In partnership with
CITY OF EDINBURGH TOURISM ACCOMMODATION AUDIT
June 2012
TOURISM RESOURCES COMPANY Management Consultancy and Research Services
2 LA BELLE PLACE, GLASGOW G3 7LH Tel: 0141-353 1143 Email: [email protected] www.tourism-resources.co.uk Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
TABLE OF CONTENTS Section Page 1 INTRODUCTION 1 1.1 Background 1 1.2 Study Requirements / Approach and Methodology 2 1.3 Report Format 3 1.4 Study Participation Levels / Survey and Consulting Responses 4
2 ACCOMMODATION ESTABLISHMENT SUPPLY ACROSS THE CITY – AN OVERVIEW 6 2.1 Introduction 6 2.2 Establishments / Operations – Current Position 6 2.3 Changes in Supply 9 2.4 Number of Serviced Apartment and Self-Catering Units 11
3 OVERVIEW OF CURRENT SUPPLY (ROOMS AND BED SPACE CAPACITY) 14 3.1 Introduction 14 3.2 Rooms Availability / Capacity 14 3.3 Changes to Stock 17 3.4 Bed Space / Sleeper Capacity 22 3.5 Changes In Stock 24
4 QUALITY GRADING PROFILE OF STOCK 27 4.1 Introduction 27 4.2 QA Participation and Grading Profiles 27 4.3 Edinburgh Destination Grading Comparison 32 4.4 Conclusion on Quality 35
5 POTENTIAL NEW SUPPLY – EDINBURGH CITY 36
6 OVERVIEW OF CURRENT DEMAND FOR ACCOMMODATION IN EDINBURGH CITY 39 6.1 Introduction 39 6.2 Scale and Profile of Demand 40 6.3 Conclusion 43
7 INTERMEDIARY RESEARCH (OVERVIEW) 44
8 THE SERVICED APARTMENT AND HOSTEL SECTOR – AN OVERVIEW 46 8.1 Serviced Apartments 46 8.2 Hostels 47
9 OBSERVATIONS ON CURRENT SUPPLY AND DEMAND DYNAMICS – ISSUES AND POTENTIAL DEVELOPMENT OPPORTUNITIES – CITY OF EDINBURGH 50 9.1 Introduction 50 9.2 Audit Conclusions 50 9.3 Strengths and Weaknesses 52 9.4 Observations – Issues and Potential Investment Opportunities 54
10 FUTURE DEMAND MODELLING 58 10.1 Introduction 58 10.2 Edinburgh 2020 Technical Paper - TRC Edited Excerpts 58 10.3 Volume and Value Targets 61 10.4 Market Baseline 2011 62 10.5 Future Accommodation Requirements 65
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDICES
APPENDIX I – INTERMEDIARY CONTACTS ...... i APPENDIX II – INTERMEDIARY CONSULTEES AND RESEARCH FINDINGS ...... ii APPENDIX III – SERVICED APARTMENTS OVERVIEW ...... xiii APPENDIX IV – KEY PROJECTS IN THE PLANNING PROCESS - CONSENTS ...... xviii APPENDIX V – PROPERTIES APPARENTLY CEASED TRADING...... xx APPENDIX VI – MAIN WEBSITES REVIEWED ...... xxviii APPENDIX VII – OPERATOR SURVEY QUESTIONNAIRE EXAMPLE ...... xxix APPENDIX VIII – OCCUPANCY DATA (VISITSCOTLAND & TNS)...... xxxiii APPENDIX IX – VISITSCOTLAND ACCOMMODATION CATEGORIES...... xxxvi
Note: Throughout the report, where appropriate, tables are ‘colour-coded’ to more easily differential those which are displaying data relating to the supply position (establishments; rooms; bed space capacity) according to when the data:
A ‘Excludes Festivals Stock; B ‘Includes Festivals Stock; or represents C ‘Festivals Stock Only’.
The key is as follows:
Key Excluding Festival Stock Including Festival Stock Festival Stock Only
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
TABLE OF FIGURES Figure 1 NUMBER OF ESTABLISHMENTS ...... 7 Figure 2 ADDITIONAL FESTIVALS-ONLY STOCK (Ests)...... 8 Figure 3 CHANGES TO NUMBER OF ESTABLISHMENTS...... 8 Figure 4 CHANGES TO NUMBER OF ESTABLISHMENTS...... 9 Figure 5 CHANGES TO TOTAL NUMBER OF ESTABLISHMENTS ...... 10 Figure 6 SERVICED APARTMENT AND SELF-CATERING UNITS ...... 11 Figure 7 PLOT OF SERVICED ACCOMMODATION ESTABLISHMENTS ...... 12 Figure 8 PLOT OF NON-SERVICED ESTABLISHMENTS WITH INSERT OF FESTIVALS ONLY STOCK ...... 13 Figure 9 NUMBER OF ROOMS ...... 15 Figure 10 FESTIVALS ONLY ROOMS ...... 16 Figure 11 NUMBER OF ROOMS ...... 16 Figure 12 CHANGE IN NUMBER OF ROOMS ...... 17 Figure 13 PROPORTION OF ROOMS STOCK 2005 ...... 18 Figure 14 PROPORTION OF ROOMS STOCK 2012 ...... 18 Figure 15 CHANGE IN NUMBER OF ROOMS ...... 19 Figure 16 PROPORTION OF SERVICED ROOMS STOCK 2005 VS 2012 ...... 20 Figure 17 PROPORTION OF NON-SERVICED ROOMS STOCK 2005 VS 2012 ...... 20 Figure 18 SECTOR COMPOSITION CHANGES – ALL STOCK ...... 21 Figure 19 NUMBER OF SLEEPERS ...... 22 Figure 20 FESTIVALS ONLY SLEEPER CAPACITY ...... 23 Figure 21 NUMBER OF SLEEPERS ...... 24 Figure 22 CHANGE IN NUMBER OF SLEEPERS ...... 25 Figure 23 CHANGE IN NUMBER OF SLEEPERS ...... 26 Figure 24 ANALYSIS OF SERVICED AND NON-SERVICED PROPERTIES ...... 28 Figure 25 EDINBURGH ESTABLISHMENTS – GRADING PROFILE ...... 29 Figure 26 ANALYSIS OF GRADED ROOMS ...... 29 Figure 27 ANALYSIS OF ROOMS BY STAR GRADING CITY OF EDINBURGH...... 30 Figure 28 SERVICED ACCOMMODATION STOCK PROFILE OF ALL ROOMS BY GRADING ...... 30 Figure 29 NON-SERVICED ACCOMMODATION STOCK PROFILE OF ALL ROOMS BY GRADING ...... 31 Figure 30 ANALYSIS OF GRADED BED SPACE CAPACITY ...... 31 Figure 31 ANALYSIS OF BED SPACE CAPACITY BY STAR GRADING CITY OF EDINBURGH ...... 32 Figure 32 AVERAGE GRADING SCORES BY ACCOMMODATION TYPES – DESTINATION Vs NATIONAL POSITION [PROPERTIES] ...... 33 Figure 33 AVERAGE GRADING SCORES BY ACCOMMODATION TYPES – DESTINATION Vs NATIONAL POSITION [PROPERTIES] ...... 34 Figure 34 KEY PROJECTS IN THE PLANNING PROCESS ...... 37 Figure 35 RELATIONSHIP BETWEEN PLANNING CONSENTS, CONSTRUCTIONS AND COMPLETIONS ...... 38 Figure 36 OPERATIONS CEASED TRADING / CHURN SINCE 2005 ...... 38 Figure 37 ROOMS PARTICIPATING IN PERFORMANCE DATA SURVEY ...... 39 Figure 38 CITY ROOM OCCUPANCY PERCENTAGE ...... 40 Figure 39 CITY DEMAND MIX (2011) ...... 41 Figure 40 AVERAGE ACHIEVED ROOM / UNIT RATE (ARR) ...... 42 Figure 41 AVERAGE ACHIEVED ROOM RATE (ARR) 3 / 4 STAR COMPARISON ...... 42 Figure 42 HOSTEL OPERATIONS APPARENTLY CEASED TRADING ...... 47 Figure 43 HOSTEL SUMMER ONLY STOCK...... 48 Figure 44 HOSTEL STOCK AVAILABLE YEAR-ROUND ...... 48 Figure 45 TOURISM IN EDINBURGH – GROWTH TARGETS ...... 62 Figure 46 NUMBER OF ROOMS INCLUDING FESTIVAL STOCK ...... 62 Figure 47 NUMBER OF SLEEPERS INCLUDING FESTIVAL STOCK ...... 63 Figure 48 OCCUPANCY LEVEL AND BUSINESS MIX ...... 64 Figure 49 MULTIPLE OCCUPANCY FACTOR ...... 64 Figure 50 ESTIMATED NUMBER OF BED NIGHTS SOLD – 2011 ...... 64 Figure 51 SUMMARY OF ESTIMATED BED NIGHT GROWTH FROM 2011 TO 2021 ...... 65 Figure 52 SUMMARY OF ESTIMATED FUTURE NEED FOR FUTURE ACCOMMODATION ...... 67
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
1 INTRODUCTION
1.1 Background
Tourism accommodation is an essential component of Edinburgh’s wider tourism product and critical to its success. The Edinburgh Tourism Action Group (ETAG) with funding support from Scottish Enterprise (SE) commissioned Tourism Resources Company (TRC) to undertake a comprehensive review of the tourism accommodation sector and ‘supply and demand equation’ across the City of Edinburgh. The aim is to provide a source of reliable market intelligence and information which will better inform activities, decisions and planning policies affecting the sector in future, and assist in the development of the city’s tourism offering.
Previously in November 2005 Scottish Enterprise (SE) commissioned a review of tourism accommodation supply and demand across the wider Edinburgh and Lothians area. This study now builds on the Edinburgh City element of this original comprehensive overview and allows comparisons to be drawn between the picture in the city in 2005 and now.
This audit complements the picture built up by SE in the latter part of 2011 from tourism accommodation audits that were commissioned for a number of other key locations in Scotland. These included the City of Aberdeen, City of Dundee, St Andrews, the Loch Lomond and The Trossachs National Park (LLTNP), Royal Deeside and Perthshire.
In addition to the ‘audit’ component of this study the research team were commissioned to prepare forecasts of the likely potential demand for accommodation 5 and 10 years ahead if targets established in the city’s Tourism Strategy1 were to be met. The forecasts helping to support observations and development recommendations on the sector by providing data on the type and scale of accommodation likely to be required in future to meet demand.
This new review of Edinburgh’s tourism accommodation sector updates earlier studies and fills current important information gaps. An electronic database, an essential part of the study, has been supplied and provides a benchmark and important tool with which to compare earlier and future supply.
1 Edinburgh 2020: The Edinburgh Tourism Strategy http://www.etag.org.uk/tourismstrategy.asp -1- Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
In parallel the report includes data on the level and profile of demand for accommodation (actual and potential) which will provide valuable benchmarks for existing operators; and robust market intelligence to inform strategies and policies and those considering investment in the sector.
Since the last audit concluded in 2005 and published in 2006 by TRC there have been various high profile changes to the stock position with many new additions to the scale and profile of supply including: The Apex Waterloo, Travelodge, Missoni, Dreamhouse’s expansion of serviced apartments, and SYHA’s Edinburgh Central Hostel. This ever-changing stock position and the current potential demand for accommodation has been plotted to provide information key to the health of the sector in future.
1.2 Study Requirements / Approach and Methodology
The research team were tasked with conducting a study whose aim was to assess and profile, in detail, the current market conditions in the area’s accommodation economy and highlight issues affecting the sector. Identification of future accommodation needs and investment opportunities within the city’s lodging sector was also a key component of the work.
The main purpose and outcomes of the study as per the brief were:
To provide an audit of tourism accommodation across the city of Edinburgh Council area. (A clear understanding of the various supply and demand characteristics required);
To assess the volume of available accommodation by type, split between serviced and non-serviced accommodation types as outlined in the VisitScotland Quality Assurance (QA) Scheme (including hostels, self-catering, guest houses, hotels and aparthotels);
The consultancy was asked to take special note and comment on the serviced apartment and hostels sectors where considerable growth has taken place recently;
To establish the level and profile of demand for accommodation across the city and identify the development needs arising from findings and feedback;
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To establish from qualitative research the perceptions held on the sector and needs of key buyers (travel trade) responsible for providing demand to accommodation operators. For example: corporate; conference organisers; tour group operators; accommodation agents, etc;
To identify target markets, gaps in current supply and shortfalls in stock;
‘Modelling’ to project 5 and 10 years ahead the type and scale of accommodation needed in different areas to properly service demand and support the wider tourism sector; and
To provide recommendations re the provision of tourism accommodation across the City Council area using the modelling system outlined above.
The above ‘brief’ informed TRC’s response and approach to the study.
1.3 Report Format
The report displays in various formats the key relevant supply and demand data (adopting the VisitScotland categories of accommodation). In addition to the attached ‘hard copy’ document, a full, confidential, electronic database of the stock has been provided in a format that allows the data on available stock to be interrogated further. However the relevant trading data of operators, where supplied, has been provided anonymously in this report and is excluded from the electronic database.
In conclusion this report includes:
A detailed catalogue / baseline of the accommodation sector stock within the city boundary. (This is presented at each stage inclusive and exclusive of the stock identified which is only available in the marketplace for the short summer / Festivals period) – Supply Analysis; An overview of the changes that have taken place across the sector between 2005 and the present day; Performance data on the sector – Demand Analysis (anonymised);
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An assessment and discussion of issues affecting the future of the sector from consumer / intermediary feedback; and A discourse on potential investment opportunities and needs across the city if the sector is to be aligned with market demand and expectations in the future, and support the achievement of the targets set in the city’s Tourism Strategy.
Relevant sections on each of the following are presented overleaf:
- An overview of the current supply of tourist accommodation (rooms bed spaces and quality grading); - An historic comparison of the stock position; - An overview of potential new supply; - An overview of current demand for accommodation (level and profile of demand); - Consumer / intermediary feedback of the destination’s offering; and - Observations on current supply and future market potential – issues and development opportunities.
1.4 Study Participation Levels / Survey and Consulting Responses
Key to reporting on the current levels and profile of demand for accommodation across the city was TRC’s research amongst existing operators, in parallel with ‘buyer’ consultations, to assess views on the current provision. TRC contacted directly, all operators where we were able to establish a valid email address to ask for participation in our online survey, to help identify the current level and profile of demand for bed spaces across the different accommodation types across the city. This initial communication and direct links to the survey were followed up some time later with a reminder email. To help build on the responses received ETAG itself circulated emails to accommodation operators on its own database of contacts.
