RESORT PLANNING AND DEVELOPMENT

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 is

conducted, the resort development objectives, type and size determined in preliminary form, the site selected, and conceptual planning and prefeasibility analysis carried out.

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 program 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.

• The concept of land use zoning is applicable to resorts.

• A basic principle is conservation of specific environmental features

• Related to this conservation is maintenance of view plane and corridors so that there are views of important features from the building in the final development.

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.

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

Analysis

Access 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

Also important functional grouping of resort facilities and activities, such as accommodation, commercial and cultural facilities, and recreation facilities, in suitable areas. Accommodation should be well related to the main resort attractions such as beaches but not impinging on them.

SIMILARITIES OF HOTEL & RESORT MANAGEMENTBoth sell meals and roomsBoth are labor-intensiveBoth have buildings and grounds which

require maintenance and upkeepCourtesy and Guest service are of prime

importance to bothInn keeping laws apply to both

DIFF. IN MGT. OF HOTELS & RESORTS1. 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 private space is needed for

resorts• Larger amount of land is required for

resorts for recreational facilities

DIFF. IN MGT. OF HOTELS & RESORTS3. Location Hotels are located in urban areas Resorts are located in rural areas

Remoteness of the resort has an appeal to the traveler 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

DIFF. IN MGT. OF HOTELS & RESORTS4. Recreation

• Unlike hotels, resorts need to invest heavily on land and equipment for recreation

5. Seasonality in Demand• 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”

DIFF. IN MGT. OF HOTELS & RESORTS7. 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

DIFF. IN MGT. OF HOTELS & RESORTS9. 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. 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

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. Economic2. Social 3. Environmental

A. Economic Considerations in Resort Dev’t.

Variables that Determine Profitability1. 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

B. Social Considerations in Resort Dev’t.It is imperative for a resort to develop &

maintain good relations with the local communityThey are the main source of laborThey are local customersThey provide community servicesThe community’s peace & order and general

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

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 resort

o Communities may resent hiring of outsiders for better paying positions

o 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

B. Social Considerations in Resort Dev’t.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 & demandsThe resort would compete with local

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

B. Social Considerations in Resort Dev’t.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. CongestionHuman trafficVehicular traffic

C. Environmental Considerations in Resort Dev’t.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

STEPS TO MINIMIZE ADVERSE SOCIAL & ENVIRONMENTAL IMPACTS1. Conduct a study on the social &

environmental impacts2. Develop action plan to maximize positive

impacts & lessen negative impacts3. 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

STAGES IN RESORT DEVELOPMENT1. Feasibility Analysis & Planning

• Involves forecasting of demand, market analysis, examination of site characteristics and determination of financial feasibility

2. Construction3. Operations/Management

RESORT PLANNING PRINCIPLESFundamental ConceptsResort Environment

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

Environmental OrientationAllow tourist appreciation of nature at

environmentally sustainable mannerCommunity Orientation

Allow tourist interaction with local residents and encourage learning of local culture

WATER-BASED RESORTS

ELEMENTS IN SELECTING BEACH SITES

1. Access to permanent or transient seasonal population

2. Access to major roads3. Climate4. Water quality

Monitor bacterial count resulting from swimmers, sewage overflows, and runoffs from city streets to the waters

ASPECTS OF BEACH DEVELOPMENT1. Sea

a) 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 or pea pebbles at the bottom is ideal

ASPECTS OF BEACH DEVELOPMENT3. 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

BEACH RESORT PRODUCT LIFE CYLCLEExploration – few adventurous tourists visit; no facilities

Involvement - first resorts are developed

Development - More resorts developed, residents sell land

and 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