A

PROJECT ACCEPTANCE

This Project has been accepted in partial fulfillment of the

requirements for the Degree of Master of Urban and Regional

Planning in the College of Architecture and Planning, King Faisal

University, Dammam, Saudi Arabia.

Date:_____________________________

Instructors:

Dr. Mohammed H. Awad _____________________________

Prof. Akef M. Quazi. _____________________________

B

KING FAISAL UNIVERSITY

COLLEGE OF ARCHITECTURE AND PLANNING Project Examination Report

We have carefully read the report entitled TOURISTS

ACCOMMODATION PLANNING FOR DAMMAM

METROPOLITAN Submitted by Talal Abdullah Al-Harigi in partial

fulfillment of the requirements of the Degree of Master in Urban &

Regional Planning. We have also carried out report discussion on. We

recommend that this work be:

□ Accepted □ Completed □ Rejected

In support of this recommendation we present the following joining

statement of evaluation.

The work is of the standard required for a Master’s Project in Urban and

Regional Planning. It is well structured and presented in a clear and

logical manner. The objectives are clearly stated are based on a wide site

survey and information collected form different agencies. The

recommendations on ways to find solutions for TOURISTS

ACCOMMODATION PLANNING FOR DAMMAM

METROPOLITAN deserve the attention of all concerned government

and private agencies.

Project Examining Committee:

Name: Signature:

_________________________ _________________

_________________________ _________________

_________________________ _________________

_________________________ _________________

C

بسم هللا الرحمن الرحيم

إهداء

أتت سليمان يوم البين هدهـــدة تهدي إليه جراراً كان في فيـها

فأنشدت بلسان الحال قائــــلة تُهدى الـهدايا على قدر ُمهديـها

ان قيمته لــكان قيمتـك الدنـيا و ما فيهـالو كان ُيهدى إلى اإلنس

بعد عناء طويل تم نسج هذا النسيج من السطور ليرتديه كل مـن يسـتديد

منه ، فأهدي هذه الكلمات و السطور المتواضعة إلى الوالـد العييـي ، و ا م

كذلك أهدي هـذا العمـل إلـى ايـوتي . الحنون متعهم هللا بالصحة والعافية

وال أنسى أن أهدي زوجتـي العييـية رمـرة هـبرها .ء أدام هللا الود بينناا عيا

.ودعمها المتواهل

سـائًً . وإلى كل من قام بمساعدتي و الشد من أزري في أحلك ا وقـات

لكل ) و لكـن . المولى عي و جل أن أكون قد وفقت في إتمام هـذا العمـل

.و الكمال هلل وحده (شيء إذا ما تم نقصان

و السًم

طًل عبد هللا الحريقي : المهندس

61/61/99

D

In the name of Allah, the most Gracious,

the most Merciful.

Acknowledgement

Thanks to Allah the lord of the world for helping me in conducting

this project. I Would like to express my gratitude to Dr. Mohamed H

Awad and Prof. Akef M Quazi who devoted their time and efforts in

supporting and guiding my to the completion of this project.

Special thanks to my instructors from the department of Urban and

Regional Planning who taught me through my study in the post

graduate program.

E

Abstract

Dammam tourists attraction is increasing rapidly, and inviting tourists from

many regions for various purposes. Consequently, this increases the

load on the accommodation facilities. However, the accommodation

facilities are randomly distributed. For example, they are concentrated within

the urban areas of the metropolitan, which is about 50 Km apart from the

main attraction area.

This study aims to propose a suitable distribution plan for tourists

accommodation in Dammam Metropolitan area. The planning proposals

of the study were generated on the basis of the main attraction areas and the

tourist’s preferences. For the accomplishment of the study goal and objectives

the study investigated the existing accommodation facilities conditions. In

addition, a socio economic survey was conducted to explore tourists’

preferences and characteristics.

The study generated three alternatives for the distribution of tourists’

accommodation. They are as follow:

First Alternative adopts the existing trend concept to minimize the

implementation cost in which the concentration of tourists

accommodation will remain within the urban areas.

Second Alternative, is based on the concept of multi node

accommodation centers along the transportation network, which will

provide maximum mobility for tourists.

Third Alternative focuses on reducing tourist commuting between the

accommodation facilities and the attraction area, by locating the

accommodation facilities within the metropolitan attraction. As a result

a new Tourists City will be established within the main attraction area.

The result of alternative evaluation resulted in selecting the third alternative

as the best. Therefore, the tourists accommodation is distributed according

to the tourists preference. The implementation policy resulted in proposing

F

Higher Authority for Tourism Affairs in Al-Dammam metropolitan. The

authority will coordinate the city development and construction of the

infrastructure. Also, the implementation policy proposed a consortium

company to coordinate the construction and management of the new

accommodation facilities.

G

ملخص الدراسة

مع ازدياد جاذبية حاضرة الدمما ازداد قباداا الاديال هايممدا ددا ىلدمن قا طدب الىاد هاد

و اليت ىلخذت بالظممبر بشكل سريع و هشبائي دا سا نبها من التااهم بد مبابدع . مااكن الايال

05ة ال تقدل هدن و بذلك يقىع الادائح مادا . سكن الاائح و مناطق اجلذب الرئياية هلؤالء الايال

كياب مرت ب الاكن الاياحي و مناطق اجلذب و اليت تؤدي قا ضياع وبت الاائح و جممدم التنقدل

.

. تهدف هذه الدراسةة لقدةد خ ة ةة مبةسةتة لق ا ةك اللةيا اللةحةضر ضةمةم الةدمة

األولية لاايال ، مبابع مناطق اجلذب : اهتممت احلابا التخىيىية هذ المراسة ها ركيزت هما

ولتحقيق همف و غايات المراسة مت حبث األوضاع الراهنة ملاداكن الاديال منىقدة .و رغاات الايال

. و كذلك مت همل ماح اجتماهي ابتصادي ملعر ة ىلطاط و رغاات الايال . المراسة

ة و ها تادك األسدمت مت ابدرتال ة ةدة بدمائل ةىيىيدة لتخىدي الادكن الادياحي منىقد

:المراسة، وهي كالتالي

اخلد –الدمما ) االستمرار الرتكيز احلالي ملااكن الايال ضمن املناطق احلضدرية : التد ل األول

(.الظممران –

اهتمددم هادد كددرة املراكددز املتعدمدة بتبزيددع مبابددع الاددكن الاددياحي هادد دداكة : التةد ل الاةةة ر

زيدادة مروندة التنقدل بد منداطق اجلدذب و منداطق املباص ت الرئياية و الذي سبف يااهم ها

.الاكن و املناطق األخرمن

ركز ها تقايل املاا ة ب سكن الايال و ىلمداكن اجلدذب األوليدة مدن خد ا وضدع : التد ل الاةلث

، وذلدك هاد دكل مميندة سدياحية منىقدة (الشباطئ)مااكن الايال مناطق اجلذب األولية

.اجلذب األولية

وبنداءا هايدمت مت تبزيدع االحتيداا ملاداكن . تقييم اخليارات مت اختار الاميل الثالث كأ ضدل خيدار ومن

كمدا مت وضدع سياسدات . الايال بناءا ها نتائج املاح االجتماهي االبتصادي الذي مثل رغاات الايال

بدددارة املميندة تنفيذ اخلىة واليت تتاابر قنشاء هيئمت هايا لاياحة حلاضرة المما واليت سدبف تقدب

وكذلك تقرتل الاياسة التنفيذيدة قنشداء دركة ماداهمة تقدب بدنشداء و . اجلميمة وقنشاء الانية التحتية

.قدارة اخلممات الاكنية

H

Table of Contents

PROJECT ACCEPTANCE .............................................................. A

PROJECT EXAMINATION REPORT .............................................. B

ACKNOWLEDGEMENT .................................................................. D

ABSTRACT ..................................................................................... E

G ............................................................ ملخص الدراسة

TABLE OF CONTENTS .................................................................. H

LIST OF TABLES ............................................................................ K

LIST OF CHARTS ........................................................................... M

LIST OF MAPS ............................................................................... O

CHAPTER I: INTRODUCTION TO THE STUDY .............................. 1

1.1 INTRODUCTION ..................................................................................... 2

1.2 DEFINITION OF THE PROBLEM ................................................................ 5

1.3 INITIAL DEFINITION OF GOALS AND OBJECTIVES ...................................... 5

1.4 SCOPE OF THE STUDY ........................................................................... 5

CHAPTER II LITERATURE REVIEW .............................................. 8

2.1 DEFINITION OF TOURISM AND TOURISTS ................................................. 9

2.2 TOURISM IN THE KINGDOM AND GCC COUNTRIES ................................. 10

2.3 TOURISTS ACCOMMODATION ............................................................... 15

CHAPTER III: ANALYSIS OF TOURISTS ACCOMMODATION ... 20

INTRODUCTION ........................................................................................ 21

3.1 ROLE OF DAMMAM METROPOLITAN IN TOURISM .................................... 22

3.2 MAIN ATTRACTIONS OF DAMMAM METROPOLITAN ................................. 24

3.3 TOURISTS ACCOMMODATIONS IN THE STUDY AREA ............................... 30

CHAPTER IV: TOURISTS SOCIO-ECONOMIC SURVEY ............. 72

I

4.1 INTRODUCTION ................................................................................... 73

4.2.1 THE QUESTIONNAIRE AND SURVEY METHODOLOGY ........................... 73

4.3 TOURIST SOCIO ECONOMIC CHARACTERISTICS ..................................... 79

4.4 CHARACTER AND NATURE OF VISITORS ................................................ 86

4.5 EXPENDITURE .................................................................................... 90

4.6 TOURISTS PREFERENCE...................................................................... 96

CHAPTER V: POTENTIALS, CONSTRAINTS & FORECASTS .. 102

5.1 SUMMARY OF EXISTING CONDITIONS .................................................. 103

5.1 POTENTIALS AND CONSTRAINTS ........................................................ 105

5.3 PLANNING PROBLEMS ...................................................................... 107

5.5 REDEFINITION OF THE PROBLEM: ....................................................... 109

5.6 REDEFINITION OF GOALS AND OBJECTIVES......................................... 109

5.7 PROJECTION OF TOURIST FUTURE REQUIREMENTS ............................. 110

CHAPTER VI PLANNING PROPOSAL ....................................... 114

6.1 GENERATION OF ALTERNATIVES ........................................................ 115

6.2 ALTERNATIVE I: EXISTING TREND ...................................................... 116

6.3 ALTERNATIVE II: NODULE AGGLOMERATION ....................................... 120

6.4 ALTERNATIVE III: NEW TOURISTS CITY ............................................... 124

6.5 ALTERNATIVES EVALUATION AND SELECTION ..................................... 128

6.6 NEW TOURISTS CITY PLAN ............................................................... 129

CHAPTER VII IMPLEMENTATION POLICIES ............................ 132

7.1 ADMINISTRATION OF THE TOURISTS CITY ........................................... 133

7.3 IMPLEMENTATION POLICIES ............................................................... 135

APPENDICES .............................................................................. 141

APPENDIX I SOCIO-ECONOMIC QUESTIONNAIRE ........................................ 142

APPENDIX II: WORLD TOURISM ASSOCIATION HOTELS STANDARDS ........... 146

RESEARCHER BIO-DATA .......................................................... 153

J

REFERENCES: ........................................................................... 154

K

List of Tables

TABLE 3.1.1.1 POPULATION OF THE MAIN CITIES IN THE KINGDOM ............... 22

TABLE 3.3.1.1A HOTEL TYPES IN DAMMAM METROPOLITAN ........................ 30

TABLE 3.3.1.1B HOTELS BY TYPE IN THE STUDY AREA ................................ 31

TABLE 3.3.1.2 A. HOTELS IN THE KINGDOM 1406 - 1416 AH. ...................... 33

TABLE 3.3.2.1B HOTELS IN THE KINGDOM 1406 - 1416 AH. ....................... 34

TABLE 3.3.1.2A HOTELS CAPACITY OF THE STUDY AREA BY LEVEL ............. 34

TABLE 3.3.1.2B HOTELS ROOM IN DAMMAM METROPOLITAN ........................ 35

TABLE 3.3.1.3 A COST OF ROOM PER NIGHT, NOVEMBER 1998 ................... 37

TABLE 3.3.1.3B COST OF HOTELS BY TYPE: ............................................. 38

TABLE 3.3.1.4A HOTELS OCCUPANCY 1415-1418 ..................................... 41

TABLE 3.3.1.4B HOTELS OCCUPANCY BY CLASS 1415 - 1418 AH. .............. 42

TABLE 3.3.1.4C AVERAGE OCCUPANCY RATE ACCORDING TO CITY .............. 43

TABLE 3.3.1.5A TOURISTS NIGHT SPENT IN HOTELS IN THE STUDY AREA ..... 43

TABLE 3.3.1.5B TOURISTS NIGHTS IN THE STUDY AREA .............................. 44

TABLE 3.3.1.5C TOURIST NIGHTS IN THE STUDY AREA BY HOTEL CLASS ...... 45

TABLE 3.3.2.1 DISTRIBUTION OF FURNISHED APARTMENTS: ........................ 46

TABLE 3.3.2.2 ESTIMATION OF NUMBER OF BEDS FOR THE FURNISHED

APARTMENTS:.......................................................................................... 53

TABLE 3.3.2.3 FURNISHED APARTMENT COST VARIATION - FEBRUARY, 199854

TABLE 3.3.2.4 APARTMENT OCCUPANCY VARIATION .................................. 55

TABLE 3.3.2.5 ESTIMATION OF THE OCCUPANCY OF THE FURNISHED

APARTMENTS ........................................................................................... 56

TABLE 3.3.3.1 DISTRIBUTION OF RESORTS VILLAGES ................................. 57

TABLE 3.3.3.2 CAPACITY OF HOLIDAY VILLAGES ........................................ 57

TABLE 3.3.3.3 OCCUPANCY OF AL-SHULA RESORT VILLAGE 1418-1419 H . 58

TABLE: 3.3.5.2 SUMMARY OF TOURIST ACCOMMODATION OCCUPANCY ........ 69

TABLE 4.2.2.1 HOTELS INCLUDED IN THE SURVEY ...................................... 75

TABLE 4.2.2.2 FURNISHED APARTMENTS INCLUDED IN THE STUDY ................ 76

TABLE 4.3.3.1 TOURIST FAMILY SIZE ........................................................ 83

TABLE 4.6.5.1 SUMMARY OF TOURISTS PREFERENCE ............................... 101

L

TABLE 5.1.1 SUMMARY OF EXISTING CONDITIONS .................................... 104

TABLE 5.7.1.1 NUMBER OF BEDS OCCUPIED IN THE YEAR 1998 .................. 110

TABLE 5.7.1.2 PROJECTION OF REQUIRED BEDS 1998-2030 .................... 111

TABLE 5.7.2.1 LOCATION OF ACCOMMODATION ....................................... 112

TABLE 5.7.3.1 TYPES OF TOURISTS ACCOMMODATION ACCORDING TO

TOURISTS PREFERENCE ......................................................................... 112

TABLE 5.7.4.1 CATEGORIES OF TOURIST ACCOMMODATION ACCORDING TO

AFFORDABILITY ...................................................................................... 113

TABLE 5.7.5.1 UNIT SIZE OF ACCOMMODATION ACCORDING TO TOURISTS

GROUP SIZE .......................................................................................... 113

TABLE 6.6.1 ACCOMMODATION REQUIREMENTS, COASTAL AREA .............. 130

TABLE 7.6.2 ACCOMMODATION REQUIREMENTS, URBAN AREAS ................ 131

M

List of Charts

CHART 1.1.1 THE RELATION BETWEEN TRAVELLING TIME AND NUMBER OF

TOURISTS (TIME-DISTANCE SENSITIVITY) ..................................................... 3

CHART 3.3.1.3A COST VARIATION IN 5 STAR HOTELS, NOV. 1998 ................ 38

CHART 3.3.1.3B COST VARIATION IN 4 STAR HOTELS NOV. 98 ..................... 39

CHART 3.3.1.3D COST VARIATION OF 2 STAR HOTELS................................. 40

CHART 3.3.1.4 AVERAGE HOTELS OCCUPANCY ACCORDING TO HOTEL

CLASS (1415-1418) ................................................................................ 42

CHART 3.3.2.4 APARTMENTS OCCUPANCY ................................................ 55

CHART 3.3.3.4B DAILY DISTRIBUTION OF UNITS OCCUPANCY ....................... 64

CHART 3.7.1.1 CONCENTRATION OF BEDS VS. LOCATIONS ........................... 67

CHART 4.3.1.1 VISITORS NATIONALITY....................................................... 79

CHART 4.3.2.1 TOURISTS AGE .................................................................. 81

CHART 4.3.2.1 TOURISTS MARITAL STATUS ............................................... 82

CHART 4.3.3.1 VISITORS FAMILY SIZE ....................................................... 82

CHART 4.3.6.1 VISITORS MONTHLY INCOME ............................................... 85

4.4.1.1 ORIGIN OF TOURISTS ................................................................... 86

CHART 4.4.2.1 DURATION OF STAYING ...................................................... 87

CHART 4.4.3.1 FREQUENCY OF TOURISTS VISITS ....................................... 88

CHART 4.4.4.1 TOURISTS MODE OF TRANSPORTATION ................................ 89

CHART 4.4.5.1 AREAS ASSOCIATED WITH THE VISIT TO THE STUDY AREA ..... 89

CHART 4.5.1.1 TOURISTS EXPENDITURE ON ACCOMMODATION PER DAY ...... 90

CHART 4.5.2.1 TOURISTS EXPENDITURE ON FOOD PER DAY ......................... 91

CHART 4.5.3.1 TOURISTS EXPENDITURE ON RECREATION ........................... 92

CHART 4.5.4.1 EXPENDITURE ON SHOPPING .............................................. 93

CHART 4.5.3.1 TOURISTS EXPENDITURE ON TRANSPORTATION .................... 94

CHART 4.6.8.1 SUMMARY OF TOURISTS EXPENDITURE ................................ 95

CHART 4.6.1.1 PREFERRED ACCOMMODATION TYPE ................................... 96

CHART 4.6.2 PREFERRED ACCOMMODATION LOCATION ............................... 97

N

CHART 4.6.3.1 PREFERRED VISITING TIME ................................................. 98

CHART 4.6.4.1 VISITORS PRIMARY ATTRACTIONS ....................................... 99

O

LIST OF MAPS

MAP 1.4.1 LOCATION OF THE STUDY AREA .................................................. 7

MAP 3.2.4.1 DAMMAM METROPOLITAN ATTRACTION AREA ......................... 27

MAP 3.3.1.1 HOTELS DISTRIBUTION .......................................................... 32

MAP 3.4.1.1 FURNISHED APARTMENTS DISTRIBUTION IN AL-DAMMAM CITY .. 48

MAP 3.4.1.1 FURNISHED APARTMENTS DISTRIBUTION IN AL-KHUBAR CITY .. 49

MAP 4.5. SEPARATION OF ACCOMMODATION FROM ATTRACTION ............... 108

MAP 6.2.1 ALTERNATIVE I: EXISTING TREND ....................................... 118

MAP 6.3.1 ALTERNATIVE II: NODULE AGGLOMERATION .................... 122

MAP 6.4.1 ALTERNATIVE III: NEW TOURISTS CITY .............................. 126

1

CHAPTER I: INTRODUCTION TO THE STUDY

2

1.1 Introduction

Tourism plays a major role in the economic development of many

countries. It is considered as one of the major sources of

circulating revenues between regions and a magnet for foreign

currency. In addition, tourism increase the demand for work force

for which stimulates many countries to provide more job

opportunities.

Tourists accommodation and tourists attraction are correlated and

depend on each other. Attraction provides the magnet for tourists

enjoyment, whereas accommodation provides the support facilities

for a pleasant stay. They both correlate negatively with length of

travelling time and distance.

Tourists are strict about the time they spent in commuting between

the accommodation and attractions. Al-Kittani emphasizes that, the

attractiveness of the recreational areas diminishes with the

increase of distance from the accommodation location1.

The location of the accommodation must be suitable to serve the

needs of the intended tourism market and satisfy a number of

requirements.2 These requirements should consider certain key

factors in the location of the accommodation facility. The factors

determine the location of the accommodation facility are shown in

chart (1.1.1).