The research team also undertook a number of telephone consultations with operators where we did not receive sufficient responses to the survey to allow us to make comment on current trading patterns in the different accommodation categories.
The responses derived from the various methods of contact resulted in participation in the ‘demand’ analysis by 427 of the 2,349 businesses recorded, ie 18%. -4- Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
In the final analysis the number of responses was encouraging even if the quality or range of data was somewhat varied. However these participation levels mask the fact that the survey coverage, when measured on the basis of the number of bedrooms about which we received information, is of a much greater proportion. This achieved by virtue of the higher levels of participation in the survey by the larger business types with greater room counts eg the ‘hotel’ categories.
The scale of participation of ‘bedroom stock’ was good overall with hotel coverage at 26%, guest house and B&B with 11% and self-catering responses accounting for 30% of bedroom stock and serviced apartment stock 51%. Overall coverage of the survey saw 33% of all bedroom stock captured across the city.
We would like to take this opportunity to thank all those who participated in, or helped with, this study including: survey respondents; stakeholders; intermediaries; destination management / specialist industry groups; and others with whom we consulted.
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2 ACCOMMODATION ESTABLISHMENT SUPPLY ACROSS THE CITY – AN OVERVIEW
2.1 Introduction
In this section of the report we provide an outline and comparative overview of the supply of accommodation establishments across the city ie the number of ‘businesses’ / operators. This overview demonstrates the diversity of mix in the supply and the dynamic changes that have been witnessed in the city in the last 6 years.
2.2 Establishments / Operations – Current Position
Provided in the Figures overleaf is an overview of the current accommodation offering available across the entire city, categorised by VisitScotland accommodation types2. The Figures overleaf highlighting the number of establishments that are operating across the city and providing analysis of the proportion each category represents across the fully serviced / non-serviced sector mix – a comprehensive and comparative ‘profile’ of all stock. The supply of operations has also been plotted on maps which indicate the concentrations of serviced and non-serviced accommodation. These maps have been provided to ETAG and if Microsoft MapPoint is available the maps and ‘pins’ can be interrogated to reveal individual business details etc. [Conversely the electronic database can be used to create maps from the postcode information in other software formats].
The information provided is self-explanatory and clearly indicates the relative position of the current stock. Provided is an overview of the accommodation stock that reflects the core stock position ie excludes stock that comes into play during the summer Festivals period only. The stock is shown including and excluding ‘Festivals stock’.
The Figure overleaf identifies the stock of establishment and the relative ‘mix’ of supply available in 2012 across the city.
2Note: Over recent years, the number of tourism accommodation categories used by VisitScotland has expanded to take account of evolving product trends and shifts in market demand. The VisitScotland categories of accommodation currently in use include new additions in the last few years of: metro hotel, serviced apartment and budget hotel / lodge. Appendix IX provides information on the Accommodation Categories utilised by VisitScotland. -6- Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
Figure 1 NUMBER OF ESTABLISHMENTS (EXCLUDING FESTIVALS STOCK) Category 2012 % Sector Mix % Overall Mix Serviced Sector Hotel (1) 79 14.9% 3.9% Small Hotel 35 6.6% 1.7% Guest House 214 40.5% 10.6% B&B 167 31.6% 8.2% Inn 4 0.8% 0.2% Lodge 26 4.9% 1.3% Restaurant with Rooms 4 0.8% 0.2% Serviced Sector Sub-Totals 529 100.0% 26.1% Non-Serviced Sector Campus 2 0.1% 0.1% Serviced Apartment 136 9.1% 6.7% Self-Catering 1,329 88.9% 65.5% Hostel 25 1.7% 1.2% Exclusive Use 1 0.1% 0.0% Other 2 0.1% 0.1% Non-Serviced Sector Sub-Totals 1,495 100.0% 73.7% Holiday / Touring Park 4 0.2%
TOTALS 2,028 100.0%
(1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples.
The Figure clearly demonstrates that in terms of the number of ‘establishments’ or business units the city’s stock is dominated by the non- serviced sector that makes up 74% of establishments. This mix reflects the large number of single business unit self-catering properties across the city. The mix changing dramatically when the same stock is viewed as the bedrooms mix.
The Figure overleaf profiles the number of business units / establishments that the team have been able to identify over the last few months that have / will enter the supply situation during the summer Festivals period adding to the core / generally available stock.
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Figure 2 ADDITIONAL FESTIVALS-ONLY STOCK (Units / Establishments) % Change 2012 Category 2005 2012 vs 2005 Serviced Sector Guest House 0 1 B&B 1 2 100.0% Serviced Sector Sub-Totals 1 3 200.0% Non-Serviced Sector Campus 3 8 166.7% Self-Catering 199 302 51.8% Hostel 0 8 n/a Non-Serviced Sector Sub-Totals 202 318 57.4% TOTALS 203 321 58.1% Source: TRC
The Figure above indicates the scale of this Festivals-only stock and the fact that it has grown only modestly since the previous audit of 2005.
The following Figure presents data on the number of establishments across the city (relative mix of supply) when the stock that is available during the Festivals period is added to the base core supply.
Figure 3 CHANGES TO NUMBER OF ESTABLISHMENTS (INCLUDING FESTIVALS STOCK) Category 2012 % Sector Mix % Overall Mix Serviced Sector Hotel (1) 79 14.8% 3.4% Small Hotel 35 6.6% 1.5% Guest House 215 40.4% 9.2% B&B 169 31.8% 7.2% Inn 4 0.8% 0.2% Lodge 26 4.9% 1.1% Restaurant with Rooms 4 0.8% 0.2% Serviced Sector Sub-Totals 532 100.0% 22.6% Non-Serviced Sector Campus 10 0.6% 0.4% Serviced Apartment 136 7.5% 5.8% Self-Catering 1,631 90.0% 69.4% Hostel 33 1.8% 1.4% Exclusive Use 1 0.1% 0.0% Other 2 0.1% 0.1% Non-Serviced Sector Sub-Totals 1,813 100.0% 77.2% Holiday / Touring Park 4 0.2%
TOTALS 2,349 100.0%
(1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples.
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As can be seen above there is only modest change in supply of establishments when the Festivals stock as represented by number of establishments is added to the mix. (As previously mentioned the change is more dramatic when viewed at the room / bed space / sleeper level).
2.3 Changes in Supply
The Figure below highlights the changes in the number of mix of establishments across the city in the last few years (Note the dramatic increase in the number of serviced apartments and self-catering business units).
Figure 4 CHANGES TO NUMBER OF ESTABLISHMENTS (EXCLUDING FESTIVALS STOCK) % Change Category 2005 2012 2012 vs 2005 Serviced Sector (2) Hotel (1) 79 79 0.0% Small Hotel 32 35 9.4% Guest House 231 214 -7.4% B&B 179 167 -6.7% Inn 4 4 0.0% Lodge 9 26 188.9% Restaurant with Rooms 2 4 100.0% Serviced Sector Sub-Totals 536 529 -1.3% Non-Serviced Sector Campus 2 2 0.0% Serviced Apartment 24 136 466.7% Self-Catering 447 1,329 197.3% Hostel 24 25 4.2% Exclusive Use 1 1 0.0% Other 3 2 -33.3% Non-Serviced Sector Sub-Totals 501 1,495 198.4% Holiday / Touring Park 3 4 33.3% TOTALS 1,040 2,028 95.0% (1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples. (2) The apparent static position of establishments in the hotel category belies a number of changes with a net ‘no change’ result.
The Figure overleaf profiles the change in the total establishment stock in the city when viewed at the summer Festivals peak in supply and highlights the change since 2005.
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Figure 5 CHANGES TO TOTAL NUMBER OF ESTABLISHMENTS (INCLUDING FESTIVALS STOCK) % Change Category 2005 2012 2012 vs 2005 Serviced Sector (2) Hotel (1) 79 79 0.0% Small Hotel 32 35 9.4% Guest House 231 215 -6.9% B&B 180 169 -6.1% Inn 4 4 0.0% Lodge 9 26 188.9% Restaurant with Rooms 2 4 100.0% Serviced Sector Sub-Totals 537 532 -0.9% Non-Serviced Sector Campus 5 10 100.0% Serviced Apartment 24 136 466.7% Self-Catering 646 1631 152.5% Hostel 24 33 37.5% Exclusive Use 1 1 0.0% Other 3 2 -33.3% Non-Serviced Sector Sub-Totals 703 1,813 157.9% Holiday / Touring Park 3 4 33.3% TOTALS 1,243 2,349 89.0% (1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples. (2) The apparent static position of establishments in the hotel category belies a number of changes with a net ‘no change’ result.
The following are the key changes in the establishment portfolio over the last 6 years:
Hotels have seen 5 closures and 25 new establishments open with a number changing their category eg Hotel to Small Hotel, Hotel rebranded to Lodge;
Only modest growth in the combined number of full service hotels and small hotels between 2005 and 2012;
Guest houses and B&Bs establishment numbers are stable but the research detail provides evidence of churn – retirals / new entrants;
Significant growth, mostly recently, in budget / limited service hotels ie lodges from 2005 terminology;
Growth from small base in restaurants with rooms;
Growth in campus operations in the summer / Festivals marketplace;
Very significant growth in number of serviced apartments and self- catering establishments;
Increase in the number of hostels;
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Deeper analysis of the database indicates there has been a significant amount of churn, ie 400 plus businesses operating at the time of the last audit are no longer trading, however, these have been replaced with new entrants as overall the number of establishments has increased;
Changes have been monitored by the more detailed analysis of research to show accommodation operators moving between accommodation designators eg small hotel to guest house;
The serviced apartment sector has seen huge growth but it is a fairly ‘undefined product’ ranging from a self-catering unit by any other name, to those operators offering a branded product akin to a limited service hotel / aparthotel. (This issue is explored more fully later).
The maps overleaf highlight the spread and concentration of accommodation establishments across the city (including Festivals only operations). In the electronic versions of the audit these maps can be ‘interrogated’.
2.4 Number of Serviced Apartment and Self-Catering Units
The table below displays the number of units relating specifically to serviced apartments and self-catering categories. Of relevance to these categories where the number of establishments / businesses count provided elsewhere masks the scale of the stock.
Figure 6 SERVICED APARTMENT AND SELF-CATERING UNITS Including Festivals Stock Excluding Festivals Stock Category % % 2005 2012 2005 2012 Change Change Serviced 389 1,141 193% 389 1,141 193% Apartment Self- 1,538 2,261 47% 691 1,619 134% Catering Total 1,927 3,402 77% 1,080 2,760 156% Source: TRC
Growth in the number of serviced apartment and self-catering units has been significant with core stock of unit growing by 156% while the growth including Festivals stock to include the additional self-catering operations that come on stream has grown by 77%.
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Figure 7 PLOT OF SERVICED ACCOMMODATION ESTABLISHMENTS
Key Hotel Metro Hotel Small Hotel Guest House Bed & Breakfast Inn Budget Hotel Restaurant with Rooms
Source: TRC
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Figure 8 PLOT OF NON-SERVICED ESTABLISHMENTS WITH INSERT OF FESTIVALS ONLY STOCK
Key Campus Serviced Apartment Self-Catering Hostel Exclusive Use Other Caravan Park
Source: TRC
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3 OVERVIEW OF CURRENT SUPPLY (ROOMS AND BED SPACE CAPACITY)
3.1 Introduction
In this section, like the previous, we present the city’s stock of accommodation at two levels: the core stock; and the supply situation during the peak summer Festivals period when a range of additional stock not available at other times of the year enters the supply arena.
The stock position presented in the following pages captures the number of bedrooms and bed spaces (sleeper capacity) currently available in the city and the changes since 2005.
3.2 Rooms Availability / Capacity
The Figures overleaf present the number of bedrooms available in the city across the various forms of accommodation (including and excluding the Festivals stock).
The Figure immediately overleaf profiles the range and mix of core bed stock currently available in the city in 2012 (excluding that which will come into the supply for the summer Festivals period this year).
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Figure 9 NUMBER OF ROOMS (EXCLUDING FESTIVALS STOCK) Category 2012 % Sector Mix % Overall Mix Serviced Sector Hotel (1) 7,381 57.2% 35.6% Small Hotel 455 3.5% 2.2% Guest House 1,604 12.4% 7.7% B&B 713 5.5% 3.4% Inn 42 0.3% 0.2% Lodge 2,690 20.8% 13.0% Restaurant with Rooms 25 0.2% 0.1% Serviced Sector Sub-Totals 12,910 100.0% 62.3% Non-Serviced Sector Campus 1,489 20.3% 7.2% Serviced Apartment 2,019 27.5% 9.7% Self-Catering 3,359 45.7% 16.2% Hostel 448 6.1% 2.2% Exclusive Use 14 0.2% 0.1% Other 24 0.3% 0.1% Non-Serviced Sector Sub-Totals 7,353 100.0% 35.5% Holiday / Touring Park 470 2.3%
TOTALS 20,733 100.0%
(1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples accounting for 696 bedrooms.
Clearly visible from the above stock position when seen from the overall ‘mix of rooms by type’ is that it is the reverse of the mix when seen as establishments or businesses. In this instance almost two-thirds of stock is within the ‘serviced’ sector and one-third non-serviced.
The Figure overleaf suggests the numbers of rooms that are anticipated will enter the supply stock this summer during the Festivals. This will see approximately another 7,000 rooms (mostly non-serviced) added to the circa 21,000 base rooms count.
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Figure 10 FESTIVALS ONLY ROOMS Category 2005 2012 % Change 2012 vs 2005 Serviced Sector Guest House 0 4
B&B 120 123 2.5% Serviced Sector Sub-Totals 120 127 5.8% Non-Serviced Sector Campus 2,284 2,686 17.6% Self-Catering 3,722 2,512 -32.5% Hostel 0 1,446
Non-Serviced Sector Sub-Totals 6,006 6,644 10.6% TOTALS 6,126 6,771 10.5% Source: TRC
The Figure below provides an overview of the total number of rooms that will be available in the tourist market this summer (2012) in Edinburgh City. This indicates that the mix of rooms available changes during that period to see an offering that is almost 50:50 split between rooms in the serviced and non- serviced sectors. (The seasonal change marked by the significant extra room numbers that become available in the campus and self-catering categories ie non-serviced sector).
