Page 1 HOTELS & RESORTS Planning, Design and Refurbishment FRED LAWSON Page 2 ...

181 Pages·2015·51.65 MB·English

HOTELS & RESOR

Pi Design and Refurbishn
Design and Development Guides

Hotels and Resorts
Hotels and Resorts

Planning, Design and Refurbishment

Fred R. Lawson, use, pnd, CEng, Eur ing

AMSTERDAM BOSTON HEIDELBERG LONDON NEWYORK oxpoRD [ll

PARIS SANDIEGO SANFRANCISCO SINGAPORE SYDNEY TOKYO
‘Assist essa pra avi
Cima Howe, corca fin Orord OR? HEP UK.
Se erp su erate 0, RA

Ieper 7,1, me, 205 208 208,

Compt © 1955, Fe Lawson Pb y lr Lit A iis rad

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Contents

Price
1 Profile of hotel industry

LA Seale of hotel provision
12. Hotel exegories

13. Ownership and operation
18 ves

2 Hotel characteristics

Gity centre and downtown hotels
Budget notes

Recort development

Boch rec

Maciuss
‘Health tesors and spas
Ral resorts and eatntsy hotels
‘Mouincain esos

‘Themed resarss

Allaute hotels

Condominium, time share an
reddestal developmenss

3 Organization and marketing

32 Developers’ apeucie: oraaiaation

42 Consultancy requitemests

23° Marker eassificaion and
harnctersties

4 Mat

4 Fatty programming and cost,

analysis
42. Factors alecting pace

#88 o

ee9asess S

a

mr
SL

6

feasibility studies: procedure 199

aa

Space ansiys's
Cepia ents

Building plans

Site developments

‘Operations! considerations
nl slang

ing stacrures

Noise eaxtral

Safety requirements

Secarity

Hotel entrances, lobbles and
elreulations

Frtranoe

Lah or reception hal!

Front dot ane front office
Goskroors and toilets
Gaculation and trunspertation

Guestrooms and suites
Planning asd éesign
‘Room dimensions
Furniture and furnishings
Servicing ef rooms

Pubile feclitles
Extent of provisions

ocd serve outlets
[Lounges and bars
Conference, baigueting end
Tunetion soos
antente

as

101
102
103

Lsiven sn recreation taciliies
eral retention trea

Backothouse operational
areas.

Goods entra
Employee feiities
Food preparation and storege
Laundry ard neusckeey ng
Engineering

Environmental standards:
technical Instatations
Covernge

<opplcs andre
Ekecuical vervices: a

268
m

2s

104

air-conditioning

105 Telscommuniessions and soune
system

106 Computerized operating systems

11 Maintonance and
refurbishment
111 Financial aspects
112 Maintenance work
115 Plasned main-snance
1g Adevimsration
ALS. Major refurbiiments
116 Conversions

Selected bibiograpiy
Inder

oo)

2m
313

318
35
316
317
319
3m
a7

3

Preface

With, increwing opportunities fox Beisure
coupled wil (ecological advasces in tenszor:
find comisunication, the last thiry years has
Swineseed a ast growth in rel ind tour. A
the sam time, there hac heen widening divers
fiesion in cegommodation, from sxotie resorts
and complex ety hoils to budget priced units,
cach planned to se-ve specie markets
Changing eovsumic Growmstanves ave alo
Trough abou: thei ow impacts with eyeical
petiods of escalating investment cffen fellowed
bry dienes of roe

“This is the third of my hooks om hotel
plonning and cesign vaiten over thowe years
‘The fir could cite relatively fow casos of new
projee's while, in this present version, it as
bees difficult to choose betwee so many
‘outs:anding devslopmen's Throughout the nw
test, emphasis hes been given to eardensing
infarmation #8 esrveniomt anirce of reference
although ft must be stress that exch project
involves individual consideration and factual
euais areintded nly 5gden pretm-