1 Al-Kittani M, P 58, 1990

2 Lawson F, P 105, 1998

3

Chart 1.1.1 The Relation between Travelling Time and Number of Tourists (Time-Distance Sensitivity)3

Most of the accommodation facilities are concentrated within the

Cities of Al-Dammam and Al-Khubar, while main attraction are

located along the coasts. The traveling time between

accommodation and attraction about 30 minutes or more. This

situation diminishes the attractiveness of the main attraction, which

may result in reducing tourists visits to the attractions, and less

duration of stay which means less revenues.

In general the accommodation facilities in Al-Dammam

metropolitan did not consider factors related to main attraction. The

study will illustrate and show the concentration of tourists

accommodation within the metropolitan residential and commercial

areas. However, the high cost of accommodation available in the

main attraction forced the tourists to stay in Al-Dammam and Al-

Khubar city and commute to the attraction areas.

3 Al-Kittani M, P 59, 1990

2

3

4

5

6

50%

40%

30%

20%

10%

0

1

2

3

4

5

6

7

80 160 240 320 400

Distance between Origin and Potential in Kilometers

Co

st

by

US

$

0%

10%

20%

30%

40%

50%

60%

% o

f V

ISIT

OR

S F

OR

M O

rig

in

Cit

ies

Cost US $ % of the of tourists population

4

Tourists attraction and accommodations are equally important.

This is due to the fact that attractions provide the magnet that

motivates tourist to travel. While, accommodation provides the

comfort for the tourist to stay overnight in the area. Comfort tourist

increases the willingness of the tourists to stay longer near the

attraction and maximizes enjoyment of the visit. Furthermore, the

extent of attractiveness of the area motivates tourists to stay

longer, which increases the rate of occupancy of the

accommodations. Availability of accommodation within or around

the attraction strengthens the attractiveness of the area. This is

explained by decrease of willingness of the tourists to visit the

attraction as the distance from the tourists’ accommodation

increases. For example, tourists have the tendency to stay in the

nearest accommodation to their main attraction depending on the

quality, cost and size of the accommodation.

The importance of this study is that reflects the strong relation

between the attraction and accommodation, and the influence of

the improvement of accommodation facilities on the attractiveness

of the area. Furthermore, the increasing demand of tourism on

Dammam metropolitan is another factor to its importance.

0

1.2 Definition of the Problem

A planning problem appears in a form that accommodation

facilities are not spatially associated with tourist attractions.

Therefore, the study will focus on the spatial distribution of tourist

accommodation in Dammam metropolitan area.

1.3 Initial Definition of Goals and Objectives

The goal of this project is to propose a suitable distribution

plan for tourists accommodation in Dammam Metropolitan

area.

1.3.1 Objectives

To ensure better distribution of accommodation facilities to

the main attraction potentials.

To study tourists socio-economic characteristics and

accommodation preferences.

To generate tourists accommodation plan that fulfils tourists

requirements, preferences and future demands.

1.4 Scope of the study

The study area will be limited to Dammam metropolitan, which is

composed of the three municipal areas of Al-Dammam, Al-Khubar

and Al-Dhahran. The study will be limited to the spatial planning

aspects of tourism accommodation in terms of; distribution,

capacities and relationship with tourists attraction. The analysis of

tourists socio-economic status will identify their characteristics,

accommodation preferences and habits. The planning proposal will

6

be guided by the analysis of the social, economic and

administrative factors.

7

Map 1.4.1 Location of the Study area

8

CHAPTER II Literature Review

9

2.1 Definition of Tourism and Tourists

The United Nations summit about tourism in Rome 1963 defined “a

tourist as a traveler staying temporarily for a period not less than

24 hours, far away from home for a period less than one

consecutive year, for the purpose of leisure, recreation, spending

vacation, treatment, religious, sport, family visits, business.

Tourism is “the activities of persons traveling to and staying in

places outside their usual environment for not more than one

consecutive year for leisure, business, and other purposes”4.

2.1.1 Internal Tourism

Tourism takes many forms depending on the place of origin and

destination, time and the objective of the trip. Internal tourism

constitutes an essential part of the economy of many countries. In

the United States internal tourism represents 90% of American

Tourism Market5. For the Kingdom, internal tourism is a means to

reduce the expediter outside the country. Also, internal tourism will

help in circulating the money between the regions within the

country. It has the benefit of diversifying the economic base of the

regions and cities. Internal tourism educates citizens about the

attractive areas of their country, and makes them proud of it.

4 World Tourism Organization Web Page, April 29, 1998 5 Archer, 1975 and 1978

15

2.2 Tourism in the Kingdom and GCC Countries

2.2.1 Tourism in the Kingdom

Saudi Arabia has a variety of tourist attractions compared to GCC

Countries. Diversification of primary attraction is clearly significant

over the approximate area of two million and quarter square

meters.

In1987 Al-Khudairy mentioned that, foreign tourism in the kingdom

represents minor significance of the Middle East market6. In fact,

foreign tourists are not significant at all in Saudi Arabia excluding

Hajj and Omra tourists. Al-Khudairy refers this fact to the following

reasons7:

1. Lack of clear strategies and plans regarding international

tourists due to low significance and priorities being given by the

government, such as, the restriction in issuing tourist VISA and

permissions.

2. Lack of marketing for tourism within the kingdom.

3. Lack of proper accommodation and tourism facilities.

4. Lack of accessibility to tourists attraction areas.

Retter refers the low significance of foreign tourists to the fact that

the country is not open yet for international tourists8. Makie wrote

that the Kingdom of Saudi Arabia doesn’t want or need

international tourists, and tourism should be kept for local

residence and expatriates9. This point of view has some reality,

nevertheless, the country is open for GCC citizens and expatriates

6 Al-Khudairy A, P 12, 1987 7 Al-Khudairy A, P 14, 1987 8 Ritter, P, 25 , 1984

9 Makie, , 1984

11

and many GCC residents spend their holidays in the Kingdom, but

they do not constitute a significant number to support tourism

activities.

Meanwhile, tourism development is moving gradually becoming

tangible in the national level. There are some governmental

agencies that provide tourism facilities like municipalities. Yet,

there are no dedicated centralized governmental tourism agencies

that take care of developing and managing tourism on the national

level. In addition, contribution of the private sector in tourism

development is limited.

The government had invested in the recreational and leisure

facilities. The objective of which aims at satisfying the residence

needs for recreation rather than attraction for tourists. Except for

some development in Asir Region. Hunnicutt (1985) mentioned

that: “ the Kingdom of Saudi Arabia recognized the importance of

recreational facilities and leisure time activities for health,

prosperity, education and lifestyle that they conduct. The

government uses these facilities for solving modernization and

urbanization problems, as well as, the different patterns of life in

work, population and families attitudes 10”.

Some studies have been conducted for tourism in a wide range for

tourism potentials in the kingdom. Al-Amiri11, talked about the

utilization of landforms around the city of Al-Riyadh for natural site

seeing and recreation. While, Abdullah12, emphasized the needs

for recreational facilities in Jeddah. He pointed out certain

attraction sites which were developed afterward.

10 Hunnicutt, P 26, 1985 11 Al-Amiri, 1986

12 Abdullah, 1980

12

Some consultants conducted studies in certain areas in the

kingdom, such as, Al-Qassim Norconsult, 198413, in which the

report studied the existing recreational facilities and leisure

facilities for residents and visitors, whether manmade or natural

potentials. Another consultant, Finnplanco, 198514 studied AI-Baha

region. They pointed out that tourism facilities are not available,

and that more development should be undertaken. In the Eastern

Province B.G. Consultants, 198515, prepared a project study for

developing Auqair on the eastern coast, the project was based on:

The efficient use and utilization of natural potentials.

The provision cultural facilities

Diversification of economic activities.

Promotion of private sector contribution.

Protection of natural environment.

AlKhudhairy16 mentioned that tourists villages and resorts should

be the first step toward comprehensive tourism development in the

Kingdom regions. Al-Khudairy classified tourists in the Kingdom

into 6 different classes. They are as follows: Saudis, Moslem

expatriates, non-Moslem expatriates, Pilgrims, GCC residents and

other non-Moslem tourists.

The study area receives all 6 types of tourists. The study area

receives more GCC residents and non-Moslem expatriates, than

other areas in the Kingdom.

13 Al-Thaqafy S P. 65, 1996 14 Al-Thaqafy S, P. 54, 1996 15 Al-Thaqafy S, P. 74, 1996 16 Al-Khudairy A, 1987

13

2.2.2 Tourism in GCC Countries

Due to the high living standards, many GCC residents used to

travel long distances to their destinations. The area is considered

as an exporter of international tourism. Despite the fact that many

of them face many problems like communication, reduction of

currency purchasing power, and lack of security. They are highly

welcomed in western countries as they spend a lot of money.17

However, the number of the GCC tourists in the western countries

declined in the last years. This explains why many Gulf tourists

turned back searching for tourism inside their countries.

Ritter18 classified GCC area into three patterns of regional tourism

according to their tourism potentials. The first region includes

Kuwait, northern part of the eastern coast of Saudi Arabia. This

region is composed of desert flat areas. It has low potentials for

tourism in aesthetic factors, the coastal side, and desert side. In

fact Ritter did not recognize or appreciate the three months of

spring seasons of this area, I which the region witnesses extensive

tourism attractions for its desert areas. There are famous non-

official areas used for camping in which Saudis used to spend

weeks, such as Nuyrea, Safanya and Al-Srar. The second region,

is different and separated. It is composed of Al-Bahrain, Salwa Bay

and Qatif. The potentials of this region are: attractive coastal sides,

sandy duns, natural oasis, bay and warm springs. Ritter

overlooked other potentials in this region: like Qatif oasis,

Dammam metropolitan coastal areas, and Al-Hasa historical sites,

17 Al-Thaqafy, S. 1996 P. 52 18 Ritter, 1980

14

mountains, springs and oasis - which are located in the Kingdom,

there are many historical, natural, cultural and aesthetic potentials

that can make the area one of the main attraction areas. The third

region covers UAE and northern Oman, Ritter considered this

region as the main tourism attraction region in GCC. This region

has natural attractions of mountains, desert coasts and many

aesthetic sites.

In conclusion, Ritter defined tourism potential regions in the GCC

as: coastal areas, desert areas, coastal cliffs and oasis. In addition,

the warm winter season makes the regions attract winter tourists.

The facilities that are available within the regions contribute in

strengthening their attractiveness, such as hotels, furnished

apartments, coastal resorts, and sea activities. He assumed that

there are many leisure and recreation activities in GCC, however,

not enough to be considered as tourism activities. The local

tourism tendency is clearly significant but is not organized19.

19 Al-Thaqafy, S, P. 62-68, 1996

10

2.3 Tourists Accommodation

Accommodation provided for tourists falls into two main categories.

First, these which are common to all types of hotels and furnished

apartments, they are usually located within urban areas. Second,

those which are identified with particular localities. They use the

attraction of the site and surroundings for more specific pursuits in

recreation or panoramic views, such as; the mountain, rural or

seaside resorts.

In terms of investment, accommodation represents the most

expensive service in tourism development. A 10 % saving in the

cost of hotel accommodation may be, for example, equal to the

total investment needed for recreation, sport and cultural

facilities20. A detailed survey of accommodation requirements and

trends is therefore, essential in the initial stages of accommodation

planning.

2.3.1 Main Categories of Accommodation

Types of accommodation and the range of services they offer

should be continuously changing according to market needs.

Tourists accommodation facilities may include the following

categories:

Hotels: provide accommodation, meals and refreshments, for

irregular periods of time and do not necessarily need reservations.

In practice, hotels may be under contract to accommodate specific

groups (for example tour operators, airline crew). This type of

accommodation is available in Dammam Metropolitan in different

classes.

20

Lawson and Baud, P 24, 1977

16

Motels: Are specifically located and planned to provide convenient

accommodation21. Meals, if provided, are generally operated on an

independent basis. While motels have evolved to serve transient

needs, many of the lodges and motor hotels located in resort areas

provide extensive facilities, including self-catering for the holiday

maker. Motels started to appear in the market in the last 5 years by

SASCO (company operating petrol stations, restaurants,

supermarkets, and accommodation along the main transportation

highways). They are available along Dammam - Riyadh highway

and Riyadh - Qassim Highway.

Camping Sites: Caravan sites are equipped with sanitary

services, drainage and site works and may include restaurants or

cafeteria, vehicle service stations, shops, indoor and outdoor

recreation facilities and other features22. There are no official sites

in Saudi Arabia identified for camping. Camping is one of the

public activities many Saudis used to do in winter and spring

seasons. Campers use their resources in providing the

infrastructure such as tents, portable electricity generators, water

tanks and other amenities23.

Resorts villages: Are essentially multiple units of accommodation,

individually grouped around catering and recreational facilities24.

The units provide self-catering as an alternative to inclusive meals,

and are designed mainly for family or individual use. Some resort

villages are built for social tourism, as commercial developments.

21 World Tourism Organization, Frequently Asked Questions, http://www.world-

tourism.org/faq/faq.htm, 24/4/98 6:09 p.m. 22 Lawson and Baud, P. 36, 1977 23 The researcher Observations 1998. 24 World Tourism Organization, Frequently Asked Questions, http://www.world-

tourism.org/faq/faq.htm, 24/4/98 6:09 p.m.

17

They may be developed by phases. They are usually distinct from

holiday resorts. Resorts villages usually provide around 500 to

1500 beds. This type of accommodation is available along the

coastal line of the study area. Like Al-Shoulla Al-Nakhile tourists

Village along the Halfmoon Bay in Dammam Metropolitan.

Individual housing units in resort areas include villas,

bungalows, chalets and houses. In each case the accommodation

may be used as the main or second (holiday) home of the owner.

These units are leased on short or long term basis to tourist

agencies or managed as a condominium. This type of

accommodation is not widely used in Saudi Arabia. However,

Tourists Villages provide similar way of accommodation by selling

some of their units and renting the units for the benefit of the

owners if they want.

Condominiums (Furnished Apartments) are groupings of flats

which are individually owned but share common facilities

(elevators, building engineering services, etc.) and communal

areas (entrance, staircases, landings). Responsibilities for

maintenance and security are also collective and these and other

services - including leasing to vacationers - may be carried out by

management associations or agencies25. This type of

accommodation emerged, as did the tourism market of Saudi

Arabia in the last two decades. Furnished apartments has become

one of the main competitive accommodations for the hotels in the

Kingdom. It is available in the study area in different capacities,

sizes and prices.

25 World Tourism Organization, Frequently Asked Questions, http://www.world-

tourism.org/faq/faq.htm, 24/4/98 6:09 p.m.

18

2.3.2 Relation of Tourists Accommodation and Attraction

Tourists accommodation and tourists attraction are correlated and

dependent on one another. Attraction provides the magnet for

tourists enjoyment and accommodation provides the support in

facilities for tourists comfort.

In tourism, there are three elements that affect tourist attraction

and enjoyments. These elements are tourism attraction, tourism

facilities and additional elements. First, Tourism attraction is

defined as those element and/or amenities which are magnetic in

nature, for tourists and tourism functions. Such elements can be

natural (like general environment, landscape, coasts ... etc.) or

man-made (settlements, folklore, monuments, culture). The

primary existence of these elements is not for the purpose of

tourism, however, they can be utilized to form certain tourism

attraction26.

Second, tourism facilities are defined as those elements that are

provided to assist and increase the potentiality of certain attraction

element or site. Tourism facilities are man-made, and they can be

an attraction by themselves or with other elements. They are

always promoted for tourists who stay for more than one day, in

which they have different functions of the usual facilities for city

residence. They differ in scale, seasonal character, location,

prices, timing and nature. Such facilities are tangible for tourists,

interms of interaction and association. They have a spending

nature and are associated with non-residence time spending. The

26 Dietvorst, Adri, , P 87-92 1993

19

main element of which is accommodation, then recreation,

shopping, sports and so forth27.

Finally, Additional elements are those which do not attract visitors

to a specific location, but they are more or less necessary

conditions for pleasant visit and thus for the function of tourism,

like (accessibility, security, parking lots, information offices,

guidebooks ... etc.) 28.

The next chapter will show the existing conditions of tourism in the

study area, It will be divided into two main parts. The first will

discuss the main attractions of Dammam Metropolitan, the second,

will discuss the accommodation facilities in the study area.

27 Dietvorst, Adri, , P. 96-110, 1993 28 Dietvorst, Adri, P. 112-123, 1993

25

CHAPTER III: Analysis of Tourists Accommodation

21

Introduction

This chapter discusses the existing conditions of the study area

that are collected from primary and secondary resources. The

purpose of the discussion is to analyze the existing conditions of

tourist accommodation of the study area. The chapter is divided

into 5 sections. Each section deals with one type of

accommodation that has a direct impact on tourist’s

accommodation.

The first section discusses the role of the study area as a tourism

attraction. In addition, it will point out the main potential of touristic

attraction in the study area. The second section introduces the

basic information about hotel accommodation in the study area. It

indicates the distribution, capacity, occupancy and the cost of the

hotels. The third section provides information about furnished

apartments, in terms of location, capacity, occupancy and cost.

The fourth section will discuss tourist villages in terms of the

distribution, capacity, occupancy and cost variation. The last

section will show some facts about camping as a type of tourist

accommodation.

22

3.1 Role of Dammam Metropolitan in Tourism

3.1.1 Introduction

Dammam metropolitan is defined in the sixth development plan as

a touristic attraction area, as well as, one of the areas that is

recently opened to international tourists. Dammam metropolitan is

not an old city. It is a new urban area established to support oil

industry. However, in a very short period it has become one of the

main cities in the kingdom. In addition, it has become one of the

attraction areas to tourists from the kingdom and nearby countries.

The following paragraphs illustrate some facts about the study

area.

After unification of the Kingdom and specially the discovery of the

oil, some movement started between cites and regions. In

particular, Dammam Metropolitan became an attraction city for

employment and investments. The operation of oil production and

export helped the area to prosper dramatically. The Metropolitan

has become the third largest city in the Kingdom with a population

size of more than 1.2 million. See table 3.1.1.1

Table 3.1.1.1 Population of the Main Cities in the Kingdom City Population, 199229 Estimated, 199930 Percentage

Al-Riyadh 2,800,000 3,514,473 17% Jeddah 2,000,000 2,510,338 12% Al-Dammam 1,200,000 1,506,203 7% Makkah 966,000 1,212,493 6% Al-Madinah 600,000 753,101 4% Al-Hassa 458,000 574,867 3% Al-Taife 416,000 522,150 2%

All the Kingdom 16,929,294 21,249,127 50%

29 The Annual census, 1993, The estimation of 1992 30 Estimated by the researcher based on 3.3% growth rate

23

Dammam Metropolitan is the capital of the Eastern Province

Region. It acts as the administrative center as well as the

commercial and trade center. It is the gate for the kingdom on the

Arabian Gulf. It plays the role of Frontier City to the Gulf Consult

Countries. It is connected with them by the International Airport,

Causeway and Highways.

Visitors some time come the area for business with the

governmental agencies. Other than that, many visitors come for

the companies that are located in the metropolitan. The

metropolitan area has a hot and humid summer, it reaches more

than 40 degree centigrade in July, August and September. The

cold weather commences in December and the coldest months are

January and February. This variation in temperature provides a

potential for different types of tourists31.

31 Al-Masoud M, P52, 1991

Dhahran Station Temperature

10

15

20

25

30

35

40

45

Max

Jan

Min.Max

Feb

Min.Max

Mar

Min.Max

Apr

Min.Max

May

Min.Max

Jun

Min.Max

Jul

Min.Max

Aug

Min.Max

Sept

Min.Max

Oct

Min.Max

Nov

Min.Max

Dec.

Min.

24

3.2 Main Attractions of Dammam Metropolitan

There are many attractions for tourists within the study area, which

will be discussed, in the next paragraphs.

3.2.1 Coastal Areas

Halfmoon Bay is located on the south of Dammam City with an

approximate distance of 40 Km. The coast is expanding on a

length of almost 45 Km. The coast constitutes of shallow water

with coastal sand. The inland area constitutes of sand dunes and

Sabkhah. The area is served by Dhahran municipality, which

provides limited type of amenity basically for picnicking areas,

grading the sand, sun shelters with electricity, children play

grounds, toilets and water tanks.