Figure 11 NUMBER OF ROOMS (INCLUDING FESTIVALS STOCK) Category 2012 % Sector Mix % Overall Mix Serviced Sector Hotel (1) 7,381 56.6% 26.8% Small Hotel 455 3.5% 1.7% Guest House 1,608 12.3% 5.8% B&B 836 6.4% 3.0% Inn 42 0.3% 0.2% Lodge 2,690 20.6% 9.8% Restaurant with Rooms 25 0.2% 0.1% Serviced Sector Sub-Totals 13,037 100.0% 47.4% Non-Serviced Sector Campus 4,175 29.8% 15.2% Serviced Apartment 2,019 14.4% 7.3% Self-Catering 5,871 41.9% 21.3% Hostel 1,894 13.5% 6.9% Exclusive Use 14 0.1% 0.1% Other 24 0.2% 0.1% Non-Serviced Sector Sub-Totals 13,997 100.0% 50.9% Holiday / Touring Park 470 1.7%
TOTALS 27,504 100.0%
(1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples accounting for 696 bedrooms.
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3.3 Changes to Stock
The Figures following profile the changes that have taken place in the city’s stock of rooms between 2005 and 2012.
Figure 12 CHANGE IN NUMBER OF ROOMS (EXCLUDING FESTIVALS STOCK) % Change Category 2005 2012 2012 vs 2005 Serviced Sector Hotel (1) 6,591 7,381 12.0% Small Hotel 438 455 3.9% Guest House 1,640 1,604 -2.2% B&B 689 713 3.5% Inn 83 42 -49.4% Lodge 890 2,690 202.2% Restaurant with Rooms 17 25 47.1% Serviced Sector Sub-Totals 10,348 12,910 24.8% Non-Serviced Sector Campus 1,025 1,489 45.3% Serviced Apartment 630 2,019 220.5% Self-Catering 1,300 3,359 158.4% Hostel 474 448 -5.5% Exclusive Use 15 14 -6.7% Other 28 24 -14.3% Non-Serviced Sector Sub-Totals 3,472 7,353 111.8% Holiday / Touring Park 491 470 -4.3% TOTALS 14,311 20,733 44.9% (1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples accounting for 696 bedrooms.
The Figure above indicates significant change in the city’s stock of accommodation since 2005. These changes include:
The number of serviced rooms excluding the temporarily available Festivals stock has increased by over 25% from 10,300 to 13,000 nearly 1,800 of them budget / lodge hotel rooms;
The number of non-serviced rooms (excluding Festivals rooms) has increased by over 110% adding nearly 4,000 additional rooms;
Increase in rooms excluding Festivals stock of nearly 45%;
The most significant growth in core rooms stock has been in: lodges ie budget hotels; serviced apartments; and self-catering.
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Figure 13 Proportion of Rooms Stock 2005 Hostel Exclusive Use Other 2.4% 0.1% 0.1% Hotel Self-Catering 33.1% 25.2%
Serviced Apartment 3.2% Campus Small Hotel 16.6% 2.1% Restaurant Guest House with Rooms Lodge Inn B&B 8.2% 0.1% 4.5% 0.4% 4.1% Source: TRC
Figure 14 Proportion of Rooms Stock 2012
Exclusive Use Other Hostel 0.1% 0.1% 7.0% Self-Catering Hotel 21.7% 27.2%
Small Hotel 1.6% Serviced Guest House Apartment B&B 5.9% 3.1% 7.4% Campus 15.4% Restaurant with Lodge Inn Rooms 0% 10.3% 0.2% Source: TRC
The Figure overleaf highlights the changes in ‘total stock’ available during the summer Festivals period in 2005 and again in 2012. The overall growth in rooms at this peak time is lower than that for the base core stock at just over 34% compared with the core growth of over 44%. This, it can be seen from earlier figures, is reflective of the fact that the growth in rooms supply during the Festivals period has not been as significant as the core growth across the city. (Suggesting that the spare capacity that comes to market during this period is beginning to reach its optimum level).
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Figure 15 CHANGE IN NUMBER OF ROOMS (INCLUDING FESTIVALS STOCK) % Change Category 2005 2012 2012 vs 2005 Serviced Sector Hotel (1) 6,591 7,381 12.0% Small Hotel 438 455 3.9% Guest House 1,640 1,608 -2.0% B&B 809 836 3.3% Inn 83 42 -49.4% Lodge 890 2,690 202.2% Restaurant with Rooms 17 25 47.1% Serviced Sector Sub-Totals 10,468 13,037 24.5% Non-Serviced Sector Campus 3,309 4,175 26.2% Serviced Apartment 630 2,019 220.5% Self-Catering 5,022 5,871 16.9% Hostel 474 1,894 299.6% Exclusive Use 15 14 -6.7% Other 28 24 -14.3% Non-Serviced Sector Sub-Totals 9,478 13,997 47.7% Holiday / Touring Park 491 470 -4.3% TOTALS 20,437 27,504 34.6% (1) For comparative purposes this category contains the ‘Metro Hotel’ count Source: TRC – a new category since 2005 of which there are 15 examples accounting for 696 bedrooms.
In summary it can be seen that the rooms supply in the city at the height of the Festivals period exhibits the following key note changes since 2005.
The number of serviced rooms has increased by 25%;
Number of non-serviced rooms has increased by 48%;
Increase in all rooms types including Festivals stock of 35%;
The most significant growth in rooms has been in lodges ie budget hotels, serviced apartment and hostel sectors. Significant growth also in self-catering rooms but dwarfed by rooms growth in serviced apartments (core stock) and hostels (additional Festivals stock);
New accommodation concepts have been encountered / captured by the audit eg B+B Edinburgh (Boutique B&B Hotel) and Hostel Apartments (Old Schoolhouse), Self-catering Boatel (Four Sisters Boatel);
New rooms have seen new brands enter the marketplace broadening appeal – eg Missoni, Motel One; and
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Edinburgh now boasts at the height of the summer approximately 28,000 built bedrooms. Figure 16 Proportion of Serviced Rooms Stock 2005 vs 2012 8,000
7,000 6,000 5,000 4,000 3,000 2005 2,000 2012
Numberof Rooms 1,000 0 Hotel Small Guest B&B Inn Lodge RWR Hotel House Type
Source: TRC
Figure 17 Proportion of Non-Serviced Rooms Stock 2005 vs 2012
7,000 6,000 5,000 4,000 3,000 2,000 1,000 2005
Numberof Rooms 0 2012
Type
Source: TRC
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The Figure below clearly demonstrates the overall mix / profile of the rooms stock in the city in 2005 and the changes by 2012.
Figure 18 SECTOR COMPOSITION CHANGES – ALL STOCK (INCLUDING FESTIVALS) Sector Mix - Sector Mix - Proportion Proportion Category Rooms Rooms of Rooms of Rooms 2005 2012 Stock 2005 Stock 2012 Serviced Sector Hotel (1) 63.0% 56.6% 32.3% 26.8% Small Hotel 4.2% 3.5% 2.1% 1.7% Guest House 15.7% 12.3% 8.0% 5.8% B&B 7.7% 6.4% 4.0% 3.0% Inn 0.8% 0.3% 0.4% 0.2% Lodge 8.5% 20.6% 4.4% 9.8% Restaurant with Rooms 0.2% 0.2% 0.1% 0.1% Serviced Sector Sub-Totals 100.0% 100.0% 51.2% 47.4% Non-Serviced Sector Campus 34.9% 29.8% 16.2% 15.2% Serviced Apartment 6.6% 14.4% 3.1% 7.3% Self-Catering 53.0% 41.9% 24.6% 21.3% Hostel 5.0% 13.5% 2.3% 6.9% Exclusive Use 0.2% 0.1% 0.1% 0.1% Other 0.3% 0.2% 0.1% 0.1% Non-Serviced Sector Sub- 100.0% 100.0% 46.4% 50.9% Totals Holiday / Touring Park 2.4% 1.7% (Pitches) TOTALS / ROOMS / 100.0% 100.0% PITCHES (1) For comparative purposes this category contains the ‘Metro Hotel’ count – Source: TRC a new category since 2005 of which there are 15 examples accounting for 696 bedrooms.
In summary:
The Figure above highlights the changes in the proportion of rooms across the different categories in 2005 and 2012;
Hotels as a proportion of all rooms stock has dropped over the intervening period from almost a third of the serviced rooms to now just over a quarter;
Lodges have increased as a proportion of the serviced rooms stock alone to 21% from 8.5% in 2005;
Serviced apartment and hostel rooms have also increased as a proportion of total, but not quite as strikingly as ‘lodges’.
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3.4 Bed Space / Sleeper Capacity
The Figures below / overleaf highlights the stock of bed spaces available within the city. This indicating, at any one time, the number of overnight visitors that can be hosted within the commercial tourism accommodation sector. Here again the capacity is shown at core base level and that which is available at the height of the summer Festivals period.
The Figure below, not surprisingly, tends to reflect a stock position not that dissimilar to the rooms capacity in terms of profile / mix of bed spaces. The serviced sector dominates offering 61% of capacity in the general core stock position with the non-serviced sector contributing 38% of the capacity. (The mix fluctuating when the Festivals-only bed space stock is included – similar to the position when the Festivals-only rooms stock is entered into the equation).
Figure 19 NUMBER OF SLEEPERS (EXCLUDING FESTIVALS STOCK) Category 2012 % Overall Mix % Sector Mix Serviced Sector Hotel (1) 14,496 55.9% 34.0% Small Hotel 925 3.6% 2.2% Guest House 3,464 13.4% 8.1% B&B 1,462 5.6% 3.4% Inn 84 0.3% 0.2% Lodge 5,459 21.0% 12.8% Restaurant with Rooms 50 0.2% 0.1% Serviced Sector Sub-Totals 25,940 100.0% 60.9% Non-Serviced Sector Campus 1,953 12.1% 4.6% Serviced Apartment 4,203 26.0% 9.9% Self-Catering 7,141 44.1% 16.8% Hostel 2,829 17.5% 6.6% Exclusive Use 14 0.1% 0.0% Other 48 0.3% 0.1% Non-Serviced Sector Sub-Totals 16,188 100.0% 38.0% Holiday / Touring Park 470 1.1%
TOTALS 42,598 100.0%
(1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples with 1,484 sleeper capacity.
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The previous Figure indicated that the city now offers nearly 43,000 bed spaces within the commercial tourism accommodation sector (excluding the Festivals stock).
Again, the Figure below highlighting the additional bed spaces that will enter the stock position in 2012 during the summer Festivals period. This includes an additional sleeper capacity to the core stock of approximately 8,400 sleepers, the majority in the campus, self-catering and hostel sectors.
Figure 20 FESTIVALS ONLY SLEEPER CAPACITY % Change Category 2005 2012 2012 vs 2005 Serviced Sector Guest House 0 9 B&B 240 245 2.1% Serviced Sector Sub-Totals 240 254 5.8% Non-Serviced Sector Campus 3,101 3,041 -1.9% Self-Catering 4,426 3,429 -22.5% Hostel 0 1,673 Non-Serviced Sector Sub-Totals 7,527 8,143 8.2% TOTALS 7,767 8,397 8.1% Source: TRC
The Figure overleaf profiles the bed space capacity currently available across the city at the height of the summer Festivals season. This indicates that the city this summer, 2012, will offer over 50,000 bed spaces in an almost 50:50 split between serviced and non-serviced bed spaces.
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Figure 21 NUMBER OF SLEEPERS (INCLUDING FESTIVALS STOCK) Category 2012 % Sector Mix % Overall Mix Serviced Sector Hotel (1) 14,496 55.3% 28.4% Small Hotel 925 3.5% 1.8% Guest House 3,473 13.3% 6.8% B&B 1,707 6.5% 3.3% Inn 84 0.3% 0.2% Lodge 5,459 20.8% 10.7% Restaurant with Rooms 50 0.2% 0.1% Serviced Sector Sub-Totals 26,194 100.0% 51.4% Non-Serviced Sector Campus 4,994 20.5% 9.8% Serviced Apartment 4,203 17.3% 8.2% Self-Catering 10,570 43.4% 20.7% Hostel 4,502 18.5% 8.8% Exclusive Use 14 0.1% 0.0% Other 48 0.2% 0.1% Non-Serviced Sector Sub-Totals 24,331 100.0% 47.7% Holiday / Touring Park 470 0.9%
TOTALS 50,995 100.0%
(1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples with 1,484 sleeper capacity.
3.5 Changes In Stock
Profiled below are the changes that have taken place in the last 6 years to the city’s stock / profile of bed spaces / sleeper capacity (displayed as changes excluding and including the Festivals stock).
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Figure 22 CHANGE IN NUMBER OF SLEEPERS (EXCLUDING FESTIVALS STOCK) % Change Category 2005 2012 2012 vs 2005 Serviced Sector Hotel (1) 13,352 14,496 8.6% Small Hotel 882 925 4.9% Guest House 3,508 3,464 -1.3% B&B 1,392 1,462 5.0% Inn 157 84 -46.5% Lodge 1,871 5,459 191.8% Restaurant with Rooms 34 50 47.1% Serviced Sector Sub-Totals 21,196 25,940 22.4% Non-Serviced Sector Campus 965 1,953 102.4% Serviced Apartment 1,269 4,203 231.2% Self-Catering 2,930 7,141 143.7% Hostel 3,071 2,829 -7.9% Exclusive Use 30 14 -53.3% Other 56 48 -14.3% Non-Serviced Sector Sub-Totals 8,321 16,188 94.5% Holiday / Touring Park 491 470 -4.3% TOTALS 30,008 42,598 42.0% (1) For comparative purposes this category contains the ‘Metro Hotel’ Source: TRC count – a new category since 2005 of which there are 15 examples with 1,484 sleeper capacity.
Immediate notable changes in the Figure above include:
Sleeper capacity growth in core stock in the serviced sector is 22.4%;
Sleeper capacity growth in the core non-serviced stock is an astonishing 94.5%; and
Overall total core stock growth in bed capacity is 42%.
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Figure 23 CHANGE IN NUMBER OF SLEEPERS (INCLUDING FESTIVALS STOCK) Category 2005 2012 % Change 2012 vs 2005 Serviced Sector Hotel (1) 13,352 14,496 8.6% Small Hotel 882 925 4.9% Guest House 3,508 3,473 -1.0% B&B 1,632 1,707 4.6% Inn 157 84 -46.5% Lodge 1,871 5,459 191.8% Restaurant with Rooms 34 50 47.1% Serviced Sector Sub-Totals 21,436 26,194 22.2% Non-Serviced Sector Campus 4,066 4,994 22.8% Serviced Apartment 1,269 4,203 231.2% Self-Catering 7,356 10,570 43.7% Hostel 3,071 4502 46.6% Exclusive Use 30 14 -53.3% Other 56 48 -14.3% Non-Serviced Sector Sub-Totals 15,848 24,331 53.5% Holiday / Touring Park 491 470 -4.3% TOTALS 37,775 50,995 35.0% (1) For comparative purposes this category contains the ‘Metro Hotel’ count Source: TRC – a new category since 2005 of which there are 15 examples with 1,484 sleeper capacity.