‘Cateism is offen levied thet hotels and
toursm developmen: cau desivoy she attrac
tenses oF a senate location. Tis must he
balaseed against the extensive economic
benetits derived from turism: eerfuly sited
‘evelopment can provide the means fer finane
‘ng conservation; hotels are oes, formed out of
restoved Wistorie buildings ard are used 36

catalysts in attracting reinvestment into
‘depressed rez and rural s7eas Mindfal of the
heed to constantly attract diseriinating
‘isto, most design eatefllycespons to thoit
environmental settings Whether this sto blend
{nto the landscape orto make s éramatiestate-
‘mon: in othorwise bland vurcouncings. Equally
importa, tore. Usa anes building, hotels
a esoris provide for continual maintenance
fd ltecyce refurbshosent,

‘Tee eopilation af Hooke of this nature
eqites the cooperation of me) specials and
Tam extremely gratstil or the generous ielp
‘provided by numerous Chairmen and Direstors
‘Of bots companics, dit ahiteis, designers
Stud consultants. The examples ilustrate the
work of many of ‘the leading internesonal
Scecaists inthis Feld, but exit i also due to
theee responsible for directing and soordinating
‘developateny, ike Patrik Brown of Aceor (UK)
Ltd, Diane Dumsshie of Seovs Hotels, Eres
Oretti af Swallow Hotes, Mis Olga Polzai of
Rous, Ken Salor of Hiltou Inteuatical,
Maleshin Tanner of Hyatt lntersationz|, Jem
Logie end many others omutted only by lack of
space. Ihe valable roles of the World Tourism
Orgariration and Tsterations! Hotel
[Astocnton mus sn he aeknowiedged.

Not least, ! must express my gretiuce to my
wile for har long forbearance and. to Sue
‘itesing for seoratril help

Fred Lawson
1
Profile of hotel

industry

41 Seale of hotel provision

1.1 rtygnese or development
The. siewossil development of hotels and
toute fae tes eepeds'on many factors, which
an be grouped generally nde five headings:

+ Markeing xa ‘increasing and unsatisfied
demand for accomodation stemming from
te tousism, reeceation and Busines ate.
ions ot a Incl

+ Beonamres the state of the economy and
Financia ‘nducsments or constraints Mich
‘ay favour or reset investment

= Location avacability of appropriate sites
with adequore ifrascucroral services and
‘opportunities fer development.

+ Enterprise covet interorcation of require
‘ments acd enitepresewtial o.wanizatvn of
the necesary tuance and expe.tise. (9
‘suoesssfally plement project

‘+ Planning and design careful planning. and
esign of facliles to eronte am attactive
hotel hich will sadly the marketing,
‘uwetiozal and finanelal eter,

hese aspects, toxether with the need for
Izintenance and refurbishinent, ate examines
in [esr chapters of this book.

1.1.2 Typos of nacmmearion sac
Hotels are not the only iypes of aevommodstion
sed by. tourists. travelers amd. lewpurary
vines. In Eumpe some 75 per cost of all
omiewie toni ~ people traveling or takin
‘oeations in their own countres = stay with

friends and teases, use exmp or caravan sites
for rent neuses ead apartments. In say tesort
runs F hgh propertio: of visions own recor
homes candomini=y or tme-shaved p-opatlies

‘Business traveler end foreign fours repte-
sent a significant part of motel usage ae alla
leated 5y the setts for the Unter Kingtom
uae 1).

‘The distinction between terviced heteks and
seated accommodation is ineressingly blurred,
Tn many bucget Hotel sad lodges le relate
Tint is operated incepencentlv hom the aes
modation: Rael-garms and Sed and breaktast
‘establishments restrt mca sexvice and mast
esos offer the option of scleatering. or

‘The Would Tousism Oxganizaton groups
accomscdation ilo twe mal :ategores

+ fotos snd siiar establishes
© supplementary acenmiedation’ incuding
Tented houses, apartments, camping and

cearavan sites” hostels and “comvi escent
homes
11.3 einons and sta dards atl

Im most countries a hovel is defined se « public
‘statlishvent offering travers and tepraty
Visitor, against payment, two. basic services
secommodat on and mek