Some development activities have been established along some

areas of the coast, which can be classified into different types

according to their ownership. Private developments, which are

limited to the owners themselves only. Governmental agencies like

ARAMCO, KFU, KFUPM and Naval Base use large portions of the

beach. Other agencies are providing access to the beaches to the

public by membership or fees like King Fahad Coastal City, which

occupies an area of one hectare, other private developments, like

Amusement Parks: such as Al-Hukair and prince Mohammed

Amusement Park. Resorts Villages: like Gulf Village, Al-Nakhel

Beach and Al-Shola Tourists Village.

20

3.2.2 Urban Areas

Dammam City is the administrative capital of the Eastern Province.

The majority of the governmental agencies are located there, like

the Emarah, the Amanah and all the agencies of Ministries. In

addition, Dammam City is the largest market for whole sales and

heavy equipment in the region. Commercial activities are available

with very wide range of varieties, simply it represents a trade

center for the region. It has many educational institutions and

universities, like King Faisal University, General Administration

Institute, and the Girls Colleges.

Dammam City has a beautiful Cornishe along the gulf coast. It has

many sport and recreational areas where many activities take

place. Like modern toy towns, sport clubs, King Fahad Regional

Park, amusement Parks, restaurants, hotels and shopping malls.

Al-Khubar is located south to Al-Dammam. It is connected to Al-

Dammam by three highways with lengths that vary between 13-17

Km. Al-Khubar is the second largest city in the metropolitan. It is a

compact city with grid streets network.

Al-Khubar has a different type of shipping facilities that vary

between traditional market and modern shopping malls. Traditional

markets are located in the center of the city like King Khalid street

and Al-Swaket (Prince Bandare) Street. In addition, there is

another traditional market in Al-Thuqbah. It has approximately 8

shopping malls, which vary between fairly large malls like Al-

Rashid Mall and small like Al-Khubar Plaza. The general character

of Al-Khubar is shopping facilities and recreational activities.

Al-Dhahran lies between Al-Dammam and Al-Khubar. It consists of

five areas Aramco; Al-Doha and Al-Danah; and King Fahad

26

University and the old Dhahran international Airport. Aramco

attracts many business visitors to the area and it is one of the main

attractions for business visitors. Al-Dhahran International Airport is

the third largest airport in the Kingdom. Al-Doha and Al-Danah are

the newest residential areas. The three cities constitute the

metropolitan which are very well equipped to attract tourists and

visitors.

3.2.3 The Cornishe

The Cornishe is a very large and important project, which

transformed the seafront of there metropolitan to a recreational

and an entertainment place. Dammam sector extends to 27 km in

length and has a 60 meter wide asphalt road and sidewalks.

Massive rocks and concrete blocks protect this route from coastal

erosion. The sector extends form end of Dammam – Al-Khubar

coastal road to east of Sayhat town. This route is landscaped and

has many recreational areas. In addition, there is a small seaport

for fishermen and boat owners32.

Al-Khubar Sector is about 13 km long and 60 meters wide. It is

designed in the form of a 30 meters street placed about 30 meters

from the sea to allow side walk and liner recreational areas along

the shoreline. The area contains green surface, car parking lots,

sitting areas, and picnic area and children playgrounds.

32 Farsi Maps, Eastern Province, Dammam- Al-Khubar – Al-Qatife, first edition p43

27

Map 3.2.4.1 Dammam Metropolitan Attraction Area

28

3.2.4 Infrastructure Elements

The study area has different elements that assist its main

attraction. It has different transportation modes with international

connectivity. The government undertook many projects that

improved the transportation system of the study area like King

Fahad International Airport, the Railway Station and international

Bus Station.

The new King Fahad International airport is located at 36 km north

west of Dammam City. The airport started its operation in the last

week of November in 1999. It is expected to become the gate of

the kingdom and a meeting point for the eastern and western

passengers. The airport is designed to have a capacity of 5 million

passengers per year, but only 3 million passengers will be served

in the first operational stage. There will be two commercial

passenger terminals, one for SAUDIA and the other for foreign

airlines 33.

The railway station was constructed in 1951. The railway is 571 km

long between Dammam and Al-Riyadh. In 1985 a new line was

completed to reduce the distance between the cities. The number

of railway passengers increased from 105,380 in 1970 to 275,450

in 198034.

The main Bus Station is located in Al-Dammam City and has a

branch in Al-Khubar City. It is connected to the main cities in the

Kingdom, as well as to international distention with GCC and some

Arab countries like Jordan and Syria.

33 Al-Iktisad magazine, November/ December Issue number 321

34 Transport Magazine, Second issue, November 1998 p. 46

29

Map 3.2.4.2 Dammam Metropolitan Transportation Network

35

3.3 Tourists Accommodations in the Study Area

The various attractions that have been discussed earlier invite

tourists to travel to the study area, for recreation and business. Al-

Dammam metropolitan offers various types of accommodation for

its visitors such as hotels, furnished apartments and resort villages.

The following paragraphs will analyze those different types of

accommodation.

3.3.1 Hotel Accommodation

In Dammam metropolitan area, there are 29 hotels. These hotels

vary in type, location, cost and capacity, which affect the

occupancy rate.

3.3.1.1 Hotel Types

The Ministry of Commerce defines types of the hotels by ranking

each hotel according to certain criteria. These criteria are mainly

international standards, like World Tourism Organization Standard

(see appendix 1). See table (3.3.1.1a).

Table 3.3.1.1a Hotel Types in Dammam Metropolitan35 # Hotels Name Stars

1 Al-Gosaibi 5

2 Dammam Oberoi (Sheraton) 5

3 Dhahran International 5

4 Meridian Al-Khaleej 5

Total Four 5 STAR Hotels

5 Carlton Al-Moaibed 4A

6 Dhahran Palace Ramada 4A

7 Al-Hamra 4B

8 Al-Muntazza 4B

9 Al-Nimran 4B

10 Al-Uraifi 4B

35 Ministry of Commerce, Dammam Branch, 1998 unpublished statistics

31

Total Six 4 STAR Hotels

11 Al-Badia 3A

12 Al-Bustan 3A

13 Al-Al-Al-Al-Al-Al-Dammam 3A

14 Al-Hamad 3A

15 Al-Iqpal 3A

16 Al-Khubar Palace 3A

17 Royal Al-Nasr 3A

18 Safari Al-Dana 3A

19 Al-Khayam 3B

20 Al-Qadsia 3B

21 Al-Salaam 3B

22 Safari Al-Khaleej 3B

23 Safari Al-Khobar 3B

24 Zahrt Al-Khaleej 3B

Total Fourteen 3 STAR Hotels

25 Al-Fadhly 2A

26 Al-Harmain 2A

27 Al-Manara 2A

28 Al-Jabir 2B

29 Al-Thuqbah 2B

Total Five 2 STAR Hotels

The study area contains all the different types of hotels. They are

distributed as follows: Al-Dammam city has 12 hotels, Al-Khubar

city has 15 hotels and Al-Dhahran city has 2 hotels. While, The

coastal side (Half Moon Bay and Al-Aziziah beach) of the study

area does not have any hotels (see table 3.3.1.1b).

Table 3.3.1.1b Hotels by type in the Study area36

Type 5 4 stars 3 stars 2 stars

City Star A B A B A B Total

Al-Dammam 1 1 2 2 3 2 1 12

Al-Khubar 2 - 2 6 3 1 1 15

Al-Dhahran 1 1 - - - - - 2

Total 4 2 4 8 6 3 2 29

*One 5 star hotel under construction in Al-Khubar .

36 Ministry of Commerce, Dammam December 1998

32

Map 3.3.1.1 Hotel Distribution

33

3.3.1.2 Hotel Capacity

Either the number of beds or the number of rooms indicates the

capacity of hotels. The data that the researcher could obtain

indicated hotel capacity by number of rooms. An international ratio

defined by Fred Lawson states, that “The ratio of beds: hotel

rooms range is 1:93 , in developing tourist areas” 37. He mentioned

that in 1990, there were 1,131,200 rooms in hotels and similar

establishment worldwide. The number of rooms increased by

30.4% in the past ten years from 198138. In Saudi Arabia, there are

308 hotels with the capacity of 27,557 rooms (See table 3.3.1.2a).

Eastern province is the third in hotels capacity in the Kingdom.

Furthermore, The study area constitutes 11.25% of the hotels

rooms in the Kingdom See table 3.3.1.2 a and b.

Table 3.3.1.2 a. Hotels in the Kingdom 1406 - 1416 AH39.

Region Number of Hotels Number of Rooms

Riyadh 57 6128

Makka 101 11374

Maddina 17 2214

Qassim 8 467

Eastern Province 51 4140

Asire 23 1212

Tabouk 13 476

Hail 2 130

Northern Province 10 296

Jizan 6 343

Najran 8 322

Baha 6 265

Jwf 6 190

Total 308 27,557

37 Fred Lawson, P 3, 1998 38 Fred Lawson P 4, 1998 39 Ministry of Planning, Statistical yearbook thirty second Issue, 1996 Al-Riyadh.

34

Table 3.3.1.2b Hotels in the Kingdom 1406 - 1416 AH40. Class 5 Stars 4 Stars 3 Stars 2 Stars

Year No. Rooms No. Rooms No. Rooms No. Rooms Total

1406 15 3807 44 7622 102 7689 84 3011 22129

1408 19 4809 49 7897 99 7183 81 2727 22616

1410 20 4933 51 7994 108 7325 83 2567 22819

1412 20 4882 56 8354 111 6992 81 2574 22802

1414 22 5646 56 8621 121 7969 81 2640 25013

1416 26 7118 65 9388 130 8328 80 2586 27557

The increase of hotel rooms in the Kingdom is almost 20% over

ten years (1406 - 1416 AH). This shows that Saudi hotel growth is

less than the International by 10%. The growth rate of hotel rooms

is 22.2%. The study area contains 3101 rooms with average beds

of 3334. Rooms are distributed in Dammam (1576 ), Al-Khubar

(1576 ) and Al-Dhahran ( 376 ). (See table 3.3.1.2c)

Table 3.3.1.2c Hotels Capacity of the Study Area by level

# Hotels Name Star Capacity / Room

1 Al-Gosaibi 5 340

2 Meridian Al-Khaleej 5 327

3 Dammam Oberoi 5 277

4 Dhahran International 5 191

5 Carlton Al-Moaibed 4A 211

6 Dhahran Palace Ramada 4A 185

7 AL-Muntazah 4B 200

8 Al-Hamra 4B 120

9 Al-Uraifi 4B 80

10 Al-Nimran 4B 80

11 Al-Al-Dammam 3A 126

12 Royal Al-Nasar 3A 98

13 Al-Hamad 3A 96

14 Safari Al-Khaleej 3A 86

15 Al-Badia 3A 83

16 Safari Al-Dana 3A 63

17 Al-Bustan 3A 56

18 Al-Iqpal 3A 48

19 Al-Khubar Palace 3A 43

20 Al-Qadsia 3B 80

21 Zahrat Al-Khaleej 3B 60

40 Ministry of Planning, 1996 Al-Riyadh

30

22 Safari Al-Khubar 3B 45

23 Al-Salaam 3B 36

24 Al-Khayam 3B 36

25 Al-Harmain 2A 38

26 Al-Manara 2A 28

27 Al-Fudhaly 2A 13

28 Al-Jabber 2B 24

29 Al-Thuqbah 2B 21

TOTAL

The table below indicates that the carrying capacity of the study

area’s hotels is 3334 beds per day (see table 3.3.1.2d).

Table 3.3.1.2d Hotels room in Dammam metropolitan

City Number of rooms Number of beds Percentage

Al-Dammam 1149 1235 37

Al-Khubar 1576 1695 51

Al-Dhahran 376 404 12

Total 3101 3334 100

Capacity of hotels is higher in the high category hotels than in the

lower category hotels. As five star hotels are larger than the next

level and so forth. The chart below indicates that the highest bed

capacity in the study area is in the 5 star hotels. The next are

three star hotels, then 4 star hotels

Chart 3.3.1.2 Hotel Capacity in the study area

36

0

200

400

600

800

1000

1200

1400

Bed

\ Ro

om

5 stars 4 stars 3 stars 2 stars

Hotels Category

Hotels Capacity

Number of rooms Number of beds

37

3.3.1.3 Hotel Cost Variation:

The cost of Double bed room varies among hotels in the study

area. Dammam Oberoi (Now Sheraton) and Gulf Meridian are the

most expensive hotels. However, two star hotels are the cheapest,

for example Al-Manara and Al-Thuqbah hotel, as (50 – 55) SR is

the cost of double bed room, see table (3.3.1.3 a).

Table 3.3.1.3 a Cost of Room per Night, November 1998

# Hotels Name Type

Cost

Single Bed Room Double Bed Room

1 Al-Gosaibi 5 245 325

2 Dammam Oberoi 5 517 661

3 Meridian Al-Khaleej 5 575 650

4 Dhahran Int’l 5 598 460

Average 5 Stars Hotels 484 524

1 Dh. Palace Ramada 4A 225 175

2 Carlton Al-Moaibed 4A 400 518

3 Al-Araifi 4B 241 184

4 Al-Hambra 4B 287 373

5 Al-Muntazza 4B 287 402.5

6 Al-Nimran 4B 287 402.5

Average 4 Stars hotels 288 343

1 Al-Khubar Palace 3A 180 120

2 Al-Iqpal 3A 90 140

3 Safari Al-Dana 3A 80 140

4 Al-Bustan 3A 140 180

5 Royal Al-Nasr 3A 110 180

6 Al-Al-Al-Dammam 3A 155 210

7 Al-Badia 3A 160 260

8 Al-Khayam 3B 95 115

9 Safari Al-Khubar 3B 80 120

10 Al-Qadsia 3B 100 120

11 Al-Salaam 3B 100 120

12 Zahrt Al-Khaleej 3B 100 120

13 Al-Qadsia 3B 100 120

14 Al-Salaam 3B 100 120

Average 3 Stars Hotels 114 148

1 Al-Fadhly 2A 60 85

2 Al-Manara 2A 55 80

3 Al-Harmain 2A 60 85

4 Al-Thuqbah 2B 50 60

5 Al-Jabber 2B 100 83

Average 2 Stars Hotels 85 79

38

As in any area, 5 star hotels in Dammam Metropolitan are the most

expensive, and the cost drops as we go towards lower star hotel,

(see table 3.3.1.3b).

Table 3.3.1.3b Cost of Hotels by Type: Hotel level Double bed room SR. Single bed room SR.

5 Stars 524 484

4 Stars 343 288

3 Stars 343 114

2 stars 148 65

The following chart indicates that cost of hotel accommodation

depends on two main variables. First, the type of quality they

provide. Second, is the location of the hotel. For example Meridian

Al-Khaleej is located in Al-Khubar and adjacent to the Cornish with

very high quality, however, Al-Gosaibi which is not fare is cheaper

by 20%.

Moreover, Dammam Oberoi (Newly Sheraton) is cheaper than the

Meridian although it provides the same quality service. That

indicates the influence of the location on the cost (see chart

3.3.1.3a).

Chart 3.3.1.3a Cost Variation in 5 Star Hotels, Nov. 1998

The following chart indicates that 4 star hotels vary in the cost

depending on location. Hotels in Al-Khubar are more expensive

672747

598598

250

350

450

550

650

750

Al-Gosaibi KH Meridian Al-Khaleej KH Dammam Oberoi DA Dhahran International

DH

SR

Pe

r D

ub

le B

ed

Ro

om

39

than those in Al-Dammam. In addition, the quality of the hotels has

a great impact, which reflects the cost on the Carlton, as well as its

location in the middle along Al-Khubar- Al-Dammam Highway.

Dhahran Palace suffers because of its location within Al-Dhahran

without any attraction potentials (see chart 3.3.1.3b).

Chart 3.3.1.3b Cost Variation in 4 Star Hotels Nov. 98

Location does not have much impact in the 3 star hotels like 5 and

4 star. Their cost is divided into 2 categories. First category ranges

between 115 and 140 and the second ranges between 180 and

210 SR. The first category is ranked as quality “B” and located

within the city center, the second category is the “A” quality and is

located on the edges of the city center along major streets.

Chart 3.3.6.3c Cost Variation of 3 Star Hotels

85

60

83 8085

50

60

70

80

90

Al-Thuqba Al-Fadhly Al-Harmain Al-Jabir Al-Manara

SR

Per

Do

ub

le B

ed R

oo

m

184175

518

403 403373

1 0 0

2 0 0

3 0 0

4 0 0

5 0 0

Dh. Palac e

DH

Al -Uraifi DA Al -Hamra

DA

Carlton

DA

Al -Muntaz a

KH

Al -Nimran

KH

SR P

er D

oub

le B

ed R

oom

45

Location does not have an impact in the 2 star hotels like others.

They are located within centers of Al-Dammam, Al-Khubar and Al-

Thuqbah, within the secondary streets of the center (see chart

3.3.1.3d).

Chart 3.3.1.3d Cost Variation of 2 Star Hotels.

140

120120120

180 180

120 115 120

140

200

210

100

125

150

175

200

225

Al- Bust an Rao yal Al- Nasr Al- I qbal Kh Palace Saf ar i Kh. Al- Q adsia Al- Salam K Al- Khayam Za. Al- Kh aleej Al- Dana Al- Dam m a m Al- Badia

SR

Per

Dou

ble

Bed

Roo

m

DAMMAMAL-KHUBAR

41

3.3.1.4 Hotel Occupancy

Hotel occupancy indicates the utilization of the hotel rooms over a

year. It can be calculated according to the following formula

[ Number of utilized rooms per year / (Hotel Capacity X 365) X100.

The following figures indicate the occupancy rate of the

metropolitan hotels for the period from 1415-1418 H, according to

the Ministry of Commerce Dammam Branch (See Table 3.3.1.4a).

Table 3.3.1.4a Hotels Occupancy 1415-141841

Hotels Name Type OCCUPANCY %

1415 1416 1417 1418

1 Al-Gosaibi 5 29 35 31 38

2 Meridian Al-Khaleej 5 73 72 70 73

3 Dammam Oberoi 5 50 41 40 49

4 Dhahran Int’l 5 80 55 60 72

5 Carlton Al-Moaibed 4A 34 25 32 39

6 Dh Palace Ramada 4A 11 15 12 21

7 Al-Nimran 4B 48 38 46 57

8 Al-Muntazza 4B 36 28 39 49

9 Al-Araifi 4B 25 34 20 20

10 Al-Hambra 4B 57 37 41 49

11 Al-Badia 3A 52 56 36 63

12 Al-Khubar Palace 3A 48 61 46 87

13 Al-Iqpal 3A 45 44 37 41

14 Royal Al-Nasar 3A 23 19 16 22

15 Al-Hamad 3A 48 33 33 38

16 Al-Bustan 3A 32 38 38 51

17 Al-Al-Al-Dammam 3A 57 30 32 31

18 Safari Al-Dana 3A 77 34 33 40

19 Al-Salaam 3B 53 26 24 30

20 Al-Qadsia 3B 34 29 25 35

21 Safari Al-Khubar 3B 23 28 35 49

22 Safari Al-Khaleej 3B 20 25 29 31

23 Al-Khayam 3B 58 51 44 35

24 Zahrt Al-Khaleej 3B 23 24 30 41

25 Al-Fadhly 2A 10 2 5 9

26 Al-Harmain 2A 45 25 40 39

27 Al-Manara 2A 77 60 46 61

28 Al-Thuqbah 2B 90 62 69 62

29 Al-Jabber 2B 82 83 74 80

AVERAGE 46 38 37 45

41 Ministry of Commerce, Dammam Department, 1998

42

The average hotel occupancy rate for hotels of the study area

varies between 45% and 39% from 1415 – 1418, the average

occupancy dropped by 6% (See table 3.3.1.4b).

Table 3.3.1.4b Hotels occupancy by class 1415 - 1418 AH.

Hotels Class

1415 1416 1417 1418 Average

5 Stars 55% 50% 49% 56% 52.5%

4 Stars 33% 27% 31% 39% 32.5%

3 Stars 42% 34% 31% 40% 36.75%

2 Stars 63% 48% 49% 53% 53.25%

Average 45% 34% 39% 47% 42.5%

In 1415 and 1418 hotels showed the highest occupancy. The

average occupancy of the four consecutive years is 42.5%. 5 star

hotels and 2 star hotels registered the highest occupancy rate by

52.5% and 53.25% respectively. While, 3 star and 4 star hotels

were less than the average. In 1418, hotel occupancy registered

an increase of 8% in 4 star hotels and 9% in 3 star hotels (See

chart 3.3.1.4).