In summary the changes highlighted by the Figures indicates that in the City of Edinburgh bed stock capacity will reach a peak of nearly 51,000 this summer. This clearly indicates the city’s growing capacity over the last few years to host larger tourist inflows. (Demand levels are examined in later sections).
High points of change include:
Serviced bed spaces (including Festivals stock) now number 26,000 compared to 21,000 in 2005;
Sleeper capacity growth in the serviced sector sits at 22.2% but the bulk of this growth in supply is in one sector – budget hotels or limited service hotels – 75% of that additional sleeper capacity is from budget hotels (3,800 sleepers);
Non-serviced bed spaces now number 24,400 in 2012 up from circa 16,000 in 2005, a 53% growth;
Edinburgh now has a sleeper capacity at the height of the season of over 50,000 bed spaces in built accommodation.
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4 QUALITY GRADING PROFILE OF STOCK
4.1 Introduction
In this section and in the Figures overleaf we discuss the relative ‘quality’ of the city’s accommodation stock.
In order to provide some kind of analysis of quality, as in the past audit and those concluded by TRC elsewhere, we have used as the base benchmark the Star system as employed by the VisitScotland QA Scheme. In the past this system proved to be the best collective and efficient method of discussing the quality of a destination’s offering. Unfortunately however this is becoming a less reliable method of being able to draw ‘absolute’ conclusions about a destination’s accommodation ‘quality’ as participation in the Scheme, which is non-compulsory, is, in general, falling. That said however, as can be seen from the following Figures whilst the number and proportion of individual businesses and establishments within the Scheme is fairly low the Scheme still captures the majority of the bed spaces within the city.
The Figures overleaf provide a profile of the accommodation within the city that participates in the VisitScotland QA Scheme. This still gives some ‘indication’ of the quality mix and profile of the city’s stock across the serviced and non-serviced sectors, only of those properties that participate. (The consultants make no attempt to grade non-participants). In the serviced sector slightly more than half of the properties are graded a situation not dissimilar to other parts of Scotland. However the level of participation captures 50% of bedrooms – the majority graded at 3 Star or above, again not dissimilar to other locations.
4.2 QA Participation and Grading Profiles
4.2.1 Properties / Establishments
The Figure overleaf provides an analysis of the participation levels by establishment in Edinburgh in the VisitScotland QA Scheme and the Star rating each property achieved.
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Figure 24 ANALYSIS OF SERVICED AND NON-SERVICED PROPERTIES BY STAR GRADING – ALL CORE STOCK EXCLUDING FESTIVALS STOCK (2012) Total Participation % of Total Category Available Level Total Accommodation 1 Star % 2 Star % 3 Star % 4 Star % 5 Star % Properties Graded Type in City Serviced Sector Hotel 79 61 77.2% 1 1.6% 1 1.6% 27 44.3% 22 36.1% 7 11.5% Small Hotel 35 11 31.4% 0 0.0% 0 0.0% 4 36.4% 5 45.5% 1 9.1% Guest House 214 123 57.5% 4 3.3% 9 7.3% 59 48.0% 43 35.0% 6 4.9% B&B 167 59 35.3% 1 1.7% 8 13.6% 27 45.8% 19 32.2% 1 1.7% Inn 4 2 50.0% 0 0.0% 0 0.0% 1 50.0% 1 50.0% 0 0.0% Lodge 26 17 65.4% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% Restaurant with Rooms 4 3 75.0% 0 0.0% 0 0.0% 0 0.0% 1 33.3% 2 66.7% Serviced Sector Sub-Totals 529 276 52.2% 6 2.2% 18 6.5% 118 42.8% 91 33.0% 17 6.2%
Non-Serviced Sector Campus 2 1 50.0% 0 0.0% 0 0.0% 1 100.0% 0 0.0% 0 0.0% Serviced Apartment 136 20 14.7% 0 0.0% 0 0.0% 3 15.0% 10 50.0% 6 30.0% Self-Catering 1,329 120 9.0% 0 0.0% 2 1.7% 48 40.0% 60 50.0% 5 4.2% Hostel 25 12 48.0% 0 0.0% 4 33.3% 6 50.0% 2 16.7% 0 0.0% Exclusive Use 1 1 100.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 1 100.0% Other 2 0 0.0% 0 0 0 0 0 Non-Serviced Sector 1,495 154 10.3% 0 0.0% 6 3.9% 58 37.7% 72 46.8% 12 7.8% Sub-Totals Holiday /Touring Park 4 2 50.0% 0 0.0% 0 0.0% 0 0.0% 1 50.0% 1 50.0% Source: TRC
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The Figure below profiles the grading achieved by participating properties in the city and the change between 2005 and 2012. The Figure suggests a growth in achieved Star ratings but the overall number of participating establishments has fallen by 33% since 2005.
Figure 25EDINBURGH ESTABLISHMENTS – GRADING PROFILE 2005 2012
Properties % of Total Properties % of Total Star Grade Total Graded (2005) Total Graded (2012) 1 Star 29 5% 6 2% 2 Star 82 14% 24 6% 3 Star 255 43% 176 44% 4 Star 195 33% 163 41% 5 Star 30 5% 29 7% TOTALS 591 100% 398 100% AVERAGE SCORE 3.19 3.46 (Star Rating) Source: TRC
4.2.2 Rooms Participating in QA Scheme
The Figures below / overleaf provide an overview of the number of rooms and bed spaces participating in the Scheme, both now and in the past.
The Figure immediately below profiles the graded rooms stock in the city.
Figure 26 ANALYSIS OF GRADED ROOMS % of Awaiting % of Total % of Not Rooms % of Total Inspection Rooms Rooms Rooms Graded Not Rooms AI Graded (AI) Graded Graded City of Edinburgh 19,946 100% 4,091 21% 838 4% 15,855 79% 2005 City of Edinburgh 27,034 100% 13,460 50% 1,969 7% 13,574 50% 2012 Source: TRC
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Figure 27 ANALYSIS OF ROOMS BY STAR GRADING CITY OF EDINBURGH
% of % of % of % of % of 1 Star Graded 2 Star Graded 3 Star Graded 4 Star Graded 5 Star Graded
Stock Stock Stock Stock Stock 2005 2,868 19.1% 3,997 26.6% 3,353 22.3% 3,692 24.6% 1,107 7.4% 2005 Excluding 2,508 21.4% 1,048 9.0% 3,353 28.6% 3,692 31.5% 1,107 9.5% Campus Bed Spaces 2012 51 0.4% 2,407 21% 3,664 32% 4,074 35.1% 1,409 12% 2012 Excluding 51 0.6% 197 2% 3,038 35% 4,074 46.5% 1,409 16% Campus Bed Spaces 2012 Source: TRC
The quality profile of the city’s rooms stock is visually displayed below / overleaf in the pie charts.
Figure 28 Serviced Accommodation Stock - Profile of All Rooms by Star Grading Awaiting 5 Star Grading / Pass 6% 9% 1 Star 2% 2 Star 4 Star 7% 33%
3 Star 43%
Source: TRC
As of 2012 50% of all serviced accommodation rooms stock is not graded (does not participate in the QA Scheme) and 90% of non-serviced rooms are not graded.
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Figure 29 Non-Serviced Accommodation Stock - Profile of All Rooms by Star Grading Awaiting Grading / 1 Star 5 Star Pass 0% 8% 4% 2 Star 4%
3 Star 4 Star 37% 47%
Source: TRC
4.2.3 Bed Spaces within the QA Scheme
The Figures below / overleaf provide an analysis of the bed space distribution / profile of those participating in the QA Scheme and the changes since 2005.
Figure 30 ANALYSIS OF GRADED BED SPACE CAPACITY Total Bed % of Spaces Total % of Bed % of Not Awaiting Graded % of Bed Bed Bed Spaces Bed Graded Inspection and Spaces Spaces Spaces Not Spaces Awaiting Graded Inspection City of Edinburgh 37,284 100% 8,480 23% 2,114 6% 26,690 72% 2005 City of Edinburgh 50,525 100% 24,355 48% 443 1% 26,170 52% 2012 Note: Excludes Caravan ‘pitches’ Source: TRC
The Figure above clearly indicates a fairly significant drop in participation levels in the last few years with now only 52% of the city’s total bed spaces captured by the VisitScotland QA Scheme.
The Star rating achieved by the bed space stock both in 2005 and 2012 are displayed overleaf in the Figure.
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Figure 31 ANALYSIS OF BED SPACE CAPACITY BY STAR GRADING CITY OF EDINBURGH
% of % of % of % of % of Graded 1 Star Graded 2 Star Graded 3 Star Graded 4 Star Graded 5 Star Stock Stock Stock Stock Stock 2005 3,700 13.9% 5,494 20.6% 7,232 27.1% 7,763 29.1% 2,501 9.4% 2005 Excluding Campus Bed 3,040 13.4% 2,088 9.2% 7,232 32.0% 7,763 34.3% 2,501 11.1% Spaces 2012 107 0.5% 3,202 14.5% 7,597 34.4% 8,219 37.2% 2,959 13.4% 2012 Excluding Campus Bed 107 0.6% 972 5.2% 6,479 34.6% 8,219 43.9% 2,959 15.8% Spaces 2012 Note: Excludes Caravan ‘pitches’ Source: TRC
The Figure indicates that of those bed spaces captured by the system there are a growing number achieving higher grades.
In summary:
Participation levels in VisitScotland QA are falling;
Average quality scores of all participants appear to be on the increase;
However ‘average’ scores achieved by different types of accommodation do not suggest the same picture – see comparisons with nationally achieved quality scores overleaf.
4.3 Edinburgh Destination Grading Comparison
The Figures overleaf provide an analysis of the relative average grading achieved by the different types of accommodation in Edinburgh against the national average and a range of other key destinations across Scotland.
Note: This section provides information on only those properties / businesses that are part of / participate in the QA Scheme – no attempt has been made by the consultants to grade non-participating operators.
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Figure 32AVERAGE GRADING SCORES BY ACCOMMODATION TYPES – DESTINATION vs NATIONAL POSITION [PROPERTIES] (1) City of Edinburgh Category Scottish National Average Average Serviced Sector Hotel 3.79 3.28 Small Hotel 3.50 2.94 Metro Hotel 2.87 2.95 Budget Hotel / Lodge - - Guest House 3.30 3.39 B&B 3.22 3.48 Restaurant with Rooms 4.67 3.79 Inn 3.5 2.88 Serviced Sector Average 3.37 3.37 Non-Serviced Campus 2.00 1.92 Self-Catering 3.64 3.49 Serviced Apartments 4.2 4.00 Exclusive Use Venue 5.0 4.76 Hostel 3.38 3.27 Other n/a n/a Non-Serviced Sector Average 3.66 3.35 Note: (1) Serviced and non-serviced averages recast by TRC to exclude Source: accommodation categories if not present in the study area to allow for VisitScotland comparison. Weighted Average.
The Figure clearly demonstrates a ‘total’ picture that the quality averages achieved by the city match or exceed the Scottish National averages. However, when individual types of property are looked at in more detail it becomes apparent that the city exceeds the national quality averages in all cases, with the exception of the B&B and guest house categories. No comment is made at this time on these points but they are discussed later.
In the summer of 2011 TRC conducted an extensive number of accommodation audits in Scotland including those displayed overleaf. They set Edinburgh in context with the National picture and averages achieved by other destinations / participants.
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Figure 33 AVERAGE GRADING SCORES BY ACCOMMODATION TYPES – DESTINATION vs NATIONAL POSITION [PROPERTIES] (1) CITY OF ST ROYAL Scottish DUNDEE ABERDEEN LLTNP PERTHSHIRE EDINBURGH ANDREWS DEESIDE National Category Average Average Average Average Average Average Average Average Serviced Sector Hotel 3.79 3.50 4.00 3.44 2.75 2.73 3.13 3.27 Small Hotel 3.50 2.89 3.00 2.00 2.89 2.67 3.38 2.94 Metro Hotel 2.87 3.00 3.00 3.00 3.33 2.95 Budget Hotel 3.0 2.71 / Lodge Country 4.00 4.00 3.00 4.00 3.58 House Hotel Guest 3.30 3.00 3.87 3.05 3.60 3.56 3.33 3.38 House B&B 3.22 3.50 3.62 3.17 3.42 3.29 3.57 3.48 Restaurant 4.67 3.67 3.50 3.79 with Rooms Inn 3.5 3.00 3.00 3.00 3.00 3.00 3.17 2.88 Serviced Sector 3.37 3.12 3.64 3.10 3.27 3.18 3.40 3.37 Average Non-Serviced Campus 2.00 3.00 2.00 1.50 1.94 Self- 3.64 2.25 3.61 3.18 3.67 3.55 3.74 3.48 Catering Serviced 4.2 3.70 3.67 Apartments Timeshare
Exclusive 5.0 4.75 Use Venue Hostel 3.38 4.00 4.00 3.67 3.33 3.33 3.27 Non- Serviced 3.66 3.20 3.56 3.22 3.67 3.53 3.75 3.50 Sector Average Note: (1) Serviced and non-serviced averages recast by TRC to exclude Source: VisitScotland accommodation categories if not present in the destination study and TRC area to allow for comparison. Weighted Average.
The previous Figure indicates the relative destination averages for different types of accommodation as well as the serviced and non-serviced totals. Within these Figures there are obviously wide variations in individual operations. In a number of destinations average quality achieved by particular types of properties exceeds the National Average and in others is marginally below. We provide no further comment at this time but the Figures do provide certain information on quality, albeit not comprehensive.
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4.4 Conclusion on Quality
This overview of the city’s accommodation offering and its ‘quality’ quotient is only as robust as the information available to the consultants. Participation levels in the non-compulsory National VisitScotland QA Scheme only allow conclusions to be drawn on the stock that participates and cannot be claimed to be a comprehensive reflection of the destination as a whole. However, although participation levels are falling across the board, the participation of the serviced sector and larger properties sees 50% of rooms in the serviced sector participating in the scheme, giving some indication of destination quality it can be claimed.
If the anecdotal views are to be believed then it suggests a proportion of the non- participatory businesses are indeed at the lower end of the quality spectrum affecting the overall true quality position of each of the destinations’ accommodation sectors. (These assumptions cannot be confirmed or refuted as no source can lay claim to know the definitive position since Scotland does not practice compulsory registration in any QA scheme. It is claimed by many a compulsory scheme has a role to play in raising quality of product and service by encouraging operators to improve standards to ensure they would achieve what are considered to be ‘better’ grades / ratings).