“The precise definition of whet enratiates a
‘ote and eonditons for otal regiscation and
trading are fet cut in more than ons hundred
Sassifeadion systers wordwide operated by
povernssental or fepreseutaiv= agecies
-Frofio oF hei ncusy

es gene wemigegee SO Semin
ASO \ INA
ee | 7
*
Saag sinters

Figure 1.1 UK dome turists 1992, (a Viste oy purpoce: 2) nooemmedation used, (Sure: BTA,

ETS)

National ystes 0: elasifenion vary beth in
the rang® of eatzgnres and abel vf Gexigna
tion (letters, figures, stars, crowns snd olher
symbols) and may bi compulsocy or voluntary
(Gee section 1.5)

reunstasees Uf hotel operation also vary
reser: hoteis may be operated unde essay
cemtriet to one or more ii opefators: they
may resi food sevice iy rexenls and
femain open only during the boliday sess
Howls muy also inede many diferent sper
of aecommcdation: guestrooms, suites, sell
‘altering unis and supplementary spacimeats
sing the hote! services,

Morais, moter neeis eid mtr court
Mocel acsommoation is located tind sang
lo serve the perticilar needs of the motorist
Acaveller and ranges trors the suaple eoust or
Joke fo mre elaborate motor hotels offering
ceriensve couerenes aad hanqueting lecliies
In most counities els are ranks with hotel
sceamrmedation aud are sujee: 9 tre
sandacd Specie legislation has bees inte
duced for motel runrements iz six exuntres
For exampl 08
‘aleyories clesiied by Incation, stedarde of
rooms and Gitings and eictive amesiticn

Motel faites in T
of a ervice statin,

1 require the provision

apving hoes, ues hos, orson, pomon
Pee

$B eat sonrmattion ea ns

uot dorststype propery wich nn

shared with the resident family. Facilities ead
tals te limite to we by resent guess
Stancores ina nuuiver of eosnities ae subj
{o eolaion Sophitiated lies for pape
Ren ry he prone sty id

Bed ara bresktet aacommadaton, hoblegrrie
Premibes offering boc and breakfast seivies
e

propetties. Services are generally limites! and
‘ma2y premives operate cy dirng the tonst,

11.4 Mums of rosms: estilo and concos

Worldwide there were some 11 312.000 rooms
fp hotels and similar establishes im 1991, an
‘cerewe of 304 per cent in the ten yeas ftom
1961 (Figure 2.2)

Figure 1.2 Number of roma in hotel and simlar
‘ctablehmonte vould, (Source: Wo'd Tours
‘iuanaaton, Yearbocks ane Compeneiums cf
Tous Sates 13ST TAS)

a

Figure 1.3 Heto rcems per 1000 rapulaten
‘891. (Based cn Word Tourer Organization
-Saisies avd olvr scr)

“The ratio of bedshotel cooms averaged 18.
1s devsloping towrst areas, the number of bes
spaces fsa more useful pce for the overall
outst populesion ders, end includes arhor
types of uosommods:ion (rented aparimen:s
wills Gaping silence}

Prot cf hail aust

‘at! raom aonates snd race
‘The mumber of lls) roous ia wompasison \e
the poy lation ofa couutey i an indicson of
the level of investment in intemazional an
ddomesic toursm (Higure 1-3) “Trends in
tour semand and hotel rom densities
fi inietion of petemtal for investment Ee
‘sof hotel saturation fn county

14.5 Supplementary eecemmedation

Supolemensary accommodation ranges from:
temacrary camoing and caravan ses to feats
find owned properties

‘oto vgs
Holcay willagee se ones of accommodation
uly panmed av selleontainedresorx wi
fsletnve pnts fr spot at eseaion
ian attactve nalual oy created setng. The
accommedation i typically in me sal
Serie ite cusered arn rereations
focuses or deperscd in landvesped. grounds
Seiteatering of serviced. 0
shois ofreisursms are normally oe
2 high ratio of amily unit, each: providing
Conver’ fiving soon, becroont}, bath
Shower :o0c3 and itezen