Chart 3.3.1.4 Average Hotel Occupancy According to Hotel Class (1415-1418)

As the occupancy rate of hotels varies according to class, it also

varies according to the location (See table 3.3.1.4c). Al-Khubar has

the highest average occupancy rate 44.25%, then Al-Dhahran

30%

35%

40%

45%

50%

55%

Occ

up

ancy

Rat

e

5 Stars 4 Stars 3 Stars 2 Stars

43

41.25% and the lowest is Al-Dammam by 39.25%. Al-Khubar has

the highest occupancy rate due to its larger capacity than Al-

Dammam and Al-Dhahran. That indicates the potentiality of Al-

Khubar to attract more tourists. On the other hand, despite the fact

that, Al-Dhahran has higher occupancy than Al-Dammam, it has

much less tourist than Al-Dammam (See Chart 3.3.1.4c).

Table 3.3.1.4c Average Occupancy rate according to City

City 1415 1416 1417 1418 Average

Al-Al-Dammam 46% 35% 35% 41% 39.25%

Al-Khubar 44% 42% 41% 50% 44.25%

Al-Dhahran 46% 35% 37% 47% 41.25%

Total 45% 39% 39% 46% 42.25%

3.3.1.5 Tourist Nights

Tourist nights mean the number of nights a tourists spends in a

hotel. For example if a certain tourist family spent 10 nights in a

hotel and have been accommodated in two rooms, they will be

accounted for having spent 20 tourist nights. Saudis spend

30,000,000 tourists nights per year outside the Kingdom42 See

table (3.3.1.5a).

Table 3.3.1.5a Tourists Night Spent in Hotels in the Study Area

Hotels Name Class Tourist

Nights 1415 Tourist

Nights 1416 Tourist

Nights 1417 Tourist

Nights 1418

1 Al-Gosaibi 5 35,704 43,770 38,161 47,046

2 Meridian Al-Khaleej 5 87,451 85,613 83,823 87,344

3 Dammam Oberoi 5 50,492 41,261 40,159 49,117

4 Dhahran International 5 56,093 38,246 42,045 50,251

5 Carlton Al-Moaibed 4A 26,085 19,023 24,383 30,382

6 Dh Palace Ramada 4A 7,603 9,859 8,218 14,342

7 Al-Nimran 4B 15,696 12,407 14,953 18,836

8 Al-Muntazza 4B 25,915 20,601 28,769 36,120

9 Al-Araifi 4B 7,385 9,881 5,802 5,907

10 Al-Hambra 4B 24,953 16,259 18,138 21,304

42 Al-Ektsad, Issue No. 303; June, 1998, p. 32

36%

37%

38%

39%

40%

41%

42%

43%

44%

45%

Occu

pa

ncy R

ate

Al-DammamAl-KhubarAl-Dhahran

Hotels Occupancy According to Location

44

11 Al-Badia 3A 15,629 16,865 10,943 19,080

12 Al-Khubar Palace 3A 7,571 9,558 7,268 13,606

13 Al-Iqpal 3A 7,812 7,737 6,509 7,178

14 Royal Al-Nasr 3A 8,116 6,786 5,662 7,759

15 Al-Hamad 3A 16,781 11,717 11,437 13,312

16 Al-Bustan 3A 6,559 7,822 7,665 10,471

17 Al-Al-Al-Al-Al-Dammam 3A 26,242 13,825 14,643 14,459

18 Safari Al-Dana 3A 17,600 7,903 7,549 9,269

19 Al-Salaam 3B 7,022 3,477 3,127 3,942

20 Al-Qadsia 3B 10,065 8,322 7,268 10,124

21 Safari Al-Khubar 3B 3,735 4,556 5,754 8,078

22 Safari Al-Khaleej 3B 6,130 7,775 9,169 9,759

23 Al-Khayam 3B 7,633 6,672 5,774 4,553

24 Zahrt Al-Khaleej 3B 5,079 5,306 6,563 8,880

25 Al-Fadhly 2A 477 95 248 442

26 Al-Harmain 2A 6,260 3,497 5,513 5,448

27 Al-Manara 2A 7,902 6,180 4,658 6,247

28 Al-Thuqba 2B 6,899 4,730 5,289 4,771

29 Al-Jabir 2B 7,141 7,301 6,511 6,985

TOTAL 512,030 437,144 436,001 525,012

AVERAGE 17656 15074 15035 18104

The study area reached a half million tourists nights in 1415 and

1418. The average tourists nights in the study area are 477,522

per year. The full capacity of Dammam metropolitan is 1,131,865

tourist nights per year. That means around half of the capacity has

been accomplished.

Table 3.3.1.5b Tourists Nights in the Study area

City 1415 1416 1417 1418 Average

Al-Khubar 255,433 244,057 236,876 288,108 256,118

Al-Al-Dammam 192,902 144,884 148,863 172,311 164,740

Al-Dhahran 63,696 48,104 50,263 64,593 56,664

Total 512,030 437,045 436,002 525,012 477,522

Al-Khubar had the highest tourists nights. It exceeded 54% of the

total tourists nights in the study area. Saudis spend 9 tourists

nights out side the Kingdom43. The average visitors of the hotels is

almost 53.05% tourists during the period of (1415 - 1418 AH).

43 Al-Ektsad, Issue No. 303; June, 1998, p. 32

40

Growth in tourist nights in the study area increased by 0.63% from

1415 - 1418 AH. One of the factors affecting the trend of tourist

nights and keeping it almost steady, might be the increase of

furnished apartments. As the number of tourists increases, the

number of furnished apartment increases which absorbs the

increase of the tourists demand on accommodation in the study

area see table (3.3.1.5c).

Table 3.3.1.5c Tourist Nights in the Study Area by Hotel Class

Hotel Class 1415 1416 1417 1418 Average

5 Stars 229,740 208,890 204,188 233,758 219,144

4 Stars 107,637 88,029 100,263 126,893 105,706

3 Stars 145,975 118,323 109,332 140,470 128,525

2 Stars 21,679 21,803 22,220 23,892 22,398

Total 505,031 437,045 436,003 525,013 475,773

46

3.3.2 Furnished Apartments

3.3.2.1 Furnished apartments type and distribution:

There are 130 furnished apartments in the study area. They are

concentrated on Al-Dammam and Al-Khubar. Almost 49% of them

located in Al-Dammam and 51% located in Al-Khubar respectively

see table (3.3.2.1).

Table 3.3.2.1 Distribution of Furnished Apartments44:

City Number of apartments %

Al-Dammam 64 49

Al-Khubar 66 51

Total 130 100

Furnished apartments are located within the cities in any area that

has multi-story buildings. They do not follow a consistent trend as

most of them were built to be regular residential apartments.

Generally, they tend to be located near the Cornishe, urban center,

along main streets, CBD periphery areas or secondary centers.

Moreover, the apartments main concentration is on the CBD and

Cornishe or Dammam and Al-Khubar, and major concentration on

the secondary center of Al-Khubar, which is Al-Thuqbah. Through

the researcher inquiries about these apartments from

Municipalities and Ministry of Commerce branch in Dammam, they

declared that they have a limited obligation and authority on these

apartments. Every one claims that it falls within the jurisdiction of

the other. This situation shows that there are no regulations or

rules to monitor or control the quality and conduct of such

businesses.

44 Ministry of Commerce, Dammam Department, September 1998

47

There are no classifications or types for the furnished apartments.

Some of the apartments show high standard of amenity and

service like Park Plaza in Al-Khubar and Janadriah Suites. They do

not have a definite name as some call them suites, apartments,

rooms or guest-houses. During the time of the study a Ministerial

Decision, number 969, dated in 27/7/1419 H, announced the

organizational laws and regulations for the furnished apartments.

48

Map 3.4.1.1 Furnished Apartments Distribution in Al-Dammam City

49

Map 3.4.1.1 Furnished Apartments Distribution in Al-Khubar City

05

3.3.2.2 New Furnished Apartments Regulation

The regulations were published on the local newspapers from the

Ministry of Commerce. The following is the translations done by

the researcher for the Arabic text45.

This law is for any furnished residential unit provided for

accommodation on rental basis for one night or more. Minimum

number of units should be 5 with their utilities (one room or

more, Dinning room, Kitchen and Toilet as minimum).

This regulation will be implemented on the first of Muharam

1420 H. All owners of furnished apartments should rectify their

situation before the end of Thul Hujja 1419 H. Those who are

not compliant with the new regulation should finish their

activities within 6 months.

The furnished apartments will be classified into three

categories, which are first, second and third. Each will be

categorized according to the Ministry of Commerce evaluation.

The maximum cost will be defined by the Ministry of Commerce

according to their category, the ministry will also, define them

increase percentage in the high seasons costs.

The evaluation will be based on four main factors. The total

evaluation points will be 120 points divided as follows;

45 Translated by the Researcher form Ministerial Decision number 969 dated 27/7/1419AH, for

the Organizational Laws and Regulations for Furnished Apartments Units, Ministry of Commerce, Al-

Dammam Brach.

01

The building condition, including the interior and exterior.

36 Points

The accommodation size and furniture condition. 36 Points

Service and Facilities. 24 Points

Administration. 24 Points

Each category will have a minimum limit of the total points which

are as follows:

The first category, a minimum 120 points,

The second category 80 – 120 points,

The third category should have a minimum of 60 points.

Each unit will be categorized on the basis of the accumulative

points obtained, every 2 years inspectors will re-evaluate the

units and categorize them again.

All units management should comply with the ministry of

commerce rules and regulations, as well as the other

governmental agencies, specially the following:

Subscription in the network system with security

authorities, and only Saudis should work on the system.

Registration of the visitors should be only from their legal

documents.

02

Denying any guest without legal documents or any female

or non adult without escort (Muharam).

Separating the families units form the bachelors units.

Provision of local, national and international telephone

service.

24 hour receptionist should be available and securing

entrance and exits at night.

Provision of extra duplicate of all the unit keys to be used

by the manager in the event of emergencies.

All employees should have health certificates, and should

follow the appropriate measures for food preparation.

These rules and regulations provide and important base in

having information about furnished apartments. The ministry of

commerce will monitor and impose the quality assurance on the

furnished apartments. The regulations will force the furnished

apartments to follow tariff index according to the apartment

quality rank.

03

3.3.2.2 Apartment Capacity

The problem of the lack of management and control for the

furnished apartments yields to lack of any information about them.

The researcher relied on physical check and telephone

conversation with apartment receptionists to estimate their

capacity. The average number of apartments is estimated by the

researcher to be 17.3 apartments per Building. They vary from

one bedroom to two, and three bedroom apartments. On that

basis, there are around 2249 units46 that can accommodate 2249

families. For the purpose of the study, we will assume the number

of units for the (1 bedroom, 2 bedroom and 3 bedroom) is the

same which is one third of total number of units see (table 3.3.2.2).

Table 3.3.2.2 Estimation of Number of beds for the Furnished

apartments:

Type of Units 33.3347 % No. of rooms No. of beds1 : 9348

One bedroom 749.7 750 806

Two bedroom 749.7 1499 1612

Three bedroom 749.7 2249 2418

Total 2249 4498 4836

Out of the previous table, we conclude by defining the capacity of

furnished apartments as 4836 bed per day, which can serve 4836

tourists a day.

46 Estimated by the researcher. 47 Assumption of that each divides into 3 types apartment (1B, 2B, 3B) with 33.33% each. 48 Ratio of bed to room Clawson, F., Hotels and Resorts, 1998.

04

3.3.2.3 Furnished Apartments Cost Variation

Different from hotels, apartments do not have any regulations in

terms of costs. The cost of a furnished apartment varies in the

study area between 86 SR to more than 583 SR according to the

unit size, location, the quality of service, luxury of the apartments

and the season see table (3.3.2.3).

Table 3.3.2.3 Furnished Apartment Cost variation - February, 1998 Location 1 BD 2 BD 3 BD Average

Al-Dammam 159 178 182 173

Al-Khubar 211 279 583 360

Al-Thuqbah 86 130 140 119

Average 152 196 302 217

The above table shows that the average cost for a furnished

apartment in the study area in the low season is 217 SR. While

the cost increases to 360 SR in Al-Khubar and drops to 119 SR in

Al-Thuqbah, middle in Al-Dammam. The reason behind the

variation appears to be the location. For example, Al-Khubar is

recognized as a modern city, also it is near the coastal areas from

Al-Dammam. The other reason is that Al-Khubar has better quality

apartments than the other two areas.

3.3.2.4 Apartment Occupancy

The lack of information extends to the identification of apartments

occupancy. In this case, the researcher relied on estimation and

experienced judgement. Throughout the survey and interviews

with the furnished apartment personnel, they defined occupancy

interms of many features. First, full occupancy in high seasons

(the two Eids). Second, 50% to 70% occupancy in the weekends.

00

Third 20% to 30% in weekdays. Finally, 25% of the occupancy

utilized by long stay residence see table (3.3.2.4)

Table 3.3.2.4 Apartment Occupancy Variation

Eid Holidays Weekends Week days Long Stay Gusts

Occupancy 100% 60% 30% 25%

Tourists 100% 35% 5% -

Chart 3.3.2.4 Apartments Occupancy

Apartment Occupancy

Variation60%35%

5%30%

025%

0%

50%

100%

E........

Seasonal Trend

Occupancy

Rate

OccupancyTouristsLong Stay Gusts

38%

39%

40%

41%

42%

43%

44%

Occ

upan

cy R

ate

Al-Dammam Al-Khubar Al-Dhahran

06

Table 3.3.2.5 Estimation of the occupancy of the furnished apartments

Eid

Holidays Weekends Weekdays

Long Stay Gusts

Total

Unit Occupancy/ day

2,249 1,349 675 562 4,835

Bed Occupancy/ Day

4,836 2,902 1,451 1,209 10,397

Seasons Days 14 120 231 351

Touristic Nights 31,486 161,928 155,856 197,350 546,619

# of Utilized Beds 67,704 348,192 335,135 424,359 1,175,390

The above table indicates that tourist nights reached 546,619 in

the furnished apartments. This figure is almost the same as in

hotels. That figure indicates the important role that apartments play

in providing tourist accommodation in the study area.

07

3.3.3 Resort Villages

3.3.3.1 Distribution

Most of the holiday villages are concentrated along the coastal

line. The main two concentration areas are Half Moon bay and Al-

Aziziah beach. The following table shows the distribution of the

Villages, see table (3.3.3.1).

Table 3.3.3.1 Distribution of Resorts Villages

Location Number Capacity/ Bed Percentage

Half Moon 6 800 68 %

Aziziah 2 212 18 %

Al-Dammam 2 160 14 %

Total 10 1172 100 %

3.3.3.2 Capacity of Resorts Villages

The villages vary in their size, capacity as well as the quality they

provide. The following table shows the capacity and type of units in

some of the villages. Some ideal examples on resort development

are Gulf Village and Al-Nakhel Beach see table (3.3.3.2).

Table 3.3.3.2 Capacity of Holiday Villages

Resort Single B Duplex Triplex Total

Sun Rise 16 36 52

Sun Set 30 35 35 100

Al-Khalij 251

Al-Shula 80 56 145 150

Al-Nakhel 200

Al-Tarfeeh 30 30 60

Total number of units 813

Gulf Village occupies an area of 4 hectares, and is Located to the

south west of Al-Khubar city within a distance of almost 45 Km. its

location over looks the gulf from three sides (crescent shape). The

village has 251 furnished units with seafront. The capacity varies

between 1-5 bedrooms. The prices per day for the units are as

08

follows: SR 850 for one bed room, SR 3600 for 2 bed rooms, SR

5400 for the large units of 4 -5 rooms in two story units. The village

has most of the basic facilities for the visitors like supermarket

laundry, gas station, fire station, recreation center, gymnasium,

and restaurant…. etc49.

Al-Nakhel Beach constitutes of 200 units.50 Shams Company for

Tourism Projects constructed the resort. Which include a club,

restaurants, commercial areas and a multi purpose Hall, as well as

a gymnasium, swimming pool and other facilities. The cost of the

project is estimated to be SR 60 million51.

3.3.3.3 Occupancy of Resorts Villages

The only resort village that provided the researcher with

information was Al-Shula resort village; Hence, the information

provided will be utilized to give indicators for the occupancy of the

resort village.

Table 3.3.3.3 Occupancy of Al-Shula Resort Village 1418-1419 H52

Months Thulhija Muhram Safar Rabi I Rabi II Jumad I Jumad II Rajab Total

# Visitors 280 119 125 287 378 270 243 218 1920

Tourist nights

840 357 375 861 1134 810 729 654 5760

Occupancy 15% 6% 7% 15% 20% 14% 13% 11% 13%

49

Al-Hajry, F, 1998, P 417 50 Department of Planning, MOMRA, 1998 Unpublished Report. 51 Al-Hajry, F1998,P 418 52 The Researcher Investigation according to Al-Shula resort Village reception Book November

1998.

09

Map 3.3.3. Distribution of Resorts Villages

65

3.3.3.4 Analysis of Resort Villages

Resort villages are mainly concentrated along the coastal line by

87% and 13% of the resorts in the urban areas. Capacity of the

resort villages is more than 813 units. The units are provided in

different sizes (Single, Duplex and Triplex).

Chart 3.3.3.4a Visitors Monthly Distribution in Al-Shula Resorts 1/12/1418 - 30/7/1419 H.

0

200

400

600

800

1000

1200

The A

lHija

h

Muh

aram

Safar

Rab

i I

Rab

i II

Jum

ada

I

Jum

ada

II

Raj

ab

Months

To

uri

sti

c n

igh

ts

Summer VacationExamination PeriodHajj Vacation

61

Resorts villages are provided for annual rental, ownership or day

62

rental. The cost of daily rent varies between SR. 400 and 5500 for

63

each unit depending on the size and the resort quality. The

0

50

100

150

200

250

300

350

400

121234567Months

V

i

s

i

t

o

r

s

Summer Vacation

Examination Period

Hajj Vacation

64

occupancy of the resort villages is influenced by two seasonal

factors. First, the occupancy increases in the weekends throughout

year. Second season is the holiday’s seasons (Eid Al-Adhha and

Eid Al-Fetar) and the end of semester vacations. Chart (3.3.3.4a

and 3.3.3.4b) shows the increase of occupancy in the two

seasons.

Weekends represent 58 % of the market with 24% and 34%, on

Thursdays and Wednesdays respectively. Monday and Tuesdays

have the second level of occupancy by 23% as some of the visitors

incorporate these days with weekends as short leaves from jobs.

The rest of the days represent the lowest occupancy as the

beginning of the week.

Chart 3.3.3.4b Daily Distribution of Units Occupancy

3.3.3.5 Cost variation of tourists villages

Cost of the tourists villages varies according the size of the village

and the amount of amenity and luxury the village has. There are

two type of rent in the tourists villages one on a yearly basis and

the other, per night. The cost of one bedroom unit per night varies

between SR 450 in Al-Shoula tourists village to SR 5400 in Al-

Khaleej tourists village for a unit with 5 bedrooms.

0 100 200 300 400 500 600 700

Units

Saturday

Sunday

Monday

Tuesday

Wednesday

Thursday

Friday

Vis

itin

g D

ays

60

3.3.4 Camping

Al-Masud53 defined Camping in Saudi Arabia, an outdoor

recreation, as the setting up of a temporary shelter, with camping

provisions for a short or extended period of stay in particular,

usually a natural outdoor, location. Camping has been recognized

in the metropolitan in two different areas. First, along the coastal

line in Half-moon and Al-Aziziah. Second, on the desert area within

the metropolitan like Al-Riyadh road and between GCC road and

Half moon road. Camping activities start mainly in the winter and

spring seasons.

For the past five years, camping started to diminish compared to

previous years. In the past, some tourists provided their own

accommodation and slept in tents along the coastal line.

Nowadays, tourists spend their time in the tent and sleep in

furnished apartments in Al-Dammam and Al-Khubar54.

