Hotels and Resorts: Planning, Design and Refurbishment

344 Pages·2016·206 MB·English

by  Lawson Fred R.

Hotelsa nd Resorts
'
PlanningD, esigna nd Refurbishment
Ficd R. Lawson, MScp, hDc, EngE, urI ng
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Bu tterworth-Arcithe ctur e
An imorinot f Butterworth-Heinemann
Butterworth Architecture
An imprint of Butterworth-HeinemannL td
Linacre House.J ordanH ill. Oxford OX2 8DP
a member of the Reed Elsevierp lc group
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OXFORD LONDON BOSTON
MUNICH NEW DELHI SINGAPORE SYDNEY
TOKYO TORONTO WELLINGTON
First published1 995
O Fred Lawson 1995
Ali rightsr eservedN.o parto f thisp ublication
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British Library Cataloguingi n Publication Data
UNIVTRSITY
Lawson.F red
Hotels and ResortsP: lanning,D esigna nd LIBRARY
Refurbishment H,3' ?Uu'If
I. Title
728.5 HUDDERSFIELD
ISBN 0 75061 8612
Library of CongressC aialoguing in Publication Data
Lawson.F red R.
Hotels and resorts:p lanning,d esigna nd
refurbishment/FR. . Lawson
p. cm.
Includesi ndex.
ISBN 0 75067 8612
1. Hotels - Planning.2 . Resorts- Planning.3 . Hotels - Designa nd
construction4. . Resorts- Desisn and constructionI.. Title.
TX911.3.P46L39 94-26993
647.94'0684c20 CIP
Compositionb y ScribeD esign,G illingham,K ent
Printed and bound in Great Britain by Bath Press,A von
The information and statementsh erein are believedt o be reliable,b ut are not to be
construeda s a warranty or representationfo r which the author or publishersa ssume
legalr esponsibilityU. serss houldu ndertakes ufficientv erificationa nd testingt o
determinet he suitabilityf or their own particularp urposeo f any information or products
referredt o herein.
No warranty o fitnessf or any particularp urposei s made.
The appearanceo f any illustrativem ateriali s not a representationth at the ownerso f
patentso r copyrightsh ave granteda ny releaset o userso f this book.
Contents
Preface vii 4.2 Spacea nalysis l19
4.3 Capital costs t8
1 Profileo f hotel industry 1
1.1 Scale of hotel provision 1 5 Buildingp lans 13tt
1.2 Hotel categories 20
5.1 Site.d evelopments 135
1.3 Ownership and operation 30
5.2 Operationalconsiderations L4l
1.4 Inveslment 34
5.3 Internal planning t46
5.4 Buildingstruetures t75
2 Hotel characteristics 39 5.5 Noise control 183
2.7 Influenceso n design 39 5,6 Safetyrequirements 186
2.2 Mid-range:s uburbanh otels. ?q 5.7 Security r92
2.3 City centre and downtown hotelq 48
o 2.4 Budget hotels ': 62 6 Hotel entrances,l obbies and
2.5 Resort development l 67 circulations 194
2.6 Beach resort hotels 67
2.7 Marinas 78 6.1 Entrance 194
2.8 Health resortsa nd spas 79 6.2 Lobby or receptionh all 199
2.9 Rural resortsa nd country hotels 81 6.3 Front desk and front office 205
2.10 Mountainr esorts 81 6.4 Cloakroomsa nd toilets 212
2.11 Themedr esorts 85 6.5 Circulationandtransportation 213
2.12 All-suiteh otels 86 6.6 Internaltransportation 216
2.13 Condominium,t ime-sharea nd
residentiald evelopments 7 Guestroomsa nd suites 222
. 7.I Planninga nd design 222
3 Organizationa nd marketing 91
7.2 Room dimensions 225
3.1 Developers'agencies:organizatio9n7 7.3 Furniture and furnishings
LJZ
3.2 Consultancyre quirements 9I 7.4 Servicingo f rooms 238
r 3.3 Market classificationa nd
characteristics 96 I Publicf acilities 240
3.4 Market feasibility studies:p rocedure109
8.1 Extent of provisions 240
4 Facilityp rogramminga nd cost 8.2 Food serviceo utlets 240
8.3 Loungesa nd bars 247
analysis 114
8.4 Conferenceb, anquetinga nd
4.7 Factors affecting space II4 function rooms 251
Contents
8.5 Leisure and recreationf acilities 264 10.4 Heating,v entilation and
8.6 External recreationa reas 272 air-conditioning 299