The reasons for low uptake of the QA Scheme by operators in Edinburgh and other destinations across Scotland cannot be confirmed. However numerous theories exist but range from cost, to dissatisfaction with what benefits the costs of participation bring, to ‘hiding bad news’.
What is perhaps noteworthy from the data that supports this latter view is the fact that similar to other parts of Scotland, the majority of participants in Edinburgh and the 6 other comparator destinations profiled earlier achieve grading of 3 Stars and above with very little or no representation at 1 or 2 Star levels. This is not considered surprising to many as there are schools of thought that argue many operators of poorer quality businesses do not take part in QA as they are aware they would only achieve a 1 or 2 Star grading. Apart from the costs involved in achieving a low grade this would be seen to be confirming less than complimentary factors about their product. (Lower Star ratings perceived by many to suggest below ‘average’ quality and not seen as giving out positive messages). Conversely others argue that the ‘quality’ operators are more cognisant of the benefits of participation. Others suggest that the reason the majority are 3 Star and above is that the QA Scheme encourages participants to ensure they at least hit or get above the median quality point.
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5 POTENTIAL NEW SUPPLY – EDINBURGH CITY
It is to be anticipated that any growth in the accommodation sector across the city, like other areas of Scotland / UK, is unlikely to resume significantly in the foreseeable future given the current seriously depressed investment climate. However the rate of consents has increased in recent years and there continues to be strong interest in the city from major hotel brands suggesting that Edinburgh will be an early beneficiary when improvement comes.
It is important when looking to the future of the accommodation sector to understand what potential new supply may enter the marketplace in the foreseeable future. To this end the research team made contact with City of Edinburgh Council planning officials to understand what projects there were in the pipeline, either in the formal planning process or in some instances as aspirations. The key information provided to us is displayed overleaf and indicates the major developments. The following represent the potential strategic changes to supply.
Understanding the new proposals helps identify and confirm what might be ongoing gaps or development opportunities over the medium timeframe and as such are included within the audit. There will undoubtedly be other projects that, at the time of reporting, are still the aspirations of developers and land owners and have not yet entered the formal planning process.
The Figure overleaf provides an overview of projects in the formal planning process either with consents or awaiting determination. These larger-scale projects are all for serviced hotel developments and suggest an increase in supply potential in excess of 5,000 new rooms.
It needs to be borne in mind however that whilst the number of proposals is fairly significant it is highly unlikely that all will proceed in the fullness of time. Past experience in Edinburgh and elsewhere demonstrates not all projects for one reason or another ever come to fruition. This is particularly true at the current time, when the investment climate is a substantial barrier to new development; however it would be prudent to expect that a number will do so over time.
It is to be noted that a number of the consents (circa 1,480 bedrooms) relate to the Waterfront area where there has been a significant shift of late in the development focus from residential / leisure / tourism to the renewables sector. This, combined with the tram project not extending out to Ocean Terminal, is likely to delay, if not stop completely, some these consents progressing.
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Figure 34 KEY PROJECTS IN THE PLANNING PROCESS Development Location Description Rooms SoCo (Edinburgh) Ltd Cowgate [land at] New Build Hotel, Awaiting Determination 259 Royal London St. Andrew Square, 19 Change of Use to Hotel, Awaiting Determination 103 Heart of Midlothian FC Tynecastle Terrace, 1 New Build Hotel, Awaiting Determination 108 TP Hotel (Edinburgh) Ltd 7/8 Clifton Terrace Change of Use & Extension, Awaiting Determination 179 Waterfront Edinburgh Ltd West Harbour Road, 28 New Build Hotel, PP Consent 200 Fraser Hamilton (Shrubhill) Ltd Shrub Place, 1 New Build Hotel, PP Consent 121 Silverfern (The Wharf) Ltd Shrub Place, 7 New Build Hotel, PP Consent 239 Henderson Global Investors St. James Centre New Build Hotel, PP Consent 200 Barclay's Nominees Princes Street / W Register Street Change of Use to Hotel, PP Consent 138 Forth Properties Ltd Ocean Drive [land adjacent to] New Build Hotel, PP Consent 1,102 Ocean Point Developments Ocean Drive [land adjacent to] New Build Hotel, PP Consent 250 Craig Lynes Ocean Drive, 2 [land 40m NW of] New Build Hotel, PP Consent 135 Tiger Haymarket Morrison Street, 189 New Build Hotel, PP Consent 245 Mountgrange New Street, 5 [land adjacent to] New Build Hotel, PP Consent 210 Caledonian Trust plc London Road, 151 New Build Hotel, PP Consent 150 Capital Land (Holdings) Ltd Jeffrey Street, 43 Extension to Hotel, PP Consent 126 LTSB (Fountainbridge1) Gilmore Park, Fountain Brewery New Build Hotel, PP Consent 250 Leith Walk Developments Haddington Place, 34b New Build Hotel, PP Consent 304 Theakston Estates Almond Avenue [site at] New Build Hotel, PP Consent 350 Fyffes Group Ltd Bankhead Way New Build Hotel, PP Consent 100 The Fitzpatrick Design Collection Baxter's Place, 1-5 Change of Use to Hotel, PP Consent 165 Whiteburn Cowgate Ltd Cowgate New Build Hotel, PP Consent 221 Leisure 1 (Edinburgh) Ltd & Dundee Street, 130 Change of Use to Hotel, PP Consent 171 Leisure 1 (Edinburgh Two) Ltd Vinanian Developments Eastfield Road, 8 New Build Hotel, PP Consent 168 TOTAL ROOMS 5,494 Source: City of Edinburgh Council Planning Department
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The Figure below provided to us by the City of Edinburgh Council shows the current and historic position and relationship between consents, construction and completions. The Figure suggests a picture of ‘desire to develop’ with the number of consents growing significantly since 2008 (albeit a sizeable number on the Leith / Edinburgh Waterfront).
Figure 35 – Relationship between Planning Consents, Constructions and Completions 6,000
5,000
4,000 3,000 2,000 1,000 0
number of rooms of number 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 completions under construction consents Source: City of Edinburgh Council Planning Department
As previously indicated these proposals are the more sizeable and strategic but others exist.
In contrast and of interest is Figure 36 which highlights from detailed analysis of the 2 audit databases the number of bedrooms / units that have ceased trading in the city since that date. This indicates ‘actual’ businesses that have ceased trading, but the 2012 audit indicates growth in supply across all sectors, hence those losses have obviously been replaced by new operators. This ‘churn’ is fairly significant and reflects a ‘dynamic’ and ever-changing accommodation sector. The changes are, in the main, in ‘non-purpose built’ operations eg serviced sector – B&B, guest house, non-serviced – self-catering.
Figure 36 Operations Ceased Trading / Churn Since 2005 (Replaced With New Stock)
Units Rooms Sleepers
4,858 3,196 1,662 2,082 112 807 451 1,275 563
Serviced Non-Serviced Total
Source: TRC
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6 OVERVIEW OF CURRENT DEMAND FOR ACCOMMODATION IN EDINBURGH CITY
6.1 Introduction
As indicated in the introduction to the report the research programme set out to establish the current level and profile of demand being experienced within the accommodation sector of the City of Edinburgh.
Overleaf we provide in quantitative terms the scale and profile of demand for accommodation across the different accommodation sectors in the study destination. These figures are generated from the survey returns completed by operators and supplemented by telephone research amongst others conducted by our team. In a number of instances we received an inadequate number of survey returns to report, with any confidence, what were the levels and profile of demand being experienced within parts of the accommodation sector. In those circumstances we then augment the survey data by conducting telephone research amongst operators allowing that degree of confidence to be attained. In most cases sufficient data was gathered to report the relative scale of mix of demand across different sectors. Reasons vary from operators’ desire not to share what they saw as sensitive, commercial information or the fact that in many cases, particularly outside the hotel sector, the data / information was not always recorded by the operator. We present the data sets that we have been able to develop for the city below. The level of participation in the survey saw returns generated by over a quarter of hotel rooms and half of serviced apartments.
Figure 37 ROOMS PARTICIPATING IN PERFORMANCE DATA SURVEY Excluding Festivals Including Festivals Type Participants Participants Hotels 25.7% 25.7% Guest House / B&B 11.0% 11.0% Serviced Apartments 50.8% 50.8% Self-Catering 7.40% 14.3% Hostels 39.0% 29.6% Campus 19.8% 27.6% Source: TRC
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6.2 Scale and Profile of Demand
6.2.1 Occupancy
Room / Unit occupancy is a good measure of market strength and performance of the tourism accommodation sector. The Figure below provides the weighted average annual room and unit occupancies achieved by the different serviced and non-serviced operations in the City of Edinburgh.
Figure 38 CITY ROOM OCCUPANCY PERCENTAGE (WEIGHTED AVERAGES) Category 2011 2010 2009 Hotel 80.08% 78.04% 76.79% Guest House / B&B 69.45% 72.11% 74.47% Serviced Sector Sub-Total 78.10% 77.90% 76.70% Campus 70.00% n/a n/a Serviced Apartment 80.44% 82.30% 83.86% Hostel 79.80% 71.53% n/a Self-Catering excluding 61.07% 60.91% 71.29% Festivals (Unit) Non-Serviced Sector Sub- 75.40% 77.50% 82.20% Total Self-Catering: Festivals (Unit) 74.32% n/a n/a Note: Non-Serviced Sector sub-total does not include Campus and Hostel Source: TRC
The weighted averages indicate that the serviced sector in the city reports healthy room occupancy levels at around 78%. The hotel sector across the sample shows a modest increase in recent years, whereas the key components of the non-serviced sector – self-catering and serviced apartments shows occupancy declining on previous years (but not all non-serviced sectors responded to the questions).
The non-serviced sector, whilst performing at marginally lower levels than the serviced sector overall at around 75%, still reflects strong levels of demand. The serviced apartment category is influencing the weighted average in the non- serviced sector (see others non-reporting) and as a category itself has seen occupancy drop from the 2009 high of 84% to a still significant 80% in 2011.
This is all the more remarkable given the growth in rooms there has been in the non-serviced sector over the last few years and demonstrates the overall strength of demand there is for the city which outperforms most of the rest of Scotland.
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6.2.3 Market Mix (Profile of Demand)
As part of this audit it was incumbent on the research team to establish not just the level / scale of demand currently being hosted / attracted by operators in the destination but also to provide a profile and identification of the mix and sources of that demand. It was deemed important to understand if demand was being generated from: leisure tourists; business-related tourists; Visitors to Friends and Relatives (VFR), or came from other sources. (Different operators segment their business demand into various source types to suit their own purposes. Bringing these different classifications together to create a composite picture across the sector sees the need to simplify that range of types; hence this study limits its reporting to Leisure demand, Business demand, and Other).
Our research in this destination suggests the demand mix is that displayed below, across the different accommodation sectors. (We provide the ‘weighted’ averages from the findings of the surveys and our interviews in each case in Figure 39).
Figure 39 CITY DEMAND MIX (2011) Leisure Business* Other
Serviced Sector 55.60% 42.90% 1.50% Non-Serviced Sector 63.10% 35.20% 1.70% Total 60.30% 38.00% 1.70% *Indicative discretionary & non-discretionary business tourism Source: TRC
It is clear from the returns that leisure tourism dominates the demand pattern of the city overall at over 60%. However at the individual serviced sector level ie the service sector exhibits a split that is more business tourism oriented, reflecting the bigger role they play in the city’s hosting of the conference / non- discretionary business tourism sector.
6.2.4 Achieved Room Rate
A statistic often used by the hotel sector in particular as a ‘measurement’ of demand or strength of demand for accommodation is the average achieved room rate or RevPar statistic. In this instance the survey sought to identify Average Achieved Room Rate (ARR) for operators in the city.
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Hotel operators and serviced apartment operators understand the terminology and generally record this statistic to enable monitoring their trading performances.
The tables below provide a summary of the ARRs reported to the consultants. It is interesting to note that the serviced apartment sector is outperforming the hotel sector which is unexpected given the comments in APPENDIX III where one of the attractions of the serviced apartment product compared to hotels elsewhere in the world is the 15-30% price differential normally associated with this product.
Figure 40 AVERAGE ACHIEVED ROOM / UNIT RATE (ARR) 2011 2010 2009 Hotel & £73.91 £72.10 £72.12 Related Serviced £85.54 £82.65 Apartment Total £76.65 £74.64 £72.12 Source: TRC
The table below endorses the intuitive statement that higher quality products command higher prices. In the hotel and serviced apartment categories 4 and 5 Star properties are performing at higher ARRs than their 3 Star and below ‘neighbours’. Edinburgh hotels boast one of the highest Average Daily Rates3 (ADR) in the UK with only London and St Andrews ahead of the city as surveyed by STR Global.
Figure 41 AVERAGE ACHIEVED ROOM RATE (ARR) 3 / 4 STAR COMPARISON 4&5 Star Properties 3 Star & Below Properties 2011 2010 2009 2011 2010 2009 Hotel & £77.48 £75.50 £75.64 £68.28 £66.67 £66.44 Related Serviced £87.63 £84.68 £70.54 £68.14 Apartment Total £80.59 £78.35 £75.64 £68.48 £66.80 £66.44 Source: TRC
3 Average Daily Rate as defined by STR Global is Bedroom revenue divided by bedrooms sold, displayed as the average rental rate for a single room. TRC’s calculation is across all room types, double, single, triple, family, etc.
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Unfortunately there were so few returns from guest house / B&B operators in the serviced sector and self-catering operators, etc in the non-serviced sector from which to draw conclusions that no meaningful comment can be made.
6.3 Conclusion
From the returns received it is apparent that demand levels for accommodation in Edinburgh as demonstrated by the hotel and serviced apartment sectors are at a level that would be the envy of many destinations, reflecting the popularity of the city.
It is claimed by some operators that demand, in instances, is being maintained by greater discounting activity during the current economic crisis, although this was not a specific research subject of the survey. However from the reading of the surveys of other market analysts and other reports that plot demand levels in major cities and tourists destination across the world it is apparent that Edinburgh is holding its own, both in the UK and Europe, in terms of occupancy and achieved rate.
The city is third only to London and is performing at levels that other major European cities are achieving, reflecting its pre-eminence in a range of markets. The city outperforms every other Scottish city, albeit St Andrews as a town is top performer in Scotland.
As is always the case current performance levels cannot be taken as being guaranteed sustainable in the longer term. It may also be that there is untapped potential for the city in the marketplace.