53 Al-Masud, M, 1990 54 The researcher observations. 1998

66

3.3.5 Summary of Accommodation Facilities

Three main types of tourists accommodation are identified within

the metropolitan area. These are hotels, furnished apartments and

resort villages. Hotels and furnished apartments are concentrated

in Al-Dammam and Al-Khubar while resorts are distributed along

the Gulf coast (Aziziah and Half Moon Bay). The following table

indicates the existing distribution of beds in the metropolitan.

Table 3.3.5.1 Distribution of beds in the Metropolitan

accommodation, 1998

Hotels Apartments *Resorts Total Beds

No. % No. % No. % No. %

Al-Dammam 1235 37 2370 49 160 14 3765 40

Al-Khubar 1695 51 2466 51 4161 45

Al-Dhahran 404 12 404 4

Coastal 1012 86 1012 11

Total 3334 100 4836 100 1172 100 9342 100

*Including Under Construction Resort.

Al-Dammam has a diversification of the three types while Al-

Khubar has no resorts, Al-Dhahran has only hotel, while the coast

is specialized in resort accommodation.

The real problem appears, as 85 % of the accommodation is

concentrated in the two main cities, which force tourist to live in the

city and commute to the coastal areas and major attraction areas.

That agglomeration refers to many reasons, which are:

Most of the hotels were established in the late seventies or

early eighties when local tourism was not considered. Hence,

most of the hotels were established to serve business visitors to

67

Al-Khubar and Al-Dammam in which it is logical to be within the

cities.

Most of the furnished apartments were essentially

established to serve the residence on a yearly rent basis. Then

investors changed the building from yearly rent flats to furnished

apartments.

Lack of infrastructure in the coastal areas to support

developing furnished apartments or hotels.

Investors get more secure investment by changing the

furnished apartments to yearly rent flats if tourism becomes

unprofitable or the project fails.

Chart 3.7.1.1 Concentration of Beds vs. Locations

68

3.3.5.1 Accommodation Cost Variation

The above table indicates that the coastal area has the most

expensive accommodation, which is resort villages. Then, Al-

Khubar, by average cost of SR 262 which is less than the coastal

by 70%. The last is Dammam, which is cheaper than Al-Khubar by

23%. In general, tourist accommodation in urban areas of

Dammam Metropolitan is cheaper than the accommodation in the

coastal areas. Furthermore, tourist accommodation in the urban

areas is available in a wide range of prices that suit affordability of

different tourists.

Table 3.3.5.1: Summary of Cost Variation

Hotels Apartments *Resorts Average

SR/ DB SR/1BRA SR/1BRU SR

Al-Al-Dammam

232 173 650 202*

Al-Khubar 285 240

262

Al-Dhahran 386

Coastal 850 850

Average 301 206 750

* Excluding Resorts, because it is the only available one DB: Double Bed Room; BRA: One Bedroom Apartment 1BRU: One Bedroom Unit

69

3.3.5.2 Summary of Tourist Accommodation Occupancy

The table below indicates that Occupancy in the Al-Khubar is 45%

then in Al-Dammam, which is 3% less than that of Al-Khubar. The

lowest occupancy in the coastal area is estimated as 13%. The

previous figures indicate, that the coastal area accommodations

are the most expensive, which illustrates one of the main reasons

for the low occupancy of the coastal area. See table 3.3.5.2

Table: 3.3.5.2 Summary of Tourist Accommodation Occupancy

Hotels Apartments Resorts Average

Ocup. Rate Ocup. Rate* Ocup. Rate* Ocup. Rate

Al-Al-Dammam

39.25% 45% NA 42%

Al-Khubar 44.25% 45%

45%

Al-Dhahran 41.25%

Coastal 13% 13%

Average 41.6% 45% 13%

* Estimated by the researcher

75

3.3.5.3 Summary of Tourist Nights

The table below shows that hotels and apartments have the

highest tourist nights, which is more than half million. However,

tourist resorts registered 38,577 tourist nights which represents

less than 4% of the total tourists nights in the metropolitan. Hotels

have the second highest tourists nights. Furnished apartments

registered the highest, which reflects the demand on furnished

apartments. The promising figure is that the metropolitan reached

more than million tourist nights in the 1998. This figure represents

almost 60% of the tourist nights that Saudis spent in Egypt. That

clearly indicates attractiveness of the area, which can be enhanced

by more improvements.

Table 3.3.5.3 Summary of Tourists Nights

Hotels Apartments Resorts Total

Tourist nights Tourist nights* Tourist nights* Tourist nights

Al-Al-Dammam

172,311 267,843 NA 440,154

Al-Khubar 256,188 278,776

534,964

Al-Dhahran 56,664

56,664

Coastal 38,577 38,577

Total 485,163 546,619 38,577 1,070,359

* Estimated by the researcher

71

3.3.5.4 Holiday Impacts on Occupancy

Holidays are one of the main components to have direct impact on

tourism in the area. These are Ramadhan Eid, Al-Hajj Eid and the

end of semester holidays.

The study area benefits from holiday visitors. Hotel and furnished

apartment mangers consider those days as the seasons for

tourism. For many years, visitors have constructed their tents

along the beaches. Before they were using it as an

accommodation, but now most of the campers use the tent to stay

there during the day and return to rented accommodation at night.

Weekends have a very great impact on the occupancy of the

accommodation. In the socio-economic survey, visitors are more

attracted to visit the study area on weekends then in spring and fall

seasons, after that in the winter, and finally in the summer.

In general, the area attracts a high number of tourists even in the

summer. One very important consideration should be taken, is that

the decision on the trip for the study area depends on the free time

of the tourist. Especially as a short vacation or weekend. The

following table indicates the estimated number of visitors in each

season.

Chart 3.8.1: Seasonal Accommodation occupancy

72

CHAPTER IV: Tourists Socio-Economic Survey

73

4.1 Introduction

As tourism is derived by preference, accommodation has the same

nature. For a planner to draw up the tourists accommodation plan,

it is essential to know Tourists characteristics and preferences.

Such basic knowledge about tourists socio-economic

characteristics would enable the planner to meet client needs and

preferences. For example, the size of family would have a great

impact on the size of dwelling units, and help in making decisions

like promoting the expansion of hotels or furnished apartments. In

addition, knowing what matches tourists affordability and

willingness to spend in accommodation will reflect on the type of

accommodation to be provided.

4.2.1 The Questionnaire and Survey Methodology

The questionnaire distributed in the accommodation facilities in Al-

Dammam Metropolitan. The questionnaire was distributed for 18

consecutive days between November 4 to November 21 in 1998,

including three weekends. 1500 questionnaire copies were

distributed to each accommodation facility of the study area

excluding places that refused to cooperate such as Gulf Meridian

hotel, Al- Andalsiah Suites and other small hotels, furnished

apartments and resorts see table (4.2.2.1 and 4.2.2.2). The

process in distributing the questionnaire was as follows:

1 Each facility reception received a minimum of 20

questionnaires according to their capacity.

2 The reception had the responsibility to distribute the

questionnaire to each first time occupied unit. On

74

the next days, one questionnaire was given to

every visitor checking in.

3 Upon completion, visitors would drop the questionnaire

at the reception.

4 The researcher collected the questionnaire every 2-3

days and provided more copies according to the

need.

1500 questionnaires were distributed, whereas only 290

questionnaires were received, which are 19% of the distributed

copies. As mentioned earlier that the response of the visitors was

very poor, as well as most of the accommodation receptionists

were not that interested.

The questionnaire tended to cover four aspects of the study area

visitors: First part aimed to get some information about, tourists

background. The purpose of which was to know the potential

market tourist origins, attractiveness, and the knowledge of

Dammam metropolitan by frequency of visits, accessibility to the

study area, type of accommodation they are using now, group

mixture of visitors and the period they are spending in the study

area.

Second part aimed at identifying the main attraction for them in the

study area through four points of interest:

1. Attractiveness of the study area in relation with other

attractive cities in their point of view.

2. Direct questions of what attracts them in the area in which

the researcher allowed open answers according to the visitor

understanding.

3. Researcher identified ten assumed-potential attraction to be

evaluated.

70

4. The opinion of the visitors toward Dammam metropolitan

among the other areas in the Kingdom.

This part in particular was intended to have a clear idea of the

tourist main attraction.

Third part seeks to identify the tourists preferences regarding

accommodation type, location, and preferred time of visit of the

study area.

Fourth part is directed towards the willingness of a tourist to spend

on accommodation, food, recreation, transportation and shopping.

In addition, what percentage of the total expenses is spent on

accommodation.

The last part is directed to the psychological aspects by

considering the socio economic characteristics of the tourists.

These include the visitors nationality, age, sex, marital status and

family size. Also, dependent occupation, level or education,

income and annual vacation.

Enough space was provided for the tourists to add their opinions

and comments (please see appendix I).

4.2.2 Questionnaire Distribution nodes:

The following accommodation facilities were included in the

survey:

Table 4.2.2.1 Hotels included in the Survey

Sr.# Hotel Name Number of Distributed Questionnaires

Number of Received Questionnaires

Al-Khubar City 500

1. Al-Gosaibi 90 14

2. Al-Nimran 60 11

3. Al-Muntazza 60 9

4. Al-Badia 30 4

76

5. Al-Khubar Palace 50 8

6. Al-Iqpal 40 7

7. Al-Bustan 40 5

8. Al-Qadsia 40 6

9. Safari Al-Khubar 40 7

10. Al-Thuqbah 50 3

74

Al-Dammam City

1. Carlton Al-Moaibed 50 8

2. Al-Hambra 60 11

3. Safari Al-Dana 40 7

4. Safari Al-Khaleej 30 4

5. Al-Khayam 30 3

6. Zahra Al-Khaleej 30 2

7. Al-Harmain 30 3

8. Al-Manara 30 4

9. Al-Jabber 50 7

49

Total of 21 Hotels 850 123

Table 4.2.2.2 Furnished apartments included in the study

Sr.# Apartment Name Number of Distributed Questionnaires

Number of Received Questionnaires

Al-Dammam City 520

1. Al-Murjanih 30 5

2. Najmat Al-Khalij Plaza 40 8

3. Shqaq Al-Khalij 30 4

4. Ibn Khldune 40 6

5. Al-Shatii 30 5

6. Al-Dawliah 40 6

7. Al-Shati Ibn Khldine 20 3

8. Al-Rfihia 30 5

9. Al-Khuzama 30 3

10. Al-Hazmi 20 0

11. Al-Uiairy 30 4

12. Mujama Al-Harmeen 20 4

13. Al-Huda Apartments 40 7

14. Al-Khuder Apartments 20 4

15. Al-Salam Palace 20 0

16. Al-Kmal 40 6

17. Al-Queary 30 5

Al-Dammam Sub-total 75

Al-Khobar City 630

1. Al-Khalejiah House 40 8

2. Al-Romansiah 1 30 5

3. Jwharat Al-Khubar 40 7

4. Al-Khubar House 30 4

77

5. Shatee Al-Khubar 30 5

6. Al-Umair 30 0

7. Royal House 40 6

8. Al-Mousa 30 3

9. Al-Thoukair 4 40 6

10. Al-Salheah 30 4

11. Al-Nemran 40 7

12. Moon House 40 6

13. Najed Apartment 20 5

14. Al-Ouyony 20 0

15. Al-Jendriah 1 30 4

16. Al-Jendriah 2 30 6

17. Alrha 3 20 3

18. Al-Oyni Makkah St. 30 4

19. Al-Roydhan 20 0

20. Al-Sharq Al-Ousat 40 9

Al-Khobar Sub-total 630 92

Total Furnished Apartments 1150 167

4.1.2 Survey Difficulties

Many difficulties were experienced during the socio economic

study. Which were beyond the control of the researcher, the

following are some examples:

Lack of information and studies done on the study area, especially

those related to tourists preferences, available accommodations

and other tourism facilities.

The lack of basic information about tourist population, which

disabled defining the sample size. Hence, the researcher relied on

distributing the questionnaire to visitors according to their

accommodation facilities. Consequently, the success of the

questionnaire is limited, due to the following:

1 The attitude of the administration was discouraging,

which led to obstructions due to the following

conditions:

78

1-1 Exaggeration about the confidentiality of the

facility and lack of decision-making personnel,

as most of the managers are not Saudis.

1-2 Carelessness about the importance of the

questionnaire, hence, no initiative in distributing

and collecting the form. Many were very

sensitive about their visitors and expressed

their fear of inconvenience for the guests.

2 The visitors themselves were not very interested in

filling the questionnaire, due to many reasons:

2-1 Saudi families don’t have enough trust in filling

questionnaire and do not like to give information

about their family activities55.

2-2 The visitors feel that reading and filling the

questionnaire is a waste of their time, according

to some facilities managers who experience

very low response to their satisfaction

questionnaire which consume almost one

minute56.

3 Time limitations of the study to be completed within a

specific time, and individual effort of the researcher

himself was not enough.

55 Al-Thakafi, 1417, p. 192.

56 Researcher observation and personnel interviews with some recipient personnel, and Park

Plaza Suits, Gulf Meridian and Andalsiah Suits

79

4.3 Tourist Socio Economic Characteristics

4.3.1 Nationality

Saudis represent the majority of the sample by 67%, whereas

other nationalities represent 43%. The other nationalities are

represented on the sample with 10%, 9%, 4% and 7%, for Arabs,

western, GCC and Asians respectively.

Chart 4.3.1.1 Visitors Nationality

Unlike other national tourist areas, Dammam receives more non-

Saudi tourists. In Abha, for example, Saudis represent 93.5%,

while GCC residents 5.9% of the tourists57. Having this percentage

of non-Saudi tourists is due to the fact that Dammam metropolitan

is a large business center; and the short physical distance and

some similarities of cultures for GCC residents. Out of the above

observation, tourists of Dammam metropolitan form a perfect

mixture of nationalities, which will help the diversification of the

provision of services. The Government permitted tourist visa for

International tourist in middle of 1998 to Dammam area as a new

strategy in promoting tourism.

57 Ibrahim and Al-Qahtani, Selected papers form the fifth conference for the Geographical

Departments in the Saudi Universities. P 239, 1414H

67%

7%10%7%

9%

Saudies GCC Arabs Asian Westren

85

4.3.2 Tourists Age

The majority of tourists are between (30-39) years old which

represents 42%. Then, tourists of (40-49) and (20-29) represent

23% and 22% respectively. The total of the age group of between

(20-49) represents 87%. Considering the fact, that most of the

people in this age group are married which represents a high

tendency of families to visit the area. (See chart 4.3.2.1)

81

Chart 4.3.2.1 Tourists Age

4.3.3 Tourists Marital Status

2%

22%

42%

8%3%

23%

15-19 20-29 30-39 40-49 50-59 60+

82

71 % of the tourists to the study area are families. This shows the

attractiveness of the study area to family tourism. The majority of

the families consist of three or four members representing 48% of

the total families. Families of 4 and 3 members represent 25% and

23% respectively, and families of six members represent 18%. The

rest represents less than 10%. In general, most of the families are

medium size, which usually consists of the parent and 2-4 children.

Chart 4.3.2.1 Tourists Marital Status

Chart 4.3.3.1 Visitors Family Size

Family Size10%

23%

25%

7%

18%

6%

7%4%

2Members 3 Members 4 Members 5 Members6 Members 7 Members 8 Members 10 Members

71%

29%

Famlies Singles

83

AI-Thakafy58 study divided the families into three size small 0-3

members, medium (4-7 members) and large families (more than

8). By using the same division the following results are obtained;

Table 4.3.3.1 Tourist Family Size Family size 1-3 4-7 More than 8 Total

No. of family 42 69 14 125

Percentage 33% 56% 11% 100%

The above table shows that medium size family represents the

largest group of visitors to the study area. The researcher refers

this to the following reasons:

The mobility of medium size family to travel on weekends.

The short physical distance of the study area to Al-Riyadh

(the main tourist origin to the study area) which motivates

parents to travel to entertain their children.

The small size of the family enables them to afford the cost

of the trip without much stress on the budget.

4.3.4 Tourist Occupation

The majority of the tourists are either government or private

employees. Government employees represent 36%, and most of

them are Saudis, while 30% are private employees and most of

them are non-Saudis. 17 % of the tourists are College students. In

general, they represent the independent bachelors of the tourists.

They can afford short trips from their college students incentives

income. Business community represents 15% who mainly visit the

study area for business and enjoy tourism in their free time.

58 AI-Thakafy, 1417

84

Chart 4.3.4.1 Visitors Occupation

4.3.6 Monthly Income

For the purpose of the study the tourists will be classified into

categories as follows:

Low-Income: Less than SR 2,000

Medium Income: SR 2,000 - 10,000

High-Income: More than SR 10,000

These categories are designed by the researcher based on

previous studies, hotels and apartments costs. A low-income

tourist represents 14%. Most of who are students and bachelors.

In general, medium income tourists represent the majority by 59%.

They are divided into two distinguished preference groups.

2%17%

35%

30%

14%

2%

Shool StudentCollege or instutGov,t Emplloyee

Private EmpolyeeBussinees ManRetaired

2%17%

35%

14%

30%

2%

Shool Student College or instut Gov ,t Emplloy ee Priv ate Empoly ee

Bussinees Man Retaired Unemploy ed

80

Chart 4.3.6.1 Visitors Monthly Income

First group prefer to stay in apartments, if they are families of more

than three members. The second group prefers to stay at hotels if

the family consists of less than three members. They also prefer

good quality apartments and medium quality hotels.

14%

12%

16%

24%

8%

4%

8%

14%

Less than 2000 2000 - 4000 4001 -6000 6001 - 8000

8001- 10000 10000- 12000 12001-14000 14000 +

86

4.4 Character and Nature of Visitors

4.4.1 Tourist Origin

44 % of the tourists come from Al-Riyadh, representing the

majority. This figure show the effect of the location from Al-Riyadh,

which is almost 375 Km. In addition Dammam is the nearest

seafront area to Riyadh residents. Second majority is tourists

coming from Al-Qassim and Jeddah who represent 12% and 9%

respectively. The last, are areas of origin like Al-Madina, South

region, Arab countries, Asian and Western countries, they

represent less than 3%. The significance of physical distance is

highly illustrated by tourists coming from Al-Riyadh. Residents of

Al-Jubail, Al-Hassa and Al-Bahrain have little representation in

accommodation which indicates that many of them stay with their

relatives.

4.4.1.1 Origin of Tourists

9%

2%

2%6%12%8%8%

4%

2%

3%

44%

Riyadh Jeddah Madinah Njran Jubail Qassim

AlHassa GCC Arabs Asian Westren

87

4.4.2 Tourist Duration of Stay

The majority of tourists spend 1 - 6 days in Dammam. Weekend

tourists represent 44%. While, 3-6 day tourists represent 35%

which implies that the duration of stay is less than one week. This

majority represents 78% of the total tourists, which indicates the

urgency to Implements strategies to encourage tourists to stay

extended periods.

Short vacation tourists mainly visit the study area during Eid

holidays; and school holidays. 1-2 day as a weekend tourists,

have the nature of non-seasonal dependence. Tourists staying

more than 14 days are tourists who are from far origins like

Jeddah, Madinah, Al-Qassim or Western countries ( businessmen,

or other types of business).

Chart 4.4.2.1 Duration of Staying

4.4.3 Frequency of Tourists Visits

The majority of the tourists have visited the study area more than 5

times which represents 51%. This figure clearly shows that

Dammam metropolitan is attractive for frequent visits. The second

44% 35%

7%12%2%

Less Than one Day 1-2 Nights3-6 Nights 7-14 NightsMore than 14 Nights

88

majority are tourists who have visited the area 3-5 times and 1-2

times which represents 26% and 18% respectively.

Chart 4.4.3.1 Frequency of Tourists Visits

4.4.4 Travelling Mode

Three transportation modes are available in Dammam. These are

road network, train station and airports. Most of the tourists travel

to Dammam either by car or by airplane. They represent almost

the same percentage by 48% and 47% for airplane and private car

respectively, while only 5% of the tourists use the train.

18%

26%

51%

5%

1-2 Times 3-5 tims more 5 Firest time

89

Chart 4.4.4.1 Tourists Mode of Transportation

4.4.5 Areas associated with visit to Dammam

Visitors coming to the metropolitan only represent 37% as the

highest. The two areas taking the lead are Jubail by 29% and

Bahrain by 24%. This shows that Dammam is attractive by itself.