10.5 Telecommunicationasn d sound
systems 309
I Back-of-houseo perational
10.6 Computerizedo peratings ystems 3I2
arcas 274
9.1 Goods entrance 274
11 Heintcnencc end
9.2 Employee facilities 274
rufurtlislmCnt 315
9.3 Food preparationa nd storage 281
9.4 Laundry and housekeeping 287 11.1 Financiala spects 315
9.5 Engineering 289 11,.2 Maintenance work 316
ll.3 Planned maintenance 317
11.4 Administration 319
10 Environmentasl tandards:
11.5 Major refurbishments 324
technicali nstallations 292
It.6 Conversions 327
10.1 Coverage 292
10.2 Water suppliesa nd drainage 293 Se l ect ed "b ib lio graph y 334
10.3 Electricals ervices 295 Index 337
VI
Preface
\\'ith increasing opportunities for leisure catalvsts in attracting reinves tment into
coupled with technological advancesi n transport depressedu rban and rural areas.\ lindful of the
lnd communication, the last thirty years has need to constantly attract discriminating
ir itnesseda vast growth in travel and tourism. At visitors,m ost designsc arefullv respond to their
:hc same time, there has been widening diversi- environmental settingsw hether this is to blend
tlcirtion in accommodation, from exotic resorts into the landscapeo r to make a dramatic state-
.rnd complex city hotels to budget priced units, ment in otherwise bland surroundings. Equalll'
crch planned to serve specific markets. important, more than most buildings, hotels
(-haneing economic circumstances have also and resorts provide for continual maintenance
:r()ught about their own impacts with cyclical and life-cycle refurbishment.
:wriods of escalating investment often followed The compilation of a book of this nature
;r Jifficultieso f recession. requires the cooperation of many specialistsa nd
This is the third of my books on hotel I am extremely grateful for the generous help
t,.inning and design written over those years. provided by numerous Chairmen and Directors
Ilc iirst could cite relatively few cases of new of hotel companies, their architects, designers
::rrjccts while, in this present version, it has and consultants. The examples illustrate the
^-.cn
difficult to choose between so many work of many of the leading international
,.;rslanding developments.T hroughout the new specialistsi n this field, but credit is also due to
:rrt. emphasis has been given to condensing those responsible for directing and coordinating
-::r)rmation as a convenients ourceo f reference development,like Patrick Brown of Accor (UK)
.-::it'rushi t must be stressedt hat each project Ltd, Diane Dumashie of Scotts Hotels. Ermes
::r!rl\cs individual consideration and factual Oretti of Swallow Hotels, Mrs Olga Poltzzi of
,i;:,iils are intended only as a guide in prelimi- Forte, Ken Sailor of Hilton International.
:-,::1 analVSiS. Malcolm Turner of Hyatt International. Jeremr'
('riticism is often levied that hotels and Logie and many others omitted onlv bv lack of
:,':ri:m development can destroy the attrac- space.T he valuable roles of the World Tourism
:-",.ncss of a sensitive location. This must be Organization and International Hotel
^..:inced
against the extensive economic Association must also be acknowledeed.
.*:ciits derived from tourism: carefully sited Not least, I must expressm v sratitude to my
.ii:rc 'lopm.nt can provide the means for financ- wife for her long forbearance and to Sue
.:d ir)nservation:h otels are often formed out of Kitching for secretarial help.
:;.itrre d historic buildinss and are used as Fred Lawson
vii
1
Profileo f hoteli ndustry
1.1 Scale of hotel provision friends and relatives,u se camp or caravan sites
or rent houses and apartments.I n manv resort
'
i Influenceosn development areas a high proportion of visitors ou'n second
homes,c ondominium or time-sharedp roperties.