In order to better understand how the ‘market’ viewed the current accommodation offering of the city the research team conducted a range of consultations amongst generators of demand and consumer intermediaries to establish views and perceptions of the Edinburgh accommodation sector offering. These are discussed in the following section.
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7 INTERMEDIARY RESEARCH (OVERVIEW)
The consulting team assessed the current market demand position within the city’s accommodation sector by asking accommodation operators to identify the level and profile of demand currently experienced by their establishments using the media of surveys and interviews. After assessing the scale and profile of demand our team also set out to establish ‘views’ of those currently generating demand. We conducted an extensive range of interviews amongst ‘demand intermediaries’ and local ‘buyers’ of accommodation to better understand the consumer’s views / perceptions of the current offering.
This work assessed how the intermediary market viewed the current supply of accommodation across the various sectors within the city. This helped to establish whether current supply, in terms of scale and quality, was satisfactory and met the demands of the marketplace or whether there were ‘gaps’ in supply indicating a potential need for new product or quality improvements. The findings informed the ultimate comments made by the consultants on the accommodation sector of the city. A summary of the findings established during the audit are presented below. A further overview of the discussions held with a range of intermediaries that included: Booking Agents; Event and Conference Organisers; Tour Operators, etc is attached in APPENDIX II INTERMEDIARY CONSULTEES AND RESEARCH FINDINGS.
The main conclusions from the discussions included:
General consensus that the city offered a broad and diverse range of accommodation product at all price points;
General consensus that Edinburgh is a high quality conference destination for corporate and associations, but is expensive, with availability difficult at certain times of the year especially during the peak tourism season;
Edinburgh is a very attractive proposition and popular with large events, Expo’s etc;
Event companies tend not to arrange events during August due to the lack of accommodation availability;
Wide selection of events hosted in Edinburgh with occupancies and room rates high resulting in displaced demand;
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Edinburgh not felt to be an appropriate overnight visit due to price, availability and access for Coach Tour Groups;
Coach companies with Edinburgh itineraries / visits tend, in many cases, to use accommodation outside the city, in locations as diverse as Lanark, Midlothian and West Lothian or even as far north as Stirling and Perth, visiting Edinburgh as part of a tour;
In August when rates are at their highest a number of booking agents noted that the ‘quality’ of the hotels do not deserve the rates they charge;
Agents suggested they were increasingly booking serviced apartments for company staff / corporate clients who preferred the independence afforded by this type of accommodation;
The corporate conference sector is still maintaining a demand focus on hotel-type offerings rather than seeking serviced apartment type accommodation;
Corporate demand still focused on hotels in the city centre, although some companies booked apartments for staff visiting for longer periods (See above);
Generally companies continue to seek 3 and 4 Star serviced accommodation, although important management and clients are hosted in 5 Star city centre properties;
Banking sector demand has declined as a market for bedrooms, although replaced to some extent by consultants to the same sector;
The finance sector, as distinct from the banking sector, is still considered to be a significant demand generator for the city;
Companies interviewed tended to suggest there was a shortage of bed spaces in the city centre, with some indications that more should be done to encourage hotel development in the city centre, with a focus on the West end with links to transport interchanges; and
Edinburgh was seen as a popular wedding location, both the city itself and the surrounding area which both offer a good choice of venues, accommodation, activities, etc for guests.
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8 THE SERVICED APARTMENT AND HOSTEL SECTOR – AN OVERVIEW
8.1 Serviced Apartments
In recent years there has been phenomenal growth in the serviced apartment sector in Edinburgh. Given its impact on the city’s accommodation sector the consultants were asked to provide a brief general thumbnail of the sector and its position in the Edinburgh marketplace, where supply has increased dramatically and very good levels of occupancy are reported as being achieved and maintained.
The current scale and change in the serviced apartment sector and its trading patterns is highlighted in earlier sections. An overview of the sector is appended to this report profiling its emergence and growth globally and the role and position it now occupies in Edinburgh’s accommodation sector.
The serviced apartment sector similar to the limited service / budget hotel is a phenomenon of recent years and one that is growing in importance within the Edinburgh marketplace just as it is across the globe. These developments are in response to market demand and trends, and alongside other new forms of accommodation, will continue to have an impact on the more traditional forms of accommodation the city offers. In the case of the serviced apartment sector both on the traditional ‘hotel’ and also on the self-catering sector – two product sectors it straddles – both affected by the apartments sector although to date occupancy levels have not been unduly affected in the city.
The traditional full-service hotel in particular is under pressure on two fronts: the quality budget, limited service hotels; and the serviced apartment sector. The importance and impact of the serviced apartment model cannot therefore be overlooked in any wider strategy for the accommodation sector and its long-term viability. Notes on the sector are provided in APPENDIX III - SERVICED APARTMENTS OVERVIEW.
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8.2 Hostels
As part of this study the team were also asked to explore the ‘hostel’ sector to establish its particular profile of supply and demand given its relative recent growth and appearance of a number of corporate entrants in Edinburgh. Examples are SYHA / Smart City Hostels / Euro Hostel, a year-round operator in Glasgow but as yet summer-only in Edinburgh).
Hostels in Edinburgh are diverse and in cases are an itinerant, opportunistic category of accommodation that has seen vacant properties emerge as ‘hostels’ only to close quite quickly thereafter. Other projects are University campus properties that have seen student residences positioned as hostels / hostel apartments by the Universities themselves or as temporary summer leases to other operators in the sector to market as additional stock under their own brands. eg, Euro Hostel, SYHA and Smart City Hostel’s Smart City iQ which is privately-owned hall of residence marketed as self-catering.
The range of operations in Edinburgh at present sees a single hostel with only 6 sleeper capacity to the current largest example which has a capacity of 330 sleepers. (It is to be noted that the measure of capacity by rooms in the hostel sector is unreliable to create a picture of scale of offering as some properties offer single rooms whereas others have rooms capable of hosting up to 20 sleepers in dormitory-style configurations).
Indications of the transient nature of some of the operations sees the table below present those that were operating in 2005/6 but no longer apparently so. The most significant was the Globetrotters Inn at 380 sleepers in Leith.
Figure 42 HOSTEL OPERATIONS APPARENTLY CEASED TRADING Operation Sleeper Sleeper Operation Capacity Capacity Globetrotter Inn 380 Ocean Hostel 70 Eglinton Youth Hostel 150 City Centre Guest House 52 Bruntsfield Youth Hostel 126 West End Hostel 48 Palmerston Lodge (subject of Hotel City Centre Tourist Hostel 100 40 PP) 'The Hostel' at the West End Budget Backpackers (one unit still 98 30 operating) Kinnaird Christian Hostel Bus Station Backpackers Edinburgh 85 n/k Hostel TOTAL 1,179 Source: TRC
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As mentioned previously a significant number of beds are provided during the summer as ‘hostel-style’ accommodation by the Universities and private operators of halls of residences. This stock availability for commercial letting to tourist visitors is predicated on the accommodation being offered to the student cohorts on a 46-week basis rather than 52 weeks. This accommodation is a separate category from accommodation offered by some of the Universities under the category campus (summer only) and also that offered again by Universities that are designated: self-catering; serviced apartment; bed and breakfast and metro hotel available year-round. Universities offer 2,866 year-round beds and 1,636 summer / festival only beds.
The Figure below provides an overview of the summer-only stock.
Figure 43 HOSTEL SUMMER ONLY STOCK Operator Sleeper Operator Sleeper Capacity Capacity James Craig Court 331 Lady Nicolson Court (Unite) 4 216 Euro Hostels Edinburgh Halls 256 Edinburgh Metro Hostel (SYHA 201 Summer) Portsburgh Court (Unite Uni Halls) 2 229 McDonald Road Residence 135 (Unite Uni Halls) 1 36 Chalmers Street (Unite 5) 216 Panmure Court (Unite 6) 52 TOTAL 1,636 Source: TRC
The Figure below provides an indication of the extent of the year-round offering in the hostel category.
Figure 44 HOSTEL STOCK AVAILABLE YEAR-ROUND Operator Sleeper Operator Sleeper Capacity Capacity Smart City Hostels 300 Brodies 2 64 Edinburgh Central Youth Hostel 293 Edinburgh Festival Hostel 64 (SYHA) (Wellgate House / Ziggurat) Budget Backpackers * 280 Argyle Backpackers Hotel 60 Caledonian Backpackers 280 A1-Play Fair House (Art House 50 Backpackers Hostel) Castle Rock Hostel 230 Princes Street East Backpackers 50 (formerly Haggis Hostels) Art Roch Hostel 192 Royal Mile Backpackers 46 Cowgate Tourist Hostel 176 City Centre Hostel Apartments 36 St Christophers Inn (Interpub) 160 Old School House Hostel 24 Apartments High Street Hostel * 152 Art House Hostel (formerly Light 20 House) Edinburgh Backpackers Hostel 96 Euro Lodge Hostel 18 The Hostel (formerly West End 95 Brodies 1 16 Hostel) Belford Hostel 90 Alistair Hostel (18 Barony Street) 6 Edinburgh Nights Hostel 68 TOTAL 2,866 Source: TRC
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The reporting hostels suggested year-round bed occupancy for 2011 of 80% and summer hostels 87%.
Demand for hostel accommodation in Edinburgh was reported to be fairly seasonal for those operating year round, with demand during the winter and shoulder months recording weaker demand compared to the summer. Although the hostel stock increases by some 1,600 bed spaces during the summer there is still felt to be a slight oversupply of bed spaces during the quieter months. However some operators suggested that September, October, March and April had improved in recent years, demand driven to some extent by large numbers of youth groups visiting the city.
The majority of visitors using hostel accommodation were notably leisure tourist, with accommodation providers reporting they had seen an increase in tourists in the last few years. The majority of providers interviewed had noted few trends recently, other than modest growth in demand and that prospects were viewed as good. The average length of stay was reported as 2/3 nights.
Other sources of demand were reported as including foreign student backpackers, with some evidence of longer stays in some hostels as they work for periods to fund the next legs of their trips. All interviewees reported mostly leisure-oriented demand although some hosted academic use - groups of youth visitors to Scotland on learning vacations, language schools. Hen and Stag party groups and general leisure family groups also figure in the demand mix. It was noted that management of the different expectations / group types could be an issue.
The hostels sector is serviced by dedicated hostel booking sites and has the appearance of a ‘community’ in its own right – social media is an important promotional tool for operators – more so than other accommodation types.
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9 OBSERVATIONS ON CURRENT SUPPLY AND DEMAND DYNAMICS – ISSUES AND POTENTIAL DEVELOPMENT OPPORTUNITIES – CITY OF EDINBURGH
9.1 Introduction
This final section of the destination overview provides a summing up of the issues both now and in the future that are anticipated to potentially positively and negatively impact on the accommodation sector of the city. These issues, in turn, influencing the consultancy’s observations about the destinations accommodation sector and leads and supports the attached comments re the future of Edinburgh’s accommodation economy.
9.2 Audit Conclusions
The audit review confirms that the city has an accommodation sector of significant scale and diversity. It is a sector that has seen many new entrants with capacity increasing and the range of type of offer expanding. This expansion has created a ‘compositional’ change in the supply with growth in limited service hotels and serviced apartments leading the vanguard of change.
Of particular interest and highlighted by the audit is that despite the significant scale of growth in supply the trading parameters of the sector suggest that demand for the city has also grown and new supply has been absorbed into the marketplace (albeit 611 rooms in the budget hotel sector captured by the audit will not enter supply until later in 2012 - 3% of overall stock).
The city has been affected by the world economic downturn but has not suffered or been as bruised as others. The profile and appeal of Edinburgh in the leisure and conference sectors coupled with its commercial, legal, manufacturing, financial and government sector economies has seen demand for bed space / occupancy levels in accommodation operations that are amongst the highest in Europe. The city’s new Tourism Strategy looks beyond the current somewhat depressed marketplace worldwide and poor investment landscape and identifies key growth sectors for the future.
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It is envisages that the city’s continuing and growing appeal; new projects coming on stream; enhanced and new forms of promotion; and a world economy that in the medium to longer term comes out of recession, will drive growth in current levels of visitor demand. The Strategy sets a number of targets for the future that, if they are to be achieved, will place a need for change on the accommodation sector of the city’s tourism economy. Key targets to be met by the year 2020 are for Edinburgh to generate growth of 3% per annum in visits and for the tourism economy to grow in real terms by 10%. These targets seek delivery of a growth in both the volume and value of the tourism economy, seeing a need for more tourists to be accommodated and for them to be encouraged to spend more whilst visiting.
A third key objective of the Strategy is to ‘smooth out’ some of the seasonality peaks and troughs in demand, principally by attracting a bigger percentage of overall demand (current and new additional demand) to visit outside the traditional main high season periods. This aspiration suggests the accommodation sector in part may have to change or adapt to help and support the city achieve these aspirations eg working more effectively with the wider sector to develop attractive product offers and marketing campaigns, etc.
At present the sector offers a very full range of product that has seen new types of accommodation enter the supply, similar to other parts of the world. In parallel it appears that current levels of demand across most of the year are satisfied, but at certain peak times there is some displacement. In future if new aspirational targets are to be met there is the likelihood that there will need to be an increase in bed space supply to accommodation, the new demand being targeted. (See the following sections where the research team have modelled the potential scale of any new supply that might be needed in the future to accommodate this new demand).
In tandem with capacity will be the city’s need to ensure that the ‘composition’ and make up supply maintains a ‘balance’ when offset against the new demand – important both in terms of meeting the need and wants of the types of accommodation sought by consumers but also to ensure that the destination can meet its aspiration to improve the ‘value’ of tourism by attracting higher spending markets or encouraging existing markets to spend more.
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This will call for a range of accommodation products offering different price points that balance demand and expenditure levels of the target markets against the city’s future accommodation offering. (The reader’s attention here is drawn to the city’s future target markets as laid out in the Edinburgh 2020 Tourism Strategy. Providing accommodation products and a balance that meet the demands of these and existing markets will be paramount if future success is to be achieved).
As already indicated, few ‘gaps’ in overall supply currently exist; but that position could change in the future for a number of reasons. Recent changes have seen the city’s stock grow significantly in certain sectors with only limited change in others. If these changes were to continue at their present pace with no other change to the supply (both in terms of supply quality, value for money, etc) then the future balance and make up of the city’s bed spaces may put into question the achievement of the future targets as discussed above.
In conclusion to this audit the remainder of this section provides an overview of some of the main strategic positive and negative factors it is believed will influence the accommodation sector in the future. We also conclude with a range of observations and issues that it is considered need to be addressed by the city to ensure a balanced and vibrant accommodation sector is in place to help achieve future stability and growth in the sector. These conclusions and initial recommendations should be read in tandem with the section on demand modelling.