In addition, it is a transit point for Jubail and Bahrain, as many

visitors incorporate these two areas with their visit to the study

area.

Chart 4.4.5.1 Areas Associated with the visit to the Study area

47%

2%

42%

9%

Private Car Public Transport Air Plan Train

37%

5%

4%

24%

29%

1%

Nothings Al-Qatife Al-Jubail Al-Hassa AlBahrain Others

95

4.5 Tourists Expenditure in the Study Area

4.5.1 Tourists Expenditure on Accommodation per day

The majority of the tourists spend (SR201-300) on

accommodation. Then 23% of tourists spend (SR301-400).

Another, two expenditure categories each representing 19% , are

(SR 100 - 200) and (SR 401 - 600). However, 1% of the tourists

spend (SR 601 - 800). The first two majorities represent 57% of the

tourist, which represents tourists spending (SR 200-400). If we

assume the average of this category to be SR 300 per day, that

means, the tourist will spend a minimum of SR 600 for medium

quality accommodation on a weekend in Dammam metropolitan.

Chart 4.5.1.1 Tourists Expenditure on Accommodation Per Day

4.5.2 Tourists Expenditure on Food per day

The majority of the tourists spend (SR100 - 200) per day on food.

Then, 23% tourists spend less than SR100, whereas, tourists who

spend (SR200 - 300), represent 20%. The lowest categories are

(SR301 - 400), (SR401 - 500) and (SR801 - 1000) which represent

4%19%

23%

19%1%

34%

Less than 100 100-200 201-300

301-400 401-600 601-800

91

9%, 4% and 2 % respectively. This shows that 65 % of the tourists

spend less than SR 200 on food in the study area. One of the

reasons that reduce tourist expenditure on food, is that furnished

apartments allow home delivery restaurants services and allow

occupants to prepare their own meals.

Chart 4.5.2.1 Tourists Expenditure on Food per day

4.5.3 Tourists Expenditure on Recreation per day

Recreation does not form a mode of expenditure as most of the

tourists spend less than SR 250 per day. The reason behind this

phenomenon is the lack of sufficient recreational facilities. The

highest tourist category spends (SR 101 - 150) by 26% then (SR

50 - 100) by 24%.

In Dammam area, tourist expenditure on recreation is less than

that on accommodation. The sample shows that 71% of the

tourists spend less than SR 150 per day on recreation, as the

majority. This majority is divided as follows: 26%, 24% and 21%

for (SR 101 - 150), (SR 50-100) and less than SR 50 respectively.

20%

4%2%

23%

9%

42%

Less than 100 100-200 201-300 301-400 401-500 801-1000

92

One of the reasons might be because there are many free of

charge recreational activities on the coastal areas and Cornish. As

most of the tourists spend their recreation on the beach free of

charge (like picnicking, swimming and jogging). Some tourists

spend (SR 201 - 350) constituting 14% of the sample size. Small

group of the sample spends (SR 251 – 400) representing 8%.

Chart 4.5.3.1 Tourists Expenditure on Recreation

4.5.4 Tourists Expenditure on Shopping per day

More than half of the tourists spend (SR100 - 500) in shopping by

55%, while 17% of them spend less than SR100. Categories of

(SR 501 – 1000), (SR 1001 - 2000) and (SR 2001 - 3000) are

represented as 16%, 10% and 2% respectively.

21%

26%

4%

14%2%4%2%3%

24%

Less tan 50 50-100 101-150 151-200 201-250

251-300 301-350 351-401 More than 500

93

Chart 4.5.4.1 Expenditure on Shopping

17%

55%16%

2%

10%

Less than 100 100-500501-1000 1001-20002001-3000

4.5.5 Tourists Expenditure on Transportation

69% of the tourists spend less than SR 100 per day for

transportation. As most of the tourists use their own cars in

commuting within the metropolitan which involves only fuel

consumption. Others, rent cars of (SR 70)59, 25% of them

spending (SR 100 – 200), while 6% spend between (SR 201 –

300).

59 Abu-Diyab Car rental, Hyundai, Sep. 27, 1998

94

Chart 4.5.3.1 Tourists Expenditure on Transportation

69%

25%6%

Less than 100 100-200 201-300

90

4.6.8 Summary of Tourists Expenditure:

Expenditure is one of the main characteristics associated with

tourism, especially in accommodation. The following chart

indicates the main categories of expenditure in SR. per night for

the tourist of the study area. See Chart 4.6.8.1 The tourists

expenditure will be divided into 4 categories:

Low : less than SR. 200

Medium : SR. 200 - SR. 400

High : SR. 400 - SR. 599

Exclusive : SR. 600 and more

Tourists expenditure on shopping is the highest. Then, tourists

expenditure on accommodation. The majority of the tourists have

medium expenditure in accommodation. However, transportation is

the lowest mode of expenditure in which 94% of the tourists have

low expenditure. That indicates that the main mode of expenditure

is on shopping and accommodation.

Chart 4.6.8.1 Summary of Tourists Expenditure

38%

42%

19%

1%

57%

22%

3%

19%

27%

32%

22%

65%

29%

4%2%

94

6%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

ACCOMMODATION RECREATION SHOPPING FOOD TRANSPORTATION

Low Medium High Exclusive

96

4.6 Tourists Preference

4.6.1 Preferred Type of Accommodation

The majority of the tourists prefer furnished apartments for their

accommodation, these represent 38% of the sample most of whom

are Saudi families. 31% of the tourists prefer hotel

accommodation; most of whom are non-Saudis. The rest, prefer

accommodation in resorts, by 26%. The lower preference appears

in the last two categories, which are (with relatives or friends, and

Tent).

Chart 4.6.1.1 Preferred Accommodation Type

Those figures represent the preference of the Saudi families in

particular distributed in furnished apartments first, then in resorts.

While non-Saudis (who are visiting the area for business in

particular) prefer hotels. Saudi families prefer furnished apartments

for many reasons like:

The cost of furnished apartments for the family is relatively

cheaper than rooms in hotels.

Tendency of the Saudi families to be together within one

unit rather than being in separate rooms (in hotels).

31%

3%

26%

2%

38%

Hotel furnshed Flat With Relative or Frind Resort Tent

97

In the furnished apartments, tourists can prepare their own

meal, and can call for home delivery restaurants.

Apartments provide flexibility and mobility for Saudi

families with lower prices than hotels. Moreover, apartments

provide a typical simulation for the Saudi tourist’s home, where

they assure their privacy is ensured.

Resorts are preferred by one quarter of the tourists, because it

provides them with sites adjacent to the sea. Consequently, they

avoid wasting of time and effort on transportation from the city to

the resorts. The cost of the resorts is relatively high compared with

furnished apartments (see chapter III). Further more, there is lack

of services and amenity in the coastal areas compared to what the

city provides. The high cost and lack of basic services along the

coast lessened the tourists preference of tourist for resorts.

4.6.2 Preferred Accommodation Location

The majority of the tourists prefer accommodation near the Cornish

or along the coast. They represent 41% and 37% respectively.

While, 12 % and 8 % prefer their accommodation to be in the city

center and around the city.

Chart 4.6.2 Preferred Accommodation Location

12%

8%2%

37%

41%

In the City Center Around thee City

Near to Cornish and recreational areas Near to the Air Port

Near to the cost

98

The minority is those who prefer the place of accommodation near

to the airport they represent transit visitors.

The above figure indicates that tourists are attracted essentially to

the main attraction which is the coast in particular, but due to the

lack of such affordable facilities along the coast, they were forced

to use tourists accommodation in the cities. That led the tourists to

select accommodation near the Cornish to simulate the coast as

their essential preference. In addition, the tourists find a variety of

recreational facilities on the Cornish. However, the coastal areas

have few recreational facilities.

4.6.3 Preferred Visiting Time

The majority of the tourists have no specific visiting time to the

study area. The majority likes visiting the area because it is the

nearest seaside to their cities of origin. Visiting time depends

mainly on the tourists free time for short trip or weekend trip. That

clearly highlights the tendency of the tourists to visit the study area

on weekends, which represents 29 %. They also prefer seasons of

low temperature, in particularly the winter.

Chart 4.6.3.1 Preferred Visiting Time

29%

24%4%

24%

19%

Weekends Winter Summer Spring Fall

99

4.6.4 Primary Attraction Areas for tourists

The visitors identified certain areas as their preferred attractions in

Dammam metropolitan. The table below shows the percentage of each

area attraction of the metropolitan, from the visitors’ point view.

Chart 4.6.4.1 Visitors Primary Attractions

The chart indicates that coastal areas and Cornish are the most important

attractions for tourists. This result has a correlation with the origins that do

155

not have seafront like Al-Riyadh and Al-Qassim, which generate the

majority of tourists to the study area.

Tourists form Al-Jubail and GCC countries are attracted to some of the

secondary attractions like Al-Rashid mall, happy land and shopping areas.

Nevertheless, coastal attraction remains the main attraction for the

majority of the tourists and Dammam Metropolitan is considered the

coastal resort for them.

Other attractions like Cornish, shopping areas and exhibitions are

secondary attractions that reinforce the main attraction and help in

stretching the tourist stay in the area.

Tourist accommodations are concentrated within the secondary attraction,

which provide physical separation from the main attraction. This type of

separation has a negative impact on the tourist’s satisfaction that spends

most of his time commuting between the accommodation and his main

attraction.

4.6.5 Summary of Tourists Preferences

The following table shows that 37% of the tourists prefer the coastal area

for accommodation. Also, tourists prefer furnished apartments to hotels

and resorts. Tourists do not prefer visiting the area in the summer. In

addition, 24% of the tourists prefer visiting the area on weekends. The

151

main attraction for the tourists in Dammam metropolitan is the coastal

areas.

Table 4.6.5.1 Summary of Tourists Preferences

Location of Accommodation

Type of Accommodation

Visiting Time Main attraction

Cornish 41% Furnished 38% Spring 29 % Beaches 200 points

Coastal 37% Hotels 31% Weekends 24 % Cornish 145 points

Centre or Around

20% Resorts 26% Winter 24 % Market 70 points

Airport 2% Camping 3% Fall 19% Shopping

malls 62 points

152

CHAPTER V: POTENTIALS, CONSTRAINTS &

FORECASTS

153

5.1 Summary of Existing Conditions

The following table include the different variables that have impact

on the planning of tourist accommodation in Dammam

Metropolitan. The purpose of this table is to furnish the study with

quantitative and qualitative figures to be utilized in the identification

of tourists’ requirements. The table is divided into two parts, which

are the accommodation facilities and tourists preferences. The first

part represents the existing conditions of accommodation facilities

in relation to the following factors: Location, Category, Capacity,

Cost, Occupancy and Tourists Nights.

The second part represents the tourists’ preferences, to be utilized

in the future development plan and requirements projection.

Tourist preferences were obtained from the socio-economic

survey. The tourists preference quantified among the following

factors, which are; location, accommodation type, affordability,

group mixture, and tourists nights in the study area. The result of

this table will be reflected in the projection of tourist requirements

during the period of the plan.

154

Table 5.1.1 Summary of Existing Conditions

Type of accommodation Location Category Capacity / Beds Min. Cost Occupancy Touristic Nights/Year

Hotels

Far 5* 1220 36% 524 52.5 219144 16.25%

Far 4* 953 29% 343 32.5 105706 7.84%

Far 3* 1028 31% 250 36.75 128525 9.53%

F 2* 133 4% 148 53.25 22398 1.66%

3334 36% 43.75 475714 35.28%

Furnished Apartments

Far 3 BR 2418 50% 302 45% 369398 27.40%

Far 2 BR 1612 33% 196 66% 541784 40.18%

Far 1 BR 806 17% 152 35% 287309 21.31%

4836 52% 48.7% 820885 60.88%

Tourists Villages Near 1172 12% 450 13% 51719 3.84%

8170 100% 41% 1,348,318 100%

Tourists Preferences

Preferred Location

Preferred accommodation Type

Affordability. Group Mixture

Touristic Night per visit

Cornish 41% Hotels 31% 600+ 1% Single 29 % 2- 46%

Coastal 37%

Furnished Apartments

38% 401-600

19% -3 24 % 3-6 35%

Cent. Or around 20%

Tourists Villages

26% 200-400

38% 4-6 35 % 7-14 7%

Air Port 2% Camping 3% 200- 42% 7+ 12.% 14+ 12%

100 98 100

150

5.1 Potentials and Constraints

Potentials are those factors that would contribute towards, further

growth in the metropolitan tourism population, and increased

demand on accommodation. Constraints are those factors that

would have a negative impact on the growth of tourism population

and consequently negatively affect the accommodation

occupancy. These factors are listed as follows:

Factors Potentials Constraints

Location of Dammam Metropolitan International Tourists Attraction Varity of Attractions Vacant Land Private Investments

The strategic location of the study along the Gulf and the nearest sea front for Al-Riyadh and Al-Qassim Region which have a high tendency to visit the beaches in the study area. The permission for international tourists to visit the Metropolitan will contribute in increasing the accommodation occupancy. The Variety of attractions will contribute in increasing the occupancy of tourists accommodation. Development of supporting facilities which will be increase as result of the accommodation development, that will increase the attractiveness of the area. Availability of vacant land near the coastal line and in the inland areas of the Half moon beach and Al-Aziziah beach. The tendency of private investors to invest in tourism accommodation which will give a good opportunity for

Competition of the other areas on the Arabian Gulf, which attracts lot of international tourists and Saudis. Negatives externalities of International tourists on the cultural norms and conducts. Physical distance between the main attraction and the accommodation increased the commuting distance for tourists. In addition, the existence in the minor attractions on cities contribute in deviating tourists destination Needs for infrastructure development and grading will contribute in increasing the cost of the development. Tendency of investors to invest within the cities of the metropolitan due to lack of information about investment

156

Government Support Transportation

Family Tourism Frequency of Visits Expenditure Main Attraction

investment in different accommodation types. Government supports for investment in touristic sector will be one of the encouraging factors. Availability of three types of transportation (International Airport, Railway and Highways) which will improve tourists’ accessibility to the study area. The attractiveness of the metropolitan for Saudi families will contribute in increasing the demand on furnished apartments. More than half of the tourists has visited the area more than five times. This reflects the attractiveness of the study area and that it provides accommodation facilities for guests on repeated visits. Future availability of accommodation along the coastal line with affordable costs will secure attraction for 80% of the medium and low expenditure tourists. Attractiveness of the coastal areas will be increased in exponential manner by locating accommodation within the attraction areas. This will have a positive impact on attracting other tourism facilities.

potentials along the coastal line. Lack of administration for accommodation facilities and proper regulations that ensure the quality and cost control. Poor quality of road network within the metropolitan and especially those leading to the attraction areas. Poor quality of road signs and road maps. The current high cost of Tourists Resorts in the attraction areas forced families to look for accommodation within the cities. Lack of improvement in the attraction areas and accommodation will reduce the tourists satisfaction which consequently will affect the frequency of visits. High cost of accommodations in the coastal areas forced tourists to shift to cities of the metropolitan. Attractiveness of the attraction areas is negatively affected by the existing location of the accommodation.

157

5.3 Planning Problems

The current planning problems in accommodation are summarized

as follow:

Concentration of accommodation facilities within the cities of

the metropolitan lead to long commuting time between the

attraction and accommodation areas.

The concentration of accommodation facilities lead to

congestion and lack of parking spaces, as well as lack of

aesthetic views and identity in accommodation location.

Unutilized attraction areas of the coastal attraction and in

land areas might lead to other developments that may destroy

their attractiveness.

Low occupancy in the low seasons lead investors to

increase accommodation cost in the high seasons, which forces

tourists to look for alternatives in other areas out side the

Kingdom or other tourist attraction cities in the Kingdom.

Lack of administration authority lead to increase of prices

and decrease of the quality of accommodation.

Lack of infrastructure and support services in the coastal

areas, disable investments, and reduce the attractiveness of the

coasts.

Lack of identity that differentiates Dammam metropolitan as

a coastal attraction from other areas in the kingdom. Tourists

accommodation within the cities do not reflect any image of the

area as a coastal Metropolitan.

158

Map 4.5. Separation of Accommodation from Attractions

159

5.5 Redefinition of the Problem:

Tourists accommodation are not located in the proximity of the

tourist attraction potentials. They are agglomerated within urban

centres. This physical separation may lead to long-term

deterioration of the metropolitan area as a tourist destination.

5.6 Redefinition of Goals and Objectives

The goal is to formulate planning proposals for tourists

accommodations that would enhance the location proximity

between accommodation facilities in relation to tourist

attraction sites, and maximize attraction of Dammam

Metropolitan.

5.6.1 Objectives:

Provide sufficient accommodation facilities to meet

tourists growing needs in the metropolitan.

Diversify provision of accommodation to suit tourists

preferences and affordability.

Maximize proximity between tourists attractions and

accommodation facilities.

115

5.7 Projection of Tourist Future Requirements

5.7.1 Projection of required beds

The deficiency in the information about tourist population in the

study area forced the researcher to estimate the number of visitors

in the study area. The estimation will be used in forecasting the

future requirements of accommodation in the study area. It will be

based on data collected about tourists accommodation facilities in

the study area. Table 5.7.1.1 indicates that 1,742,521 beds have

been occupied in 1998, which are 1,620,544 rooms.

Table 5.7.1.1 Number of beds occupied in the year 1998 Hotels Apartments Resorts Total Visitors

Occu% # Beds Occu % # Beds Occu % # Beds Occu %

# Beds

Al-Dammam 39 176929 66.5 575941 13 7592 55 760462

Al-Khubar 44 273764 66.6 599449 57.5 873213

Al-Dhahran 41 60827 41.2 60,827

Coastal 13 48019 13 48,019

Total 42 511,520 66.6 1,175,390 13 55,611 44.5 1,742,521

# Of bed occupied in a year = (Occupancy rate * Beds Capacity)

The projection will be made on the basis of growth rate of hotel

beds which is the only available resource. The growth rate of hotel

beds in the kingdom increases by 2.22% every 10 years. While the

international growth rate for hotel beds increases by 3.2% for the

same interval. Considering that Dammam Metropolitan has

become available to International tourists and the strong

attractions it has, the study will assume that the demand on

accommodation will increase gradually to meet the international

growth rate in the next 30 Years. This increase will be as follows;

2.71% between (2000-2010), then the growth will develop to 2.955

111

for the period of (2010-2020), after that, during the period of (2020-

2030) it will match with the international growth rate of 3.2%.

The table below indicates that by the target year, 11,220 beds

shall be added. Furthermore, in the year of 2000 a deficiency of

2393 beds is expected. On the target year, around one million

tourists are expected to visit the study area. The occupancy rate is

estimated to be 60 % on average, more occupancy is expected

because of the international tourists and improvements of the

attractiveness of the study area.

Table 5.7.1.2 Projection of Required Beds 1998-2030

1998 2000 2010 2020 2030

Growth Rate 2.22 2.71 2.955 3.2

# occupied Beds 1,742,521 1,820,035 2,377,974 3,181,863 4,359,920

# Occupied Rooms 1,620,544 1,692,632 2,211,515 2,959,132 4,054,724

Average Stay Nights 4.5 4.5 4.5 4.5 4.5

# of Visitors 387,227 404,452 528,439 707,081 968,871

Occupancy 41% 45% 50% 55% 60%

Tourist Nights 1,348,318 1,820,035 2,377,974 3,181,863 4,359,920

Capacity 8,688 11,081 13,030 15,850 19,908

Deficiency 2,393 4,342 7,162 11,220

112

5.7.2 Location of Tourists Accommodation

The location of tourist accommodation should be distributed in the

Metropolitan according to the tourist preferences shown in the

Socioeconomic Survey. The city centers and around the city is

compiled into one category as a city accommodation. Coastal

location and the city is the actual area of attraction. While, there is

a need for a hotel near airport as the new airport in operation.