I-:c successful development of hotels and
: ..;rist facilitiesd ependso n many factors,w hich Busine'sst ravellers and foreign tourists repre-
sent a significant part of hotel usage as illus-
,.:r bc' grouped generally under five headings:
trated by the statisticsf or the United Kingdom
. \lurketing an increasing and unsatisfied (Figure 1.1).
.lemand for accommodation stemming from The distinction between serviced hotels and
thc tourism, recreation and business attrac- rented accommodation is increasinglv blurred.
tions of a locality. In many budget hotels and lodges the restau-
. F,conomlcst he state of the economy and rant is operated independentlyf rom the accom-
iinancial inducements or constraints which modation; hotels-garnls and bed and breakfast
mav favour or restrict investment. establishmentsr estrict meal service and most
. Locrttion availability of appropriate sites resorts offer the option of self-catering or
rrith adequate infrastructural services and serviced rooms.
opportunities for development. The World Tourism Organization sroups
. Ertterprlse correct interpretation of require- accommodationi nto two main categories:
ments and entrepreneurial organization of
. hotels and similar establishments
the necessary finance and expertise to
. supplementary accommoclatiort inciuding
:uccessfullyi mplement a project.
. Planning and design careful planning and rented houses, apartments. carnpinc and
caravan sites, hostels and conr alescent
design of facilities to create an attractive
homes.
hotel which will satisfy the marketing,
iunctional and financial criteria.
Ihcse aspects, together with the need for 1.1.3D efinitionasn d standardsh: otels
:raintenance and refurbishment, are examined
In most countriesa 'hotel' is defineda s a public
.: later chapterso f this book.
establishmento ffering travellers and temporary
' visitors, against pavment. tu'o basic services:
i z Typeso f accommodationu sed
accommodationa nd meals.
I Iotels are not the only types of accommodation The precise definition of u'hat constitutes a
;rcd by tourists, travellers and temporary hotel and conditions for hotel registration and
r i:itors. In Europe some 75 per cent of all grading are set out in more than one hundred
.irt trteStict ourists - people travelling or taking classification systems worldwide operated by
'u.icationsi n their own countries - stay with governmental or representative agencies.
Profileo f hoteli ndustry
Rentednouses,
rooms,resons
Foreignto urists
(10.0m)
Business
Hotelse, tc.,
Visiti.ngfr iends and Stayinqw ith friends
relattvesa nd others andr elatives
(a) (b)
Figure1 .1 UKdomestitco urists1992.( a) Visitsb ypurpose(;b )i ccommodatiouns ed.( SourceB: TA,
ETB)
National systemso f classification vary both in Motel facilitiesi n Turkey require the provrsron
the range of categories and method of designa- of a services tation.
tion (letters, figures, stars, crowns and other
symbols) and may be compulsory or voluntary Boardingh ouses,g uest houses,p ension,p ension
(sees ection1 .1.6).
de famille
Circumstances of hotel operation also vary:
This type of accommodationg enerallyi nvolves
resort hotels may be operated under exclusive
the useo f domestic-typep roperty which may be
contract to one or more tour operators; they
sharedw ith the resident family. Facilitiesa nd
may restrict food service to residents and mealsa re limited to use by residentg uestsa nd
remain open only during the holiday season.
standardsin a number of countriesa re subject
Hotels may also include many different types
to regulation.S ophisticatedfa cilitiesf or paying
of accommodation: guestrooms, suites, self- guestsm ay be provided in stately housesa nd
catering units and supplementary apartments
chateaux.
using the hotel services.
Bed and breakfasta ccommodationh,o tels-garnis
Motels, motor hotels and motor courts
Premiseso ffering bed and breakfast services
Motel accommodation is located and arranged
rangef rom convertedh otelst o sharedd omestic
to serve the particular needs of the motorist
properties.S ervicesa re generally limited and
traveller and ranges from the simple court or
many premiseso perate only during the tourist
lodge to more'elaborate motor hotels offering
season.
extensive conference and banqueting facilities.
In most countries, motels are ranked with hotel
accommodation and are subject to the same
1.1.4N umberosf roomsd: istributioann dd ensities
standards. Specific legislation has been intro-
duced for motel requirements in six countries. Worldwide there were some 11 3120 00 rooms
For example, in France there are three in hotels and similar establishmentisn 1991,a n
categories classified by location, standards of increaseo f 30.4p er cent in the ten yearsf rom
rooms and fittings and collective amenities. 1981( Figure7 .2).