The following is not meant to form an accommodation development strategy for the city at this time; however the audit and these conclusions will obviously support the evolution of any such document. A future development strategy is likely to adopt both a spatial and sectoral approach and include an Action Plan to ensure direction and momentum is maintained in taking the Edinburgh accommodation sector forward into the future.
9.3 Strengths and Weaknesses
Overleaf we provide a brief summary of key issues likely to affect demand for tourism accommodation in Edinburgh in future.
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9.3.1 Future Strengths / Factors Positively Affecting Accommodation Demand in Future
A range of strategic developments and factors will influence demand for accommodation in the future including (but not restricted to): - Edinburgh is an internationally recognised address and hosts some of Scotland’s main tourist icons; - Good national and international access; - Breadth and diversity of leisure and business tourism offering; - Year round events programme schedule; - New strategy for growth in tourism sector and new tourism marketing consortium; - Diverse local economy; - Experienced growth in international arrivals and potential new emerging markets to UK / Scotland and for Edinburgh / Scotland’s capital city; - New developments proposed and under construction across the city including: EICC expansion, Royal Highland Showground proposals, Edinburgh West, Leith / Edinburgh Waterfront etc, should all potentially increase leisure or business tourism to the city with subsequent demand for bed spaces.
9.3.2 Current Weaknesses / Factors Adversely Affecting Success of Accommodation Sector / The Tourism Economy
Key factors that could potentially have a negative impact on the demand for accommodation in the city in the future include (but are not restricted to): - Loss of direct flight connections to a wide and diverse range of destinations from Edinburgh’s airport; - Any growth in perception of the notion the city is an ‘expensive’ destination that does not offer value for money; - Issues surrounding the quality of certain sectors of the accommodation sector need to be addressed if the city’s is to maintain a reputation as a quality destination. This in particular sectors where the audit suggests the quality quotient is below the Scottish National average indicating issues might exist; - The city cannot become complacent as existing competitive destinations are always seeking to up their game and new demands are places on consumers’ expenditure and emerging markets by emerging new destinations; and - Failure to match marketing and promotion aspirations with resources to deliver.
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9.4 Observations – Issues and Potential Investment Opportunities
The team’s analysis of all the issues identified by the audit lead us to the following observations for the sector. We highlight below issues, if addressed, could help the destination better meet the needs of existing and future markets and unlock further economic advantage.
Our assessment suggests the following issues and proposals would benefit from further consideration:
- Quality in parts of the serviced sector needs to be addressed if the sample participants in the VisitScotland QA Scheme is representative. - The level of commercial serviced bed stock needs to be maintained and potentially grown in future otherwise the ability of the city to host / maintain a tourism economy at the level targeted for the future will be in question – see also the other parallel supporting tourism infrastructure eg food and beverage, restaurants / bars etc. The report section on modelling of future supply and demand provides some future development parameters on the potential scale of future supply needed. - If the pricing policies of the mid-market, fully serviced hotel sector are to be maintained at current levels then findings of the study suggest quality improvements are required to remain a competitive destination in both the leisure and discretionary business tourism sectors. - The hostel sector potentially has a role to play in accommodating some of the volume growth in the future, albeit will not necessarily be attracting higher spending sectors. Potentially new purpose-built hostel bed spaces will help satisfy demand from markets that spend modestly on accommodation to allow themselves to spend on other spin-off activities and attractions. - It is suggested that the recent dash for budget hotel development across the city should ‘slow’ to ensure the city’s future ‘portfolio’ of bed spaces does not become unbalanced and unable to deliver on the expectations of improving volume and value across all markets. The limited service hotel operators are consummate yield management specialists, promoters of their product with great market muscle, and have to be admired. (These are attributes that some other operators in the city need to adopt).
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The issue with overprovision of such operations in the future is that their cost / price flexibility allows them to attract demand from other operators and the market across the board. - Oversupply or uncontrolled further development of the budget product could, in instances, jeopardise the viability of fully serviced products viz Room Occupancy and Average Achieved Room Rate and their ability to survive – whilst this is a factor of market economics any loss of the range or quality of accommodation offer in the city could influence its ability in the future to attract new markets, both leisure and business tourism which it is targeting. A balanced mix of accommodation needs to be maintained. - The serviced apartment sector in the city has proved popular with visitors and this is expected to remain a core and important component of the overall mix. The city needs to keep a watching brief on the sector and ensure it is stable. There is a chance in future that some of the stock that is not purpose-built and operated will revert to residential housing in future if the market changes and strength returns to real estate prices making it cost effective for owners to sell with the subsequent loss of serviced apartments to the tourism market.
The serviced apartment sector is seen by many visitors as a quality upmarket product offering, in instances better value for money than fully serviced hotel rooms, however, there are issues surrounding perceptions and the reality viz serviced apartments and self-catering – see overleaf.
There is potentially an issue for the future of the serviced apartment sector not just in the city but across Scotland. As the reader will see from the separate Section 8.1 Serviced Apartments / APPENDIX III on serviced apartments included within this document, the sector is exhibiting evolution and growth worldwide.
The American market is quite mature and growth is continuing across Europe with Edinburgh one of the leading cities in the UK where the product is growing fast, however, even here few of the international operators that have led growth elsewhere are in evidence. In instances it might be suggested there is an issue with the ‘abuse’ of the definition of serviced apartments by operators for a degree of ‘market gain’ where the full product as anticipated internationally is not delivered.
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VisitScotland defines the Serviced Apartment as:
Usually apartments located within one building and in a city centre location. Equipped with a kitchen facility or offer a meal service. A cleaning service provided on 5 or 7 days per week.
While Self-Catering is defined as:
A property such as a house, cottage, or apartment which is usually let on a weekly basis and requires no service elements during the time of the guest's stay.
The product on offer in Edinburgh that is, and is not, VisitScotland aligned offers differing levels of ‘service’ eg client required to key collect keys versus greeted ‘at’ the apartment versus taken ‘to’ the apartment. The city’s current stock of serviced apartments and self- catering units is ‘blurred’ by the definition operators choose for their businesses. This will be an issue, in cases, for the city in future as well as nationally as the appeal of the serviced apartment is anticipated to grow. The market in turn potentially seeking out such product as trends show locally and internationally; if product expectations are not met then consumer dissatisfaction could result. - The above are some of the key observations for Edinburgh’s accommodation sector. (Note the research team have not made any comment on the spatial dimension or geography affecting the city’s accommodation now or in the future). That said, like any city development sites, brown and green field are often easier to find away from the core. - A considerable proportion of the new serviced stock proposals in the pipeline in Edinburgh are not in the city’s core which the conference and leisure tourism markets will seek by preference. However, the city’s move west and the soon to be completed tram links to the airport will make that geographic quadrant a ‘richer’ development frontier than others potentially less directly connected with the core. - Proposals exist for the Old Town and others for conversion of existing city centre properties are also following past development models.
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Edinburgh is unique within the Scottish Tourism economy having key strengths across many markets and offering a broad and diverse tourism offering. This diversity needs to be maintained in its accommodation sector for success to be maintained. It is key to the future that diversity and value for money is delivered and sustained. Whilst the current economic climate sees investment activity at a much reduced level Edinburgh will remain an attractive proposition for the future in accommodation development terms. Over the next decade as undoubtedly new accommodation products internationally start to emerge, Edinburgh as an international city must embrace the same as its international audience will expect a capital city to offer the ‘latest’ product.
Feedback suggests that the accommodation offering of such a characterful city, however, should not make the mistake of failing to reflect that character and differentiation within its accommodation sector.
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10 FUTURE DEMAND MODELLING
10.1 Introduction
This short section outlines the need for additional tourist accommodation in Edinburgh over the next 5 and 10 years. The estimate of future accommodation stock has been assessed based on the findings of this accommodation audit prepared by TRC (based on research into supply position as at beginning of 2012 and the demand picture relating to the year 2011). The audit provides a quantification of the current supply and most up to date full year demand position in the city. The future need for visitor accommodation has been prepared by applying demand growth to the existing levels of business. Edinburgh 2020, The Edinburgh Tourism Strategy, adopts the potential for tourism growth in the city as a forecast for the next 5 to 10 years. As part of the background to this future accommodation demand model, the consultants have referred to the Tourism Strategy and the supporting technical paper that outlines the targets for growth. This technical paper justifies the level of growth it adopts based on a tourism forecast model developed by Deloitte.
10.2 Edinburgh 2020 Technical Paper –TRC Edited Excerpts
The following relevant excerpts are summarised from the Edinburgh 2020 Tourism Strategy and the technical papers:
Between 2004 and 2010, Edinburgh experienced a growth in inbound trips (per annum) between 2004 and 2010 of 5.40%. The growth in nights was 3.38%;
Edinburgh Airport is forecasting a 33% growth from 2009 to 2020 in the volume of foreign passengers handled – ie those passengers whose homes are not in the UK. This is equivalent to an annual growth of just over 2.5% per annum;
The British Hospitality Association (BHA) estimate that the number of jobs in hospitality related industries in Edinburgh will grow from 32,387 in 2010 to 38,794 in 2020 – a 20% increase;
The United Nations World Tourism Organisation (UNWTO) anticipates that in the period 2010 to 2030, international tourism arrivals in Europe will grow by an average of 2.5% per annum;
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Deloitte’s (in ‘The Economic Contribution of the Visitor Economy – UK and Nations’ 2010) forecast that the growth (from 2010 to 2020) in total spend, in Scotland's visitor economy will be 2.90% per annum;
Across the UK, Deloitte’s forecast the growth per annum (2010-2020) of inbound visitor spend will be 4.40%, and domestic spend will be 2.60%.
The Deloitte’s forecasts are shaped by five factors:
Bi-lateral exchange rates;
Destination attractiveness – the assumption is that the UK remains as attractive as its competitors (ie it does not gain or lose competitive advantage);
Consumer spending;
Overall GDP; and
Investment.
The Deloitte’s model does assume that the destination will have to make some investment in tourism infrastructure (transport and hotels), but has made no assumptions for additional investment in new destination products (albeit maintaining destination attractiveness may require some investment). However the Edinburgh Tourism Strategy does recognise a number of factors that have led to Edinburgh’s success in the tourism sector over the last 10 years and suggests that these will continue to help drive growth in the future.
The recognised factors include the following:
The outstanding strength and diversity of Edinburgh’s range of visitor attractions, its built and natural heritage and its events and festivals;
Further expansion of Edinburgh Airport: routes, capacity, frequency of flights albeit under new ownership;
The service orientation and prosperity of Edinburgh’s economy;
Domestic and overseas, leisure and business visitor mix;
A continued increase in hotel accommodation stock (quantified in this report);
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Continued investment in the Edinburgh tourism product will occur and the following future projects have been recognised as contributing to the future tourism growth:
· Redevelopment of the Assembly Rooms 2012; · Additional function space at the EICC 2013; · Eight new permanent galleries at the National Museum of Scotland by 2015; · Improvements and developments at the Royal Highland Show Ground; · Developments around West Edinburgh and the Southeast Edinburgh BioQuarter; · Pandas at Edinburgh Zoo, driving leisure interest over next 10 years; · The British Open Golf Competition at Muirfield in 2013 and St Andrews in 2015; · The Ryder Cup in Scotland in 2014; · The Commonwealth Games in Glasgow 2014; · The ongoing ‘Year of’ Campaigns – Year of Creative 2012, Year of Active 2013, Year of Homecoming 2014.
In addition to the investment in product, there are market trends and changing dynamics that will continue to influence the demand for tourism and drive future growth in the Edinburgh tourism market:
A growing domestic market due to ‘staycations’ - UK residents holidaying at home rather than abroad, this trend will continue for a number of years; An aging UK domestic market; A growing overseas market, with demand growing from emerging countries such as China and India, and North American, market dynamic changing; The double income pre-kids market is growing as people wait longer to have children; A greater proportion of people taking short break is likely to grow and as Edinburgh is a premier short break destination this bodes well for the future; and Tourism is increasingly about experience; immersion in culture, and authenticity and Edinburgh is in a good position to take advantage of this.
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10.3 Volume and Value Targets
It is not possible to model potential market growth on a new or individual ‘project by project’ basis as the external influences on tourism growth are too great and varied.
Major events such as the Commonwealth Games however, will have a short term impact and legacy effect on the tourism markets of Scotland, but again global factors such as coming out of economic recession, changes in demographics, fashion and terrorism will have more pronounced impacts.
There is little doubt, looking at historic trends that Edinburgh’s tourism market has grown by an estimated 3.8% per annum between 2004 and 2010. The World Tourism Organisation (WTO), predict that international tourism receipts will grow at about 4% per annum over the next 10 years.
Different segments of the tourism market will grow at different rates. With economic recession there has been a slowdown in Gross Domestic Product and thus the non-discretionary business visitor market has been adversely affected by the economic downturn. This market is likely to recover and grow in Edinburgh over the next 10 years driven by the financial and biomedical sectors.
The discretionary business, conference and meeting market will also recover and grow in the future. It is likely that the overseas tourism market may grow faster than the domestic market as new demand generating countries come to the fore. The consultants consider that the growth model adopted in the Edinburgh Tourism Strategy, although rather simplistic and straight-line, represents a reasonable estimate of future growth based on past performance and the third party estimates of potential demand. As a result TRC have applied this growth assumption to all sectors of the visitor market.
The following table summarises the growth targets in terms of total trips, nights and spend from the 2010 base to 2020 as it appears in the Edinburgh 2020 Tourism Strategy. TRC however, have applied this level of growth from 2011 to 2021 to the accommodation audit baseline for 2011.