Table 5.7.2.1 Location of Accommodation

Location 1998 Preference 2000 2010 2020 2030

Coastal 941 37 % 4099 4821 5865 7366

City 8,139 61 % 6759 7948 9668 12144

Airport 191 2 % 222 260 317 398

Total 86,88 100% 11,081 13,030 15,850 19,908

5.1.3 Types of Tourists Accommodation

The Accommodation categories are distributed according to the

tourist preferences. The categories will match the tourists

preferences by the target year. See table 5.7.3.1

Table 5.7.3.1 Types of Tourists Accommodation According to

Tourists Preference

Categories 1998 Preference 2,000 2,010 2,020 2030

Hotels 3334 31% 3435 4039 4914 6171

Apartments 4836 38% 4211 4951 6023 7565

Tour. Villages 1172 26% 2881 3388 4121 5176

Camping - 3% 332 391 476 597

Total 86,88 100% 11,081 13,030 15,850 19,908

113

5.7.4 Categories of Tourists Accommodation

Categories of Accommodation will be based on the socioeconomic

survey in chapter IV. The figures below are described as: more

than 400 SR. (5 Star Hotels and A type Furnished Apartments),

200-400 (4 Star Hotels and B Furnished Apartments) and less than

200 (2 and 3 Star Hotels, and C type Furnished Apartments).

Table 5.7.4.1 Accommodation Categories according to affordability

Affordability Category Percentage 2,000 2,010 2,020 2030

400 + 5* H / A Ap. 20% 2216 2606 3171 3982

201-400 4* H / B Ap 38% 4211 4951 6023 7565

200 - 3* H / C Ap. 42% 4654 5473 6657 8361

Total 100% 11,081 13,030 15,850 19,908

5.7.5 Unit Size of Tourists Accommodation

Projection of the required unit size will be on the basis of tourists

group size, which will be used in identifying the units sizes for

furnished apartments and camping sites for singles and families.

Groups of 1-3 members will need 2 bed room apartments and

groups of 4-6, will need 2 bedroom apartments, whereas, more

than 7 member groups will need 3 bedroom apartments,

considering the use of dining area and the possibility of adding

extra beds when required.

Table 5.7.5.1 Unit size of Accommodation According to Tourists

Group Size

Size 1998 Preference 2,000 2,010 2,020 2030

Single 29% 3213 3779 4597 5773

1-3 24% 2659 3127 3804 4778

4-6 35% 3878 4561 5548 6968

7+ 12% 1330 1564 1902 2389

Total 86,88 100% 11,081 13,030 15,850 19,908

114

CHAPTER VI Planning Proposal

110

6.1 Generation of Alternatives

In this chapter, we will propose three alternatives for the future

tourists accommodation plan. Generation of the alternatives will be

reliant on the potentials, constraints, planning problems and future

requirements for tourists accommodation, which were discussed in

the previous chapter.

The three alternatives will be evaluated and in which will be

selected. The proposal is based on two directions. First, the future

requirements for tourist accommodation. Second, the proper

location for tourists accommodation in relation with the main

attractions. The planning proposal will include detailed projection

for accommodation requirements.

116

6.2 Alternative I: Existing Trend

This alternative is developed to maintain the existing trend of the

tourists accommodation pattern. The intention is to allow the

market to develop by itself as well as to minimize the cost of

infrastructure development. Dammam and Al-Khubar will be

promoted as the main tourists accommodation centers. The

coastal area will maintain the existing pattern for Resorts

accommodation and extensive recreational activities.

Provision of hotels and furnished apartments will be within the two

cities in definite locations. These locations are to be defined by the

local municipalities according to the infrastructure availability and

minimum disturbance for the city residence. Potential location can

be the Cornish front and surrounding areas, the city centers and

along the major streets of the cities. Also, on the entrances of the

cities and along the high ways. Certain requirements are to be

fulfilled in the development of this alternative by locating tourists

accommodation within the cities.

First, strong linkages should be established between the major

attractions (Coastal area) and the accommodation concentration

centers (Dammam and Al-Khubar). New transportation modes

should be established to reduce travelling time and efforts between

the accommodation and the coastal areas. Accommodation

facilities should provide organized trips and bus services to the

coastal areas. This service shall be provided to take guests to the

recreational areas with less effort, less cost and more enjoyment

and safety. Investors should be encouraged to develop attractive

touring packages within the metropolitan. Public transportation

modes need to be established between accommodation centers

117

and coastal attraction. New roads to the coastal areas should be

developed to provide shortcuts.

Second, accommodation facilities should provide enough parking

lots for their residents to avoid crowding streets by tourists cars.

Accommodation facilities should be located in easy access lots

and away form the extensive residential areas.

Third, some infrastructure development should be provided to

enhance the supply of water, electricity, telecommunication and

other utilities. In addition, guide books and maps should be

developed to provide the latest information for the metropolitan

and tourists attraction areas.

118

Map 6.2.1 Alternative I: EXISTING TREND

119

6.2.1 Advantages and Disadvantages of Alternative I

Item Advantage Disadvantage

Proximity to Main attractions

Minimum advantages will result by improvements in the transportation network and organized bus trips to the attraction areas.

Commuting distance remains long, as the accommodation facilities will be concentrated within the urban areas.

Utilization of Main attractions

Minimal utilization for the attraction areas in accommodation, which provide opportunity to other facilities to be developed in attraction areas, likes recreation.

Under-utilization of the main attractions by separating tourists accommodation from their attractions, extensive pressure on the residential areas for tourism development.

Cost

On the short term, there will be almost no implantation cost for the infrastructure for tourists accommodation, by utilizing the existing infrastructure within the urban areas.

The extensive pressure on the urban areas by the increase of tourists accommodations infrastructure deficiencies, which might lead to more expensive development.

125

6.3 Alternative II: Nodule Agglomeration

This alternative is intended to reduce commuting time between

accommodation and attraction areas. It will provide high

accessibility for tourists to travel from their accommodation to the

attraction area, with minimum implementation cost .

Hotels and Furnished apartments should be located along the

intersection of the major routes of the metropolitan. The coastal

area will have a relatively nearby accommodation nodes on the

main routes.

Provision of the hotels and apartments will be within these nodes

of accommodation. Each node will have the two types of

accommodation according to the node capacity and

accommodation requirements. Local municipalities should provide

the infrastructure requirements for this type of land use. Local

municipalities should restrict development outside these nodes

especially within the residential areas.

Strong linkages should be provided between the accommodation

nodes and the attraction areas in the coastal area and the

shopping areas in the cities. For example, accommodation

facilities should promote coaches for their guests. Public transport

should, also be promoted between the three points of tourists

interests (The Coastal Areas, the city centers and the

accommodation nodes).

The tourists accommodation node will have some tourist shopping

facilities and general facilities in which a tourist can get his

immediate needs in the proximity of his accommodation. Coastal

areas will have limited accommodation facilities, which is tourist

121

villages and some camping areas. The main attraction areas will

be mainly for recreational activities.

122

Map 6.3.1 Alternative II: NODULE AGGLOMERATION

123

6.3.2 Advantages and Disadvantages of Alternative II

Item Advantage Disadvantage

Proximity to Main attractions

Locating accommodation facilities along the transportation nodes will reduce commuting distance to the attractions.

Generation of more traffic movements and trips to the attraction areas and the other urban facilities.

Utilization of Main attraction

Minimal utilization for the attraction areas in accommodation, which provides an opportunity to other facilities to be developed in attraction areas, like recreation.

Under-utilization of the main attractions by separating tourists accommodation from their attractions.

Cost

Implementation cost will not be low, as the accommodation location along the transportation network will keep them near the main infrastructure systems.

Most of the cost disadvantages will be on the investors, as they will spend more in providing transportation for the tourist to the main attraction areas.

124

6.4 Alternative III: New Tourists City

The alternative proposes the provision of a center for tourists

accommodation along the coastal area. This center will be a small

city that provides tourist activities and facilities, in particular

accommodation. The city will provide the infrastructure for tourism

development in different types of activities. The main sector in the

city development will be tourist accommodation.

Tourist accommodation will be provided in different variety among

the following factors: type, category, and size. For example

different categories of hotels and furnished apartments. In addition,

tourist villages need to be established and camping sites need to

be provided. The city will have all the governmental offices that are

directly involved with tourism. Different commercial facilities have

to be promoted, educational and sport facilities to be introduced to

enhance the attraction of the city.

The city will have very strong linkages with other cities in the

metropolitan and the tourist generation areas. Train station will be

constructed and different bus terminals will be provided. Providing

shortcut roads with minimum travelling distance will enhance the

transportation network. The city will be self-contained with a

Variety of tourist activities.

The utilization of the coastal areas will be maximized and it should

be accessible for everybody. Accommodation activities should not

take all the seafront beaches, and recreation should be on the

coastal line. The in land area and the dunes will be utilized for

accommodation, recreation, shopping and other services. The

main concentration for accommodation will be on the area

delineated by the railway, GCC road, Half Moon Road and the

120

Subdivided area. Al- Aziziah will be a secondary center and the

future expansion will be in the West Side areas. The subdivided

residential land between Al-Aziziah and the Half-moon bay will

remain for residential use, for the employees and others who like

their residence to be near the beach.

Extensive infrastructure work is to be undertaken, which will

enable investors to start their investments. The infrastructure will

be based on a detailed master plan, which should not cover the

accommodation only, but also all the other aspects of tourism.

Accommodation will not be attractive without the other supporting

facilities and enhancement of the main attractions.

126

Map 6.4.1 Alternative III: NEW TOURISTS CITY

127

6.4.1 Advantages and Disadvantages of Alternative III

Item Advantage Disadvantage

Proximity to Main attractions

Minimize the distance to the attractions by locating accommodation within the attractions in different types and sizes according to the tourists preferences.

No disadvantages associated

Utilization of Main attraction

Minimal utilization of the attraction areas in accommodation, which provides an opportunity to other facilities to be developed in the attraction areas, like recreation.

No disadvantages associated

Cost

Implementation cost of infrastructure will pay back during the development stages of the project as tourists will be immediately attracted and occupancy will increase.

Mainly associated with initial development of the infrastructure. In addition, investors will spend more on the construction of the new facilities.

128

6.5 Alternatives Evaluation and Selection

The three alternatives are evaluated on the basis of the expected

level of achievement of the Evaluation Criteria. The Evaluation

Criteria developed are based on the goals and objectives of the

study and the problems identified throughout the analysis of the

tourists accommodation in Dammam Metropolitan. (See table

6.5.1)

Table 6.5.1 Evaluation Criteria

# Evaluation Criteria

Alt.

I

Alt.

II

Alt I

II

1 Satisfaction of tourists preferences 2 1 3

2 Maximizing proximity of tourists attraction &

accommodation 1 2 3

3 Ensuring equitable distribution and

diversification 1 2 2

4 Increasing the attractiveness of the area 2 1 3

5 Minimizing accommodation cost 3 1 3

6 Minimizing residence disturbance 1 2 3

TOTAL SCORES 10 9 17

The scoring system employed gives a handy appreciation of the

level of achievement of each alternative toward the evaluation

criteria. Result of the evaluation indicated high scores for

alternative III. Therefore, this alternative has been selected for

tourists accommodation planning for Dammam metropolitan area.

129

6.6 New Tourists City Plan

New Tourists City will be established on the half moon. It will utilize

the coastal side and the inland area of the dunes. On this city there

will be a capacity of 9248 beds. These beds will be distributed into

hotels, furnished apartments, tourists villages and camping sites.

See table 7.6.

The gross area required for accommodation in the new Tourists

City would be 88.6 hectares. This area shall be distributed in

different locations of the tourists city.

14,026 of beds will remain within the urban areas to cater some of

the business visitors and some of the tourists who prefer to be

within the urban areas. The accommodation facilities that will

remain in the urban areas will be comprised of furnished

apartments and hotels only, see table. 6.6.2

135

Table 6.6.1 Accommodation Requirements, Coastal Area

Coas

tal

Are

a__

__

__

_ 9

24

8 B

eds

Typ

e

Category

Capacity Size by Room Type Area

# of beds Size of Units # of

Room

A,

SQ

TA,

HA H

ote

ls

2283

5* 2 Hotel X 270

Beds.

Double 128 Rm.

78.9 3.6 H Single 128 Rm.

Suite 45 Rm.

4* 5 Hotel X 200

Beds.

Double 444 Rm.

66.4 6.5 H Single 444 Rm.

Suite 49 Rm.

3* 6 Hotels X 150

Beds.

Double 429 Rm.

52 4.5 H Single 429 Rm.

Suite

Fu

rnis

hed

Apar

tmen

ts

4615

A 8 Fur. Apr. X

75 Beds.

1 Bed Room 162 Apr

100 5.6 H 2 Bed Room 202 Apr

3 Bed Room 231 Apr.

B 21 Fur Apr. X 50

Bed

1 Bed Room 309 Apr.

75 8 H 2 Bed Room 404 Apr.

3 Bed Room 383 Apr.

C 23 Fur Apr. X 50

Bed

1 Bed Room 812 Apr.

50 6 H 2 Bed Room 423 Apr.

3 Bed Room 412 Apr.

Resorts

villages 12 Unit X

300 Bed

Cabin 1101 Unt.

90 34 Unit Duplex 1367 Unt.

Triplex 1329 Unt.

Camping

9 Area X 4.5

Persons X 15

Site

Single 40 Site

800 10.4 H Families 90 Site

Total Area 88.6

A SQ = Gross area per unit in square Meters

TA HA= Total area in Hectare

The distribution of accommodation requirements is based on the

previous finding from the user preference survey. The

accommodation requirements illustrated on table 6.6.1 and 6.6.2

include the existing accommodation.

The Coastal area will have 4 types of accommodation as shown in

the above table. The hotel category will have a minimum of 3 star

hotels to maintain some quality limits. The concentration of

Resorts villages will be promoted in the coastal area.

131

Table 6.6.2 Accommodation Requirements, Urban Areas

Urb

an _

__

___

14

02

6 B

eds

Typ

e

Category

Capacity Size Area

# of beds Size of Units # of

Room

A,

SQ

TA,

HA H

ote

ls

4348

5* 3 Hotels X

270 Beds

Double 348

78.9 6.9 H Single 348

Suite 87

4* 8 Hotels X

200 Beds

Double 785 66.

4 11 H Single 785

Suite 83

3* 6 Hotels X

150 Beds

Double 457

52 4.7 H Single 457

Suite

2* 9 Hotels X

100 Beds

Double 457

34.8 3.1 H Single 457

Suite

Fu

rnis

hed

Apar

tmen

ts

4615

A 14 X 75

1 Bed Room 309

100 10.7 H 2 Bed Room 384

3 Bed Room 373

B 40 X 50

1 Bed Room 587

75 15 H 2 Bed Room 729

3 Bed Room 709

C 45 X 50

1 Bed Room 649

50 11 H 2 Bed Room 806

3 Bed Room 784

Total Area 62.4

A SQ = Gross area per unit in square Meters

TA HA= Total area in Hectare

The urban area will have only furnished apartments and hotels for

tourists accommodation to serve business and shopping tourists.

The hotels will have the 2 star category to serve the low-income

visitors. The distribution of the accommodation will be left to the

local municipalities in Al-Dammam, Al-Khubar and Al-Dhahran.

132

CHAPTER VII IMPLEMENTATION POLICIES

133

7.1 Administration of The Tourists City

Due to the huge amount of construction involved in establishing

the New Tourists City, it becomes essential to have a public

organization to initiate and monitor the new city development. The

study proposed that this development to be under taken by one

public authority which owns the city land and manages the

development. The Authority will be like the Royal Commission of

Jubail or Yanbu but on the regional level.

7.1.1 Public Authority:

An authority of tourist affairs should be formed as (Dammam

Higher Authority of Tourism Affairs) (DHATA)

7.1.2 Responsibilities:

Establishing and promoting a new private consortium

company.

Planning of the city and development control.

Coordination between Dammam Tourism development

Company and the government agencies.

Monitoring and directing DTDC activities.

Provision of the infrastructure.

Leasing or selling the land for private developers.

Coordination with the facilities private developers.

Providing continuous studies of market analysis as well

as providing statistical information.

Coordination with Tours Operator like: Airlines, Travel

Agencies, Public Transport, Train Stations and other domestic

organizations involved in tourism promotion.

134

7.1.3 Organizational Structure:

To be chaired by the Emarah of Eastern Province and Members

from Government Agencies and Dammam Chamber of

Commerce.

7.2 Private Developer:

A new private Consortium Company to be promoted as (Dammam

Tourism Development Company) (DTDC)

7.2.1 Funding:

40% of the funding will be provided by the DHATA and 60% by

DTDC. The DHATA will share the assets after construction on

basis of (40% for DHATA and 60% for DTDC after completing the

construction).

7.2.2 Responsibilities of DTDC:

Constructing tourism projects in the city and sites

developments.

Under taking marketing and promotion programs.

Managing the maintenance of the city infrastructure.

Coordinating with tour operators.

Establishing non/low revenue earning facilities.

DTDC might operate the facilities by itself or lease or sell

for other private developers.

7.2.3 Organizational Structure

To be chaired by one of the shareholders. Administration council

should include a representative of DHATA and representative from

the Chambre of Commerce.

130

7.3 Implementation Policies

ACTORS POLICY INSTRUMENT RECOMMENDED POLICY

- Emarah of Eastern Province.

- Ministry of Trade - MOMRA - Ministry of

Information - Ministry of Foreign

Affairs - Ministry

Communication. - Ministry of

Electricity and Industries.

- Directorate of Water and Sewage.

- MEPA - Chamber of

commerce - National Council of

Tourism

- Freeze any further tourism accommodation developments within the urban centers

- Improve infrastructure and attractiveness of the area

- Transfer the apartments to the new area in accordance with the accomplished phase.

Encourage accommodation development of the new tourists city. 7

.3.1

- Emarah of Eastern Province.

- Ministry of Trade - MOMRA - Ministry of Interior - Ministry of

Education - Ministry of

Transportation. - Ministry of Defense

and Aviation. - Ministry of

Planning - Ministry of Islamic

Affairs. - Ministry of Labor

and Social Affairs. - Ministry of

Information - Ministry of Foreign

Affairs - Ministry of

Communication. - Ministry of

Electricity and Industries.

- Directorate of Water and Sewage.

- MEPA - Chamber of

commerce - National Council of

Tourism

- Establish authority of tourism affairs, as Al-Dammam Higher Authority of Tourism Affairs (DHATA) under the supervision of the Eastern Province Governor.

Developments to be coordinated, monitored, and facilitated by one authority. This will expedite the promotion and will provide day to day monitoring for the plan implementation.

7.3

.2

136

- DHATA - Businessmen. - Public.

- Chamber of Commerce. - Ministry of Trade

- Establish a private consortium company.

- Engage Private sector in the development of the city infrastructure

- Provide the land for the consortium company to launch and lease sites for private developers.

Establishing the city infrastructure.

7.3

.3

ACTORS POLICY INSTRUMENT RECOMMENDED POLICY

- DHATA - DTDC - Businessmen. - Chamber of

Commerce. - Saudi Bank of

loans

- Leasing or selling sites for private developers on a long-term basis.

- Providing loans and incentives.

- Carrying out thorough studies for each site potentials and profitability.

Maximize diversification and competition. 7

.3.4

- DHATA - DTDC - Ministry of

Information - Tours Operators.

- Enhance advertisements and publicity

- Run the tourism activities while the project is working.

- Promote tourist packages. - Organize events and

exhibition.

Encourage more tourists

7.3

.5

- DHATA - DTDC - MEPA

- Direct coordination with

MEPA - Environmental

Consideration from the design of the project.

Minimize Environmental interruption

7.3

.6

- DHATA - DTDC - MEPA

- Engagement of local residence in tourism, as employees or contractors.

Minimize local disturbance and interruption 7

.3.7

- DHATA - DTDC - Ministry of

Information - Tours Operators.

- Introduce Accommodation packages.

- Increase tourists period of stay.

Reduce the accommodation prices. 7

.3.8

- DHATA - DTDC

- Diversification of accommodation facilities interms of type, size and cost.

Satisfaction of tourists varieties.

7.3

.9

- DHATA - DTDC

- Investments, especially accommodation should be done in phases.

- After a compilation of each phase, supply and demand analysis need to be undertaken to launch the next phase.

Minimize investments risk

7.3

.10

137

- Institute of Public Administration.

- DHATA

- Training of manpower into vocational programs.

Improve quality of tourism man power

7.3

.11

138

Conclusion:

The study discussed the problem of tourists accommodation in Al-

Dammam metropolitan area in relation to the attraction and tourists

preferences. The analysis of the existing condition indicated that

most of the tourists accommodation are concentrated in the Urban

area which caused a physical separation between the metropolitan

main attraction and the accommodation facilities which was a

cause of inconvenience to tourists in the metropolitan.