‘Conieres hha vllges (nliday exe,
ame and ce) aes isaly lrg (60 120
for more ed eczoely) wok © densiy of about
55 1 edenecae 4 heir). Deen
eaphask may be given vo sport aid contact
Weis natu (Clu Médias, Clb
‘Rotinon} te enclosed suivopial sue oocls
(Center ates) or emetainmest atrsccons
(Guttss, Pons) é

Specie eauaions may try. a8 in Spin
wee hldeyvilages sre eid In thes
Categories acoordig to the ameniee and
ferviees provided. In Frines. regulary
Sandals apply to commer bday vlan
4d lo sual holiday ceates lke thse ofthe
‘Assceeton Miler Vacances Fame (VV)

Vilage sie feeemmedation fy isa
sen ine neg eet ah mar
developrnent in pavilion stele and a PA 3!
recor hotel complenes
Profi of hotel hci

Figure 14 Ls Pvowue Hote, Mourus Ths hoday vila

thathod to's arges in cured toe
Assucats

870 Me savour a luge concl Dulin, «hic

(ua! bode units bu stove with

condemns
Condosium develoment iavlves jin
ovmeisip ot a eorcios The condo um
Syms pulses has fal ens tu
{Grescoor, sit parimeny, wile) wis aso
Soreg i e com fhe ee
Gores. Tre latter usualy inlsco peoert
tase maimtenesce of premes uptere ot
sounds ronds and serena fale an
the provion of serves sch usec
Imecayeuteat an ering

The condom ha many advantages over
simply eased propery emang toe estate
Ene evens escationa aires whe

she tothe comple, Morangs re Bret

aly aati wi tax Gents af proce
Samcnip, tad capil inetd 6a! wpe
"ingles, ayn pie een

Condorsintme tre lten xed In mt pe
sehopmans 9 ene cpa and oon
Sscomeuaion Backup for oes ol ad
Sovenioa came prjces. Yanvus scene
inv teen deve (0 8he> apport r
Invesrent inline normale
ener ne ed eunbie or ate

ing ad property caange ranges

“umm 0? pcs ad su ange
went fer saagemen! and owe repent
ion ave idly arabe and may be cs to
\egiaton ur Coder ox neice

dniveue vila, gars, sites, etanes
‘uc of tke rece isvesneat sets baw
teen in pavtely Tuite las and apa
ihents for ounce cezupation cad ety
{Ean allocation, nana Ins and erie 82
titen svalehe for appreprnte devclopm=nt
Schih wil commute to expe css cf resort
Jase anc publ amosies Tn many
European counts, nowbly Fanos, ere are
incentives for conversion of redundant fora
Uwuitings and eotages (Gites) to provide sell
aleing ours secomodation

"Residential acvomaedation fs subject t she
gencal lnw cating hows. and pbc
Health Seis eps aion for renal apartments
has been Inxodused in several etnies
Regulations gesrally aver such agpec as “be
sapeci, fiture, fing. amnite,sevisee
fd sania and salud esieston
Das on locaton, se al Tunis

“ndidoal mvestment in rooms and sites
ryay alo bo aosided in spartsetel and marina
{tevelopment

The. dimand for s2oosé rosdsness foe
weekends, holays Teng and retirement: has
Jed sstemvecomvenon of tadions! prope
‘is (coliuen, aa bung mils) elas
age Scale veal este developmen ates of
‘emis climate stteseon es an Flot, te
Medierrmexn ana Fare Alps)

mart contses ean ace Aovelogment
is provide though Towa and Country Pans
legislation, In addon, postive stepe must te
ikea to reduce te envroamental pact and
sur am sleclive est sage. (S08 Tosa
fh Recteevin Futiien)

2 the World Tourism Organization
(WTO) - previous the Internations: Union of
Office! Tourism Cryanizations TUOTO) — has
sought to develop 4 universally accepted hotel
lng system. Similar oroposais ave been
fonusrad by. the International Hote
‘Association (THA). The Confederation of
Nisional Hotel end Restaurant Associations
(HOTREC) of the European Union hes

Proto cf note es

devised an alismstive system usice symbols co
represeut the fulities witxoun easifiesion
Ti 1993 there were over 100 claxifcation
systems in opera, the majority baved on ths
WU tedel but customized to Sut lve ex
Aion
fms fall broly into tw gris

1 Offetal eessfcations Standanés set_by
‘governments! apenes ~ususlly the Ministry
‘of Tourist or Regiocal Tourist Bosra
ther se ompulory requirement for
Sration ox licensing oF asa Youary scheme

2 rlependent ratings Motels insaected and
asscaaes hy actaiatons (sich a8 hots. or
faulomotile avocittnns) oe enmmerei
bodies (Mobil ard Mics Trave! Gide).

17 Senos and Imiatons

Grading of accommcdation offers a auimber of
advactiges’ the publshec ratings provice
channels fr tee promotion, give guidance on
‘he faites, snd venssuranes: that stands will,
‘root excevictiona Greding alo sets sande
and incentives for improvement of quality and
‘ontributes towards an image of rola ity fora
estiation.

illculties eas arise im introducing ox change
ing # system where thers ie a age sock of
sisting Motels Some schemes allow macifed O°
‘compensatory standards for existing premises
tnd chers ekcluds traditions! forme: 5° gucst-
howe (sue as che Ryokan in Japan).

(Other considerations include:

1 Loco ifrastruczurs~ fundannentalrequie
‘mens suc. as pure water suppl, setation,
which are generaly assured,

to be specie’ ir developing

2 Overall quaity some properties, whilst
Tecking “certain amenities may have
fulstanding festures (hatory, Ivcaton,
Sharavles). Sous schemes axe based on
points awarded

foetal basen ehemes consider tangible
factors (spree. Tolliies amenities, services
Proto t hte ieuery

{b¢i) 98cton AnK of ohaoxe

(6) Fins conte

Figure 1.5 Tarte! Sergun Resor Vitege, Tukey
Lotated or tha soge ste aergun oes, am
‘for an ati! argent ang § minutes om
the encio-t eyo” Side, Tue! Segur is dvsonad
fs asaconaned resort

“Tet wa 268 stad oma, 14 cup ane 2
suis sola 0-738 bad ard ork pute
butengs set wen 27-2 bectare 118 axe) ocd
‘ho. Eacs tandetdrozm haa mptebalony.
We, sto. and a oonctonng and te
rooms are grouced nto sal spread helt
rd inacks ameage the malice weet Fa
‘miming pocke poids focusce af rarest and
inewle poolbars ard a lancecaped Se mang
store

"Tha putts iacaies are mat“ croupad into a
lange corral comclox wih 2 "ctcurana, 30
shooping eet, awaul pater, corferenca hall,
‘TW "sam ane tines sens. There i 2nou'door
‘oars ans aces. # wens cours ard wterepsts
jue & 300 rong, e2ndy beach

‘Da park, recepon eed sonics bu Alas sew
‘tes at "a ertanne stein ste on “ha #88

Seating czpacoe: Rosary, 750; 3 bara,
{etal 880, ubeo 150.

Deeper, ames: Tutel Tuizm kerk AS.

Prot 2 hore) ey

(e) Yew ot ehaet
Praffoof Neen

} Sea ates eutans
2 ite

@) Sito alan

(©) Plans of coma! tectes bul-a
(Sects

8

Prof of hte duty

() anc contra cis beg
fm) Envanes, rocrpian ans zhepping Ive!

Figure 1.8 Evoracor, Phsvole Kemer

Froseled by tee-covered meuria's ween :Ws rocky ovie-2ps jatng inte th Mitoranea, this now

‘lage rose hea heen planed ound Yvan ma" 268

+ lint sient arse ct inch! anc traced houeee nhich cocupy the quit acland
‘urroundac by ees and aarders.

+ Groped publ eesion nasi to the entrance, ear pat nie

* Oper reercatiana areas forming the rtrzono nigh extend tot boah,

tcitct: Professor Cengiz Exon