAGES IN RESORT DEVELOPMENT

RESORT PLANNING PRINCIPLES

Fundamental Concepts• Resort Environment

– Give the resort a distinctive image and character that provides a contrast to the tourist’s home environment

• Environmental Orientation– Allow tourist appreciation of nature at environmentally

sustainable manner

• Community Orientation– Allow tourist interaction with local residents and

encourage learning of local culture

Multi-discplinary team approach• Resort marketing analysts• Land use and site planners• Economic & Financial feasibility anslysts• Transportation & other infrastructure engineers• Hotel architects & resort landscapers• Environmental specialists• Sociologists• Specialists on the activity offered (such as dive

instructors for a dive resort)

RESORT PLANNING PRINCIPLES

WATER-BASED RESORTS

ELEMENTS IN SELECTING BEACH SITES

1. Access to permanent or transient seasonal population

2. Access to major roads

3. Climate

4. Water quality– Monitor bacterial count resulting from

swimmers, sewage overflows, and runoffs from city streets to the waters

ASPECTS OF BEACH DEVELOPMENT

1. Seaa) air temperature, b) water temperature,

c) intensity of the wind & sun, d) currents, tides and waves, e) clarity of water, f) pollution,

g) ecology/marine life, h) attractions

2. Seashore– Consists of the surface under the water extending

up to a depth of six feet– A gentle, uniform slope until 6 ft. depth is ideal– Coarse sand at the bottom is ideal

3. Beach– Consider quality of sand, slope and distance from

the shore

4. Back Beach– Offers views to both the sea and inland

5. Coastal stretch– Where service facilities, access roads, parking

facilities & bathhouses are located

6. Surrounding Country– Provides the setting for the attraction

ASPECTS OF BEACH DEVELOPMENT

BEACH RESORT PRODUCT LIFE CYLCLE

Exploration – few adventurous tourists visit; no facilities

Involvement - first resorts are developed

Development - More resorts developed, residents sell landand move to other areas due to increased taxes

Consolidation – growth levels off; resort season extended

Stagnation – capacity is reached

Decline –over-commercialization, congestion, less visitors

Rejuvenation – measures to arrest decline

planning resort planning

Technology

resort area

resort management

resort recreational

resort development objectives

resort planning process

resort hotel person

economic feasibility

integrated development