The tourists preferences indicate that the tourists are mainly

attracted to the coastal attraction in Al-Dammam metropolitan, and

like to have their accommodation in the vicinity of their main

attraction rather than commuting. The study utilized the socio-

economic survey to project the tourists future requirements

according to their preferences and characteristics.

The projection of tourists requirements anticipated that around one

million will visit the study area in year 2020. The average tourist

occupancy is expected to be 60%. The tourists will spend more

than 4 million tourist nights in the study area with 4.5 days as an

average time of stay. Considering an average expenditure of SR

300 per day the tourists will spend 1,307,976,000 by the target

year.

According to the existing condition analysis and the tourists

preference survey, the study proposed a new Tourist City in the

main attraction area. The city will provide the accommodation and

other tourists facilities. The distribution of the tourists

accommodation resulted in setting 40% of the beds in the coastal

area and 60% in the urban areas. The new tourists city will include

furnished apartments and hotels of different categories and sizes.

139

The transportation network proposed to be developed to provide

convenient commuting between the new city and the existing

urban areas.

In order to assure the success of the plan and support the tourism

development, the promotion of other tourism services should be

considered. Accommodation constitutes a major part of tourism

development but it can not be detached from the other services.

The enhancement in occupancy of tourists accommodation

depends on the number of tourists attracted to the tourism place,

which urges expediting the development process of the main

attraction in Al-Dammam metropolitan. Shopping and recreation

facilities should be studied and guided to attract more tourists and

stretch their duration of stay. The coordination between the private

and public agencies has a direct influence, and should be

expanded to provide affordable and enjoyable tour packages for

tourists. In addition, the publicity of the area should be promoted

by thorough advertisement.

Information about the metropolitan should be provided in the form

of comprehensive guide maps and books, clear road signs,

utilization of the contemporary information technology to familiarize

the tourists about the metropolitan and the services available for

them. Development of innovative tourists packages and programs

for different levels of affordability is urgently required. Finally, the

private and public agencies should recognize the importance of the

information about the tourists and tourism activities. They should

implement systems to provide statistical and physical information

in their areas of work in tourism for researchers, academic,

governmental or business purposes.

145

141

Appendices

142

Appendix I Socio-economic Questionnaire

DEAR TOURIST:

You are welcome in Dammam Metropolitan,

along the gulf golden coastal sand.

I would like to take few minutes of your time in filling this questionnaire,

This questionnaire is aiming to:

Understand the tourist of Dammam Metropolitan, intearms of their demands,

characteristics and point views. Among the accommodation facilities of Dammam,

and the attractiveness of the area.

This questionnaire is a part of a thesis for master degree, in College of

Architecture and Planning, KFU.

Notes for filling this questioner:

Dammam metropolitan / area, include : Al-Dammam, Al-Khubar and Al-Dhahran.

If you are residence or working in Dammam area answer what is applicable for you

and indicate that are a residence or employee in the area.

This questioner will be confidential, and will be used for the purpose the study only.

Thank you for your cooperation

Please tick √ the right Box whenever needed

1.1 What is your place of residence?

□Riyadh □Jeddah □Madinah □Qassim

□Al-Hassa □Others, Please indicate……………..

1.2 How may times have you visited Dammam area?

□ 1-2 times □ 3-5 times □ more than 5 times □ for the first time

1.3 Which transportation mode have you used?

□Private Car □Public transport □Air plan □ Train

□Taxi or Limousine □Rented Car

1.4 Place of accommodation in Dammam area?

□Hotel □Furnished Flat □House of relative or friend □ Your Owen House □Resort □Tent

□Portable house □Other, Pleas specify…………….

143

1.5 Whom do you join for tourism in Dammam?

□ Family □ Friends □ Friends and Family □ Alone.

1.6 Period of your visit to Dammam area for tourism?

□ Less than one day □ 1-2 nights □ 3-6 nights

□ 7-14 nights □ More than 14 nights

2.1 Pleas tick what applicable (more than one selection if needed)

Do you associate you visit to Dammam area with the following areas:

□Nothing □Al-Qatife □ Al-Jubail □Al-Hassa □Bahrain

□Others please specify: …………, …………, and………..….

2.2 Please indicate the areas or sites attracted (or will attract) you within Dammam Area (Al-Dammam,

Al-Khubar and Al-Dhahran):

1………….….…. 2…………. ….….3…………..….…. 4……….……………

5….……….….….6……..…….….…. 7………….….…. 8…………. ……….. 9………….….….

10…………….…. 11…………. ……12………….….….

2.2 Please tick the applicable evaluation column in front of each statement

You prefer traveling to Dammam area because of:

No

.

Reason

Ag

ree

Mo

st

Pro

bab

ly

Dis

agre

e

1 Coastal areas for picnicking and beach

2 Cornish area

3 Shopping facilities

4 Recreational facilities

5 Accommodation facilities

6 As passing through to some GCC countries

7 You have lived, you have friends or relatives there

8 You have heard about it and like to see it

9 Resorts along the Gulf cost

10 Enjoyable tour for less than one week

A N Y O T H E R S , P L E A S I N D I C A T E 11

12

2.4 Would you pleas indicate any unique feature or characteristics of Dammam area, which look

different from other areas in the kingdom?

1……………………………….…… 2.…………………………..……………

3……………………………….…… 4.…………………………..……………

5……………………………….…… 6.…………………………..……………

144

3.1 In which of the following accommodation you like in Dammam?

□Hotel □Fruited Flat □House of relative or friend □ Your Owen House □Coastal Resort

(Tourist Village) □Tent □Portable House

□ Your trip was one day only. □Others, Pleas specify.…………….

3.2 Which of the flowing locations do you prefer for accommodation?

□City center □Around the city □Near to the recreation areas □ Near to the Air port □Near

to the coasts □Others. , Pleas indicate………………….

3.3 Preferred Visiting time to Dammam area for tourism:

□Weekends □Winter Season □Summer Season □ Spring Season □Fall Season

4.1 How much do you spend per night in Dammam for accommodation?

□ Less tan 100 □ 101-200 □ 201-300 □ 301-400 □ 401-500 □ 501-600

□ 601-800 □ 801-1000 □ More than 1000.

4.2 How much do you spend per night in Dammam for food?

□ Less tan 100 □ 101-200 □ 201-300 □ 301-400 □ 401-500 □ 501-600

□ 601-800 □ 801-1000 □ More than 1000.

4.3 How much do you spend per night in Dammam for Recreation?

□ Less tan 50 □ 51-100 □ 101-150 □ 151-200 □ 251-300

□ 301-3501 □ 351-400 □ 451-500 □ More than 500.

4.4 How much do you spend per night in Dammam for Transportation?

□ Less tan 100 □ 101-200 □ 201-300 □ 301-400 □ 401-500 □ 501-600

□ 601-800 □ 801-1000 □ More than 1000.

4.5 How much do you spend per night in Dammam for Shopping?

□ Less tan 100 □ 101-200 □ 201-300 □ 301-400 □ 401-500 □ 501-600 □

601-800 □ 801-1000 □ More than 1000.

Pleas select the applicable personal information

5.1 Nationality: □ Saudi □ Non Saudi, Please Specify ………….

5.2 Age: □15-19 □20-29 □30-39 □40-49 □50-59 □60 or more

5.3 Sex: □ Male □ Female

5.4 Marital Status: □Married □Not Married ( Please skip question 5.5)

140

5.5 If you are married do you have children:

Pleas file following table, by identifying how many in each category

Age

Six

Less than 1 1-5 5-12 12-18 18-25 25+

Male

Female

5.6 What is you job? □ School Student □ College or institute student

□ Government Employee □ Private Employee

□ Business Man □ Retired □ Unemployed

5.7 What is your level of education?

□ Elementary. □ Intermediate □ Secondary school

□ Institute Graduate □ College Graduate □ Higher Studies.

5.8 What is your monthly income in S.R.?

□ Less than 2000. □ 2001-4000 □ 4001-6000

□ 6001-8000 □ 10,001-12,000 □ 12,001-14,000

□ More than 14,000 □ I don’t have personal income.

5.9 How many days is your annual vacation?

□Less than 30 days □30 days. □31-45 days

□45-60 days □More than 60 days

Should you like add any comments, Please use the following page:

Please, use this space for any comments:

……………………………………………………………………………………………………………

……………………………………………………………………………………………………………

Thanks for your Cooperation

146

Appendix II: World Tourism Association Hotels Standards

Table 4.4.2. WTO minimum hotel standards

Physical requirements 1 star 2 star 3 star 4 star 5 star

Size Minimum of 10 letting bedrooms

Entrance The hotel must have its own independent Hotel restaurants must have their own external as well as internal entrance

entrances. Separate service entrance

Staircases To comply with legal requirements Separate service staircase

Construction Architecture, design, furniture and decoration should reflect the local style with the degree of sophistication increasing with category

Furniture, fittings and

equipment

Moderate cost construction, simple, durable

equipment and furniture of standard design

Medium cost construction

materials and fittings.

Custom made furniture

High cost construction

and fittings, Custom

made equipment and

furniture.

Top cost construction,

equipment and furniture

Individualised decor

Emergency power supply

Emergency light sources

Stand by generator to

supply basic lighting

lighting and power up to

24 hrs

Stand by generator to supply energy for lighting, lifts,

water treatment, cooking and

refrigeration, and heating

Heating and cooling Heating or fan

cooling when necessary

+ central heating and

comfort cooling

seasonally available

+ individual heat control

in bedrooms Temperature

maintained between 18

and 250C

+ individual air conditioning control in all rooms.

High quality equipment with very low noise emission

Lift(s) available to match

room capacity

Where more than three

upper floors

When more than two upper floors When more than one upper floor

Service lift Separate from main guest lift

In room communication Call bell Internal only

Telephone

Telephone available on

request

Telephone connected

through hotel

switchboard

Direct dial telephone to

other rooms and for

national calls

Direct dial telephones for

national and international

calls. Telephone in

bathroom.

One externally connected telephone per floor.

147

Table 4.4.2. WTO minimum hotel standards (continued)

Physical requirements 1 star 2 star 3 star 4 star 5 star

Public telephones Telephone available

through reception

Telephone booth in the lobby

Soundproof booth in lobby with national international

connections, Telephone available near all public

rooms

Bedrooms

Size Adequate for free movement, comfort and safety. Minimum area in square metres (excluding bathroom and lobby)::

Single 8 8 10 12 13

Double 10 10 12 14 16

Triple 12 12 14 16 19

Suites Some suites available or

connecting rooms to

make temporary suites.

Independent suites of

various types and connecting rooms

Single bed minimum size 1900 mm x 80Omm 2000 mm x 800mm

Linen/towels Bed linen changed with each new occupant

Bed linen changed twice a week

Towels changed with each new occupant and daily

Bed linen changed daily.

Room cleaning Daily Additional room cleaning

on request up to 12.00 pm

24 hour additional room

cleaning

Storage Closet or wardrobe with hangers plus shelves or chest of drawers. Increasing in sophistication

Seating Minimum of one chair per person Minimum of one armchair per person

Tables One bedside table per guest

Table in room

Writing/dressing

table

Writing / dressing table with drawers

Lighting Natural light through windows during the day. Artificial light at night adequate for reading. Calling light with switches at entrance and

bedside. One bedside lamp per person Reading lamp at armchair/writing table

Floor covering Suitably tiled or covered floors with bedside rugs or carpets where appropriate Wall to wall carpets or high quality flooring and floor

coverings

In-room entertainment Radio / central music system controlled by the guest

148

TV available Colour TV Colour TV with video channel

Other room facilities Window coverings to provide privacy and exclude light High quality furnishings

Waste basket. Ashtray (it not non-smoking). At least one water . glass per person. Written information on hotel services and procedures

provided in one other language.

Written information on hotel services and procedures provided in two other

languages. Do-not-disturb sign Fire safety instructions Local regulations may require display of tarrif Luggage rack Mirror other than in bathroom or at washbasin Plus full length mirror Stationery Mini fridge / mini bar Soundproofing Tolerable for day and night

stay Good to tolerable High standard soundproofing

Door Lockable with individual keys or other means. Easily identifiable from outside. Internal security fastening Bathrooms Availability Wash-basin with mirror,

light, shelf towels, soap

and electric socket

marked with voltage

+ at least 25% of rooms

with private bathrooms

All rooms have Private bathrooms Spacious bathrooms

Separate toilet.

Size Adequate for tree, comfortable and safe movement

Standard facilities Natural or induced ventilation providing at least 3 air changes/hr

Hot and cold running water. Colour coded. Thermostatically controlled Chilled drinking water

Wash-basin with mirror, light, shelf, towels, soap and electric socket marked with voltage

Water closet with toilet paper. Waste bin

Shower cabinet or bath with showerhead and curtain or screen Bath with shower-head

minimum 1600 mm long

Bagth with showerhead

minimum 1600 mm long.

Separate shower cubicle. Minimum of one hand and one bath towel per guest

Bath mals Shampoo provided Shampoo and other

toiletries provided Cabinet for personal effects

Hairdryer, telephone

Physical requirements 1 star 2 star 3 star 4 star 5 star

149

Shared bathrooms (minimum) One bathroom per five bedrooms sharing Two on each

floor (one for each sex) Equipped with shower cubicle

or bath tub, washbasin, mirror, we (unless separate)

and standard facilities

Shared Water closets

(minimum)

One WC per five bedrooms sharing Two on each floor

(one for each sex) with washbasins and standard

facilities.

Public areas

Public toilets Separate for each sex. Normally each should have a minimum of two water closets with toilet paper, washbasins with hot and cold running

water, mirror, soap, towels or hand drier and waste bin. Separate cubicle for the disabled equipped with appropriate fittings, Suitably sited

near public areas with interiors screened from view. Ventilation with at least 3 air changes / hr

Corridors Well lit 24 hours a day by natural and/or artificial light. Adequately ventilated. Free from obstacles or hazards. Suitably signposted with

emergency exits already indicated

Carpets, wall to wall carpeting or special floor finishes

Reception area Seating and appropriate furniture commensurate to hotel capacity. Well lit.

Coffee and / or writing tables. Carpets, wall to wall carpeting or special floor

finishes, Plants, Music / PA system.

Parking Free access by car. Some reserved parking space. Parking space reserved

for average number of

car-using guests

Exclusive parking or

garage to accommodate

all hotel guests and casual

visitors. 24 hr security

As four star plus basic

care servicing available

Green area Some garden area or

terrace with plants

Green area for guest use

such as terrace with

plants, roof garden, patio

or adjoining gardens

105

Food and beverage, leisure and recreation facilities

Lounge Area with lounge seating,

music and / or television

services. May also be

used for breakfast and

reception of guests.

Lounge area or sitting

room with music and

television services,

newspapers and / or

magazines.

Lounge area or sitting

room as before seating at

least one-third of hotel

bed capacity in

combination with

reception area.

Choice of lounge(s) or

sitting room(s) as before,

plus service of drinks and

refreshments

Choice of lounge(s) or

sitting room(s) as before

with 24 hour lounge

service

Breakfast As above or by service

to rooms.

Provided in hotel or

facilities in immediate

proximity

Restaurant(s) provided within hotel with adequate seating capacity for breakfast

arid other meals

Breakfast served 7.00 am to 10.00 am 7:00 am to 11:00 am

Room service The option of self-catering facilities may be provided

Breakfast served in rooms where no Limited room service may

breakfast area available be offered

Breakfast services

including newspaper. 24

hour beverage and light

rneal service

24 hour full meal and

beverage services.

Restaurant Restaurant or

cafeteria where

meals are served

at lunch time and

evening or in immediate

proximity to appropriate

independent facilities.

Restaurant or coffee shop

where meals are served at

lunchtime and evening.

Seating not less than half

of hotel bed capacity

Main restaurant or choice of restaurants serving a

variety of meals

Private dining or function rooms available.

Total seating not less than hotel bed capacity

High quality food Highest standards of

and beverage cuisine and services

services

Conference facilities Meeting and conferc rice, rooms with appropriate

conference facilities

Cloakroom Cloakroom and toilet;

near public rooms

Entertainment Music and public acIdress system.

Night club, dancing area or discotheque available in

hotel or near proximity

Recreation Sauna or swimming pool or

health club or a

combination

Sauna, gymnasium / health

club, health club,

swimming pool /jetpool

101

WTO minimum hotel standards (continued)

Physical requirements 1 star 2 star 3 star 4 star 5 star

Hairdresser Hairdresser/beauty studio

Services

Reception services

Reception desk manned throughout the

day. Night bell

Guest luggage handling on request.

Permanent reception service. 24 hour check-in

Hall porters, luggage handling and doorman

Paging service / public address system.

Medical services Emergency medical / first aid service First aid room

Cashiers services Safety deposit Individual safety deposit

boxes.

Credit cards accepted

Currency exchange

service

24 hour currency exchange service

Laundry services Laundry only Laundry and dry cleaning Express laundry including washing, ironing and dry

cleaning.

Postal services Service to include mail delivery and dispatch and sale of postage stamps and stationery

Dispatch of telex or

telefax

Dispatch and receipt of telex and telefax

Tourist and travel services Local maps available on

request.

Tourist information Tourist information

available at reception. Service at reception.

Booking tickets for local entertainment

and cultural events.

Travel agency / tourism service (tourist information,

excursions, guiding, insurance, etc.)

Ticketing and booking service for transport, hotels,

entertainment and cultural events.

Tourist and travel services Taxi on call Taxi service Taxi and rent-a-car

service

Hotel rainibus available if

isolated location.

Free hotel vehicle if

isolated location.

Retail services Sale of newspapers, books, postcards, tobacco and photographic supplies.

Sale of cosmetics and

souvenirs

Sale of cosmetics,

souvenirs and flowers

102

Language services Adequate knowledge by reception staff of one key

international language

Working knowledge of

two key international

languages by customer

contact staff.

Good knowledge of two

key international

languages by customer

contact staff.

Good knowledge of two

key international

languages by

management positions

and very good knowledge

of three such languages

by customer contact staff

Conditions Buildings, grounds, equipment, fittings and furniture maintained in clean, safe and sound condition, in good working order and free from

defects which could impair use

Public and guest areas cleaned at least daily, maintained in good decorative order

and provided with clean furnishings in good sound condition. Attention given to

defects with minimum of delay

Exceptionally clean and in excellent decorative order

and condition. Rapid response to any matter requiring

attention

Full compliance with legal and licensing standards in respect of fire, means of escape and other safety precautions, hygiene, conditions for

places of work and habitation, hotel insurance and other stipulated requirements

Notes General requirements which apply to all hotels

Column requirements apply to hotels of the grade indicated above

103

Researcher BIO-DATA Personal Information:

Name: Talal Abdullah Nwaisre Al-Harigi

Date of Birth: December, 1970

Place of Birth: Al-Uola ( Al-Madinah Region)

Marital Status: Married

Education:

1991-1996

King Faisal University, College of Architecture and Planning,

Department of Urban and Regional Planning,

Bachelor of Urban and Regional Planning.

Working Experience:

Since December, 1996

Aramco, Saudi Aramco Medical Organization Services, Medical

Plant Services Division, Medical Plant Management Group.

Medical Facilities Planning Engineer:

Preparation of short and long term space utilization plans.

Designing and Co-ordinating Renovation Projects.

Supervising the Medical District Traffic Studies.

104

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1994.

5. Tejarat Al-Riyadh Magazine, Domestic Tourism between

Reality & Hopes, Issue 396, September, 1995.

6. World Tourism Organization Web Page, April 29, 1998

7. World Tourism Organization, Frequently Asked

Questions, http://www.world-tourism.org/faq/faq.htm, 24/4/98

6:09 p.m.

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Tourism Planning, Elsevier Science Publishers, Holland

1993,

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13. Transport and Communication Magazine, Second issue,

November 1998 .

100

14. Al-Hajry Ferial M, the Economical Development in the

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16. Ministry of Planning, Statistical Year Book thirty second

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18. Ministry of Commerce, Dammam Department,

Septembers 1998.

19. Al-Yaum Newspaper, Issue 9287, November 18, 1998.

20. Department of Planning, MOMRA, 1998 Unpublished

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