,rF'
Profile of hotel industry
Millionso f hotelr ooms Hotel room densrties aN ratios
Increase(1 0 years)
The number of hotel rooms in comparison to
the population of a countr-v is an indication of
10
the level of investment in international and
Europe 827c
8 domestic tourism (Figure l3). Tiends in
tourism demand and hotel room densities are
6 Asia and 145 4T an indication of potential for investment on the
Oceana risk of hotel saturation in a countn'.
Americas 36 47c
1. 1. 5 Supplementarya @mmodation
Africa and 112.57o
Middle Easl
Supplementary accommodation ranges from
1981 1986 1991
temporary camping and caravan sites to rented
Figure1 .2 Numbeor f roomsin hoteal nds imilar and owned properties.
establishmenwtso rldwide(.S ourceW: orldT ourism
OrganizationY, earbookas nd Compendiumosf Holiday villages
TourismS tatistic1s9 81- 1 993) Holiday'iillages are centres of accommodation,
usually planned as self-contained resorts, with
extensive opportunities for sport and recreation
in an attractive natural or created setting. The
accommodation is typically in multiple small-
scale units clustered around recreational
focuses or dispersed in landscaped grounds.
Self-catering or serviced options, including a
choice of restaurants, are normally offered with
a high ratio of family units, each providing a
convertible living room, bedroom(s), bath/
shower room and kitchen.
c)
6 Commercial holiday villages (holiday centres,
a
! camps and clubs) are usually large (600 to L200
c)
.!c or more bed capacity) with a density of about
f
150-200 beds/hectare (60-80 beds/acre).D esign
emphasis may be given to sport and contact
with nature (Club Mdditerran6e, Club
Robinson), to enclosed subtropical leisure pools
(Center Parcs) or entertainment attractions
Figure1 .3 Hoterl oomsp er1 000p opulation
(Butlins, Pontins).
1991(. Basedo n World.TourisOmrg anization
Specific regulations may apply, as in Spain
statisticasn do thers ources)
where holiday villages are classified into three
categories according to the amenities and
services provided. In France, regulatory
standards apply to commercial holiday villages
The ratio of beds:hotelr ooms averaged 1:93. and to social holiday centres like those of the
In developing tourist areas, the number of bed Association Villages VacancesF amilles (VVF).
spaces is a more useful guide for the overall Village style accommodation may also
tourist population density, and includes other feature in large integrated resorts and marina
types of accommodation (rented apartments, developments, in pavilion hotels and as part of
villas, camping sites, etc.). resort hotel complexes.
Profileo f hoteli ndustry
doubte room
BEO ROOM-UNITS
(a) (b)
Figure 1.4 La PirogueH otel,M auritiusThish olidayv illageu ses dual bedroomu nitsb uilti n stonew ith
thatchedr oofsa rrangedi n curvedr ows facingt he sun arounda largec entralb uilding.A rchitectsM: elick&
Associates
Condominiums ally available, with tax benefits of property
Condominium development involves joint ownership,a nd capital investedc an appreciate
ownership of a complex. The condominium with rising valueg particularly in prime locations.
owner purchases and has full benefit of a unit Condominiums are often used in multiple
(guestroom, suite, apartment, villa) while also developmentsto generatec apitala nd to provide
sharing in the costs common to the whole accommodationb ack-up for other hotel and
complex. The latter usually include property convention centre projects. Various schemes
taxes, maintenance of the premises, upkeep of have been devisedt o widen opportunitiesf or
grounds, roads and recreational facilities and investment including single,j oint or multiple
the provision of services such as security, ownership,s ale and leasebackfo r letting, time-
management and letting. sharing and property exchangea rrangements.
The condominium has many advantages over Terms of purchasea nd contractuala rrange-
simply leased property, enabling the owners to mentsf or managemenat nd owners'representa-
enjoy extensive recreational facilities which are tion are widely variable and may be subjectt o
exclusive to the complex. Mortgages are gener- legislationo r Codeso f Practice.
A