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Figure 45 TOURISM IN EDINBURGH – GROWTH TARGETS Trips (m) Nights (m) Spend (£m) 3% (+10% Increase Growth per Annum 3% 3% in Spend per Night) 2010 (Base Year) 3.27 12.07 1,015 2011 3.37 12.43 1,056 2012 3.47 12.81 1,098 2013 3.57 13.19 1,142 2014 3.68 13.58 1,188 2015 3.79 13.99 1,235 2016 3.90 14.41 1,285 2017 4.02 14.84 1,336 2018 4.14 15.29 1,389 2019 4.27 15.75 1,444 2020 4.39 16.22 1,500 Overall % Change 2020 / 2010 34.4% 34.4% 47.8% Absolute Change 2020 / 2010 1.12 4.15 485 Source: Edinburgh 2020 Tourism Strategy – Technical Paper
10.4 Market Baseline 2011
Supply
The following accommodation baseline of supply has been extrapolated from this audit and outlined in the previous pages of the report. The consultants have split the hotel and related market into 4 and 5 Star properties and those of 3 Star standard and below including limited service hotels / lodges. The accommodation bedroom supply is summarised as follows:
Figure 46NUMBER OF ROOMS INCLUDING FESTIVAL STOCK Category 2012 Sector Mix Serviced Sector 4 and 5 Star Hotels 4,011 32.7% 3 Star and below Hotels (inc Lodges) 5,817 47.4% B&B and Guest House 2,444 19.9% Serviced Sector Sub-Totals (Rooms) 12,272 46.7% Non-Serviced Sector Self-Catering (Units) 2,261 42.0% Serviced Apartment (Rooms) 2,019 14.4% Other (Beds) 9,558 43.6% Non-Serviced Sector Sub-Totals Letting Units ( 13,838 53.3% Rooms, Beds, Units) TOTAL LETTING UNITS, ROOMS, BEDS, UNITS 26,110 100.0% Note: 765 hotel bedrooms (3 Star and below) were under Source: TRC construction at the time of the research and the supply position has been reduced accordingly. The level of demand in the marketplace has been reported before these hotels have come on stream. -62- Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
Between 2005 and 2012, the number of serviced sector rooms grew by 24.5%, with significant growth of more than 200% in lodge-type hotel accommodation. The number of non-serviced letting units grew by nearly 48% over the same period with a large growth in serviced apartments and hostels.
The number of beds in each category of accommodation has been summarised below:
Figure 47 NUMBER OF BEDS INCLUDING FESTIVAL STOCK Category 2012 Sector Mix Serviced Sector 4 and 5 Star Hotels 7,781 31.5% 3 Star and below Hotels (inc Lodges) 11,703 47.5% B&B and Guest House 5,180 21.0% Serviced Sector Sub-Totals 24,664 50.3% Non-Serviced Sector Self-Catering 10,570 43.4% Serviced Apartment 4,203 17.3% Other 9,558 39.3% Non-Serviced Sector Sub-Totals 24,331 53.3% TOTAL BEDS 48,995 100.0% Source: TRC
Level of Existing – Baseline Demand
In the accommodation audit the consultants gathered demand data from accommodation operators in terms of hotel, B&B and guest house bedroom occupancy levels, self-catering unit occupancy, serviced apartment room occupancy and other categories – campus and hostel, etc bed occupancy. This has been analysed and has been presented in the table below as weighted averages. The consultants have then converted these weighted occupancy levels into the number of beds sold, by applying multiple occupancy factors as follows;
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Figure 48 OCCUPANCY LEVEL AND BUSINESS MIX Category Occupancy % Business % Leisure % Serviced Sector 4 and 5 Star Hotels (Room Occupancy) 79% 45% 55% 3 Star and below Hotels (inc Lodges) 81% 42% 58% B&B and Guest House (Room 69% 30% 70% Occupancy) Non-Serviced Sector Self-Catering (Unit Occupancy) 65% 58% 42% Serviced Apartment (Room Occupancy) 81% 39% 61% Other (Bed Occupancy) 25% 60% 40% Source: TRC
Figure 49 MULTIPLE OCCUPANCY FACTOR Category Business % Leisure % Serviced Sector 4 and 5 Star Hotels 1.05 1.76 3 Star and below Hotels (inc Lodges) 1.25 1.95 B&B and Guest House 1.35 2.00 Non-Serviced Sector Self-Catering (Unit to Beds) 3.5 3.5 Serviced Apartment 1.25 1.95 Other (Beds) 1.00 1.00 Source: TRC
It is estimated that the overall number of bed nights sold in the Edinburgh market place in 2011 was 9.4 million bed nights based on the TRC accommodation audit findings. Overall business demand represents an estimated 38.4% of demand and leisure demand 61.6%.
Figure 50 EDINBURGH - ESTIMATED NUMBER OF BED NIGHTS SOLD – 2011 No. of Bed Nights Sold Serviced Sector Leisure 3,926,381 Business Demand 1,698,659 Total 5,625,040
Non Serviced Sector Leisure 1,847,441 Business Demand 1,903,235 Total 3,750,676
Total Leisure 5,773,822 Business Demand 3,601,894 Total 9,375,716 Source: TRC
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Future Demand
The future demand is based on the estimates of growth as outlined in the Edinburgh 2020 Tourism Strategy. TRC have applied these estimates of growth to the current 2011 supply and demand equation and the following bed night growth devolves for the next 5 and 10 years.
Figure 51 SUMMARY OF ESTIMATED BED NIGHT GROWTH FROM 2011 TO 2021 2011 2016 2021 No. of Bed No. of Bed No. of Bed Nights Nights % Growth Nights % Growth sold sold sold Serviced Leisure 3,926,381 4,551,752 16% 5,276,728 34% All Business Demand 1,698,659 1,969,212 16% 2,282,856 34% Total 5,625,040 6,520,963 16% 7,559,584 34% Non Serviced Leisure 1,847,441 2,141,690 16% 2,482,806 34% All Business Demand 1,903,235 2,206,371 16% 2,557,789 34% Total 3,750,676 4,348,061 16% 5,040,595 34% Total Leisure 5,773,822 6,693,442 16% 7,759,534 34% All Business Demand 3,601,894 4,175,583 16% 4,840,645 34% Total 9,375,716 10,869,024 16% 12,600,178 34% Source: TRC
The number of bed nights sold increases to 10.9 million in 2016 and 12.6 million by 2021. The growth increase by 2021 reflects the 34% demand growth as identified in the Edinburgh 2020 Strategy.
10.5 Future Accommodation Requirements
In order to meet the future anticipated growth in demand, either the demand level in existing accommodation will have to increase ie those operators that can absorb further demand, or there will have to be a further increase in supply introduced to the market. The marketplace reality is that it is likely to be a bit of both. Certain accommodation sectors will be able to increase their occupancy levels to accommodate the anticipated growth, but other sectors will not, as the occupancy levels achieved are already high and seasonality may prevent the demand growth being accommodated.
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The future demand model constructed for this exercise is fairly sophisticated in that it can be used to grow demand at different rates by market segments ie business / leisure / conference, etc, but the Edinburgh 2020 Strategy and the market information recorded and collected in the audit at the individual operation level limits this. The model also has the ability to increase the occupancy level in existing properties before new accommodation is recommended. However, the model is also simplistic in that although it grows the demand by market sector, the growth is at the same rate across all categories of accommodation, and this may not actually occur. In the past there has been a much greater demand for lodges and serviced apartments than other types of accommodation and as a result these facilities have been developed at a much faster rate than new full service hotels. Given the current growth forecasts, those categories of accommodation that have a greater proportion of leisure demand, overseas leisure demand in particular, will grow at a faster rate and therefore the requirement for new accommodation in the future will be proportionally greater than in other categories.
It must be remembered that the theoretical accommodation model is only an indicator of the likely scale of accommodation that may be required to meet the future market growth expectations that have been identified. Growth could be higher or lower than the forecast. In addition to underlying growth, new accommodation products, particularly if they can be shown to create an element of their own demand (ie branded, chain-operated hotels, coaching hotel operations certainly do this through vertical integration, customer loyalty, short breaks, meeting packages, etc) could enter the marketplace more rapidly than forecast as they can achieve sustainable levels of demand from their own generating sources, rather than relying totally on the fairshare demand of the area.
TRC have presented two scenarios in identifying the potential additional supply needed to meet demand forecast within the Edinburgh Tourism Strategy. The first scenario assumes that the market fairshare trading occupancy remains at the same level in the future as in the audit ie 79% annual room occupancy in 4 and 5 Star hotels and 81% in 3 Star properties and below. The second scenario assumes that all occupancy levels will rise by 3 percentage points in all supply categories before any new supply is needed, apart from in the Campus and Other categories where it is assumed occupancy levels will rise by 5 percentage points ie 25 to 28% before new supply is recommended.
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Figure 52 SUMMARY OF ESTIMATED FUTURE NEED FOR FUTURE ACCOMMODATION-EDINBURGH
2011 2016 2021 Scenario 1. Scenario 2. Scenario 1. Scenario 2. Supply of Existing Fair Share Existing 3% Existing 3% Letting Occupancy Fairshare Occupancy Fairshare Occupancy Rooms / Demand Occupancy Growth Occupancy Growth Units/ Beds Letting Letting Letting Letting Rooms/ Rooms/ Rooms/ Rooms/ Units Units Units Units Base Scenario 4 & 5 Star Hotel Rooms 4,011 79.0% 639 469 1,379 1,182 3 Star & Below Hotel 5,817 81.0% 926 686 2,001 1,721 Rooms B&B / Guest Houses 2,444 69.0% 389 271 841 704 Rooms Self Catering Units 2,261 65.0 % 360 244 778 644 Serviced Apartments 2,019 81.0 % 322 238 694 597 Rooms Other – Campus, 9,558 25.0% 1,522 - 3,287 1,146 Bunkhouse - Beds Total Additional Letting Units 4,159 1,908 8,980 5,995 Required Total Letting 26,110 30,269 28,018 35,090 32,105 Room/Unit Supply Source: TRC
By 2016, it is estimated that Edinburgh will require between approximately 1,150 and 1,600 new hotel bedrooms. Approximately 470 to 640 bedrooms are needed at 4 and 5 Star standard, and 690 to 925 of a 3 Star standard and below, if the growth targets projected are to be met. By 2021 the requirement for new hotel bedrooms increases to between around 2,900 and 3,400. There are already 765 hotel bedrooms under construction and due to open in 2012 and many more are already signalled in the planning process. At present the accommodation audit has identified that there are 5,500 new beds in key projects in the planning process.
It is harder to influence an increase in B&B category rooms due to general market churn. This market is often reflective of and influenced by the position in the wider residential housing market and people making lifestyle choices. An increase in stock of between roughly 270 and 390 rooms is required to 2016.
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Serviced apartments have shown considerable growth as a product in recent years and again new supply is anticipated in the order of between 600 to 700 new bedrooms by 2021. However, if the trend for serviced apartments growths at a faster rate than average (as it has done in recent years) then the demand in the future for this product could be considerably higher than forecast.
There is also a theoretical need for more self-catering supply in the city around 240 to 360 units by 2016, and 640 to 780 new units by 2021.
The Other accommodation category includes campus, bunkhouse and exclusive use establishments and the current and future supply is difficult to gauge, as much of this supply is seasonal and operates for a short period of time during the summer and Festivals period. In order to be prudent the consultants have suggested an increase in occupancy of 5 percentage points in current available stock before additional sources of accommodation in this category are formally recommended. The actual number of bed spaces required is up for debate and rather spurious as much of this accommodation tends to appear organically / transiently as University accommodation becomes available out of term time. The consultants are of the opinion that a formal requirement in this category should not be reported given the variability of the seasonal base stock that can be drawn upon.
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APPENDICES
APPENDIX I
Intermediary Contacts Appendix II
Intermediary Consultees and Research Findings APPENDIX III
Serviced Apartments Overview APPENDIX IV
Projects in the Planning Process APPENDIX V
Properties Apparently Ceased Trading APPENDIX VI
Websites Reviewed APPENDIX VII
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
Operator Survey Questionnaire Example APPENDIX VIII - OCCUPANCY DATA (VISITSCOTLAND & TNS) APPENDIX IX -
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX I
Intermediary Contacts
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX I - INTERMEDIARY CONTACTS Businesses Businesses (Cont) Hotel Booking Agents Event & Conference Organisers Tour Operators AEGON UK BT Group PLC Classic Britain 1st events Abbey Tours Artemis CALA Group Concorde (Congrex) Acorn Events Adventures in Golf/Perry BNY Mellon Change Recruitment Group Easyways BlueSky Experiences Anglo American Travel Brodies LLP Cisco Systems Expotel Eventcore Scotland Ltd Best of Scotland Holidays Business Stream Citi Hotel Beds Events in Partnership Crusader Holidays Cairn Energy PLC City of Edinburgh Council Key Reservations ExecSpace Ltd. EuroWelcome Scotland Dundas and Wilson Deloitte Meeting Makers Experience Scotland Hello Scotland Ltd First State Investments Dobbies Garden Centres Room Centre Intelligent Events Highlandtours.com IBM Ernst & Young LLP The circle Travel Scot World Limited Panorama Johnston Press PLC Espirito Santo Dickins Zibrant Skills Holidays Lloyds Banking Group PLC Forth Ports Limited Unique Cottages Highland Wedding Belles Skinners of Oxted Martin Currie Halcrow Cottages & Castles Highland Country Weddings WangPing Travel Mazar LLP John Menzies PLC Mackays Self-Catering Utopia Scotland Bruce's Highland Tours McGrigors LLP JP Morgan Chase NTS 88 Events Company Cashel Travel Scotland Miller Group KPMG Hoseasons Andrew Burnet & Company CTC Northcroft Logica Wilderness Cottages Blue Apple Events DIAMOND HOLIDAYS Optimised Environments Lothian Buses Unique Cottages Conference Care UK Discovery Travel Rockstar North Microsoft Scottish Farm Holidays Crescent Events Your Golf Travel Scottish Government Murray International Holdings Celtic Castles Extratime event management Haggis Adventures Scottish Widows Navigant Sykes Cottages First City Events Highland Experience Tours Standard Life Investments Newton Asset Management Connoisseurs Scotland FruitSalad Events Highland Explorer Tours State Street NHS Scotland Easy Breaks Hello Scotland Hookways Holidays Stirling Developments Noble Grossart Henderson Travel Helmsbriscoe K V & K L Slack Limited Target Direct Marketing Oracle Funkeydoos Hilltop Events Memory Lane Holidays & Travel Tesco Bank Royal Bank of Scotland Group Hamilton Scott K&N Travel Associates Sherwood Travel Aberdeen Asset Management Royal Mail Hotel Connexions Kenes UK (formerly Confab) Sightseeing Direct Accenture Ruffer Hotelink (UK) Kyles on Scotland Adam and Co Scotmid Just One Hotel Lean & Green Event Experts Bus Operators Amazon Scottish Gas Sally Mayell Event Management Epsom Coaches AstraZeneca Scott-Moncrieff Spectra in Scotland Fitzcharles Coaches BAA SGPB Hambros Starkevents Heart of Scotland Travel Baillie Gifford Six Telekurs 20-20 Productions Europe Ltd Laver Holidays Bakers Dolphin Sky Television ABC Events North British Tours Black Rock Investment Management Spring Technology Angela Stewart Creative Rabbies Virgin Money Big Bright Star Shaws Coaches Etes Scotland Ltd Simