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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 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.
Citation preview
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
References:
1. Al-Khudairy A, Tourism Villages- A step toward Tourism
Planning in KSA, 1987
2. Al-Thaqafy S, Tourism Behavior and Pattern in KSA,
1996
3. Lawson and Baud, Tourism Recreation Development,
the Architectural Press Ltd. Great Britain,1977.
4. ARAC Establishment Report, Al-Madinah Al- Munawarah
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.
8. Dietvorst, Adri, New Challenge in Recreation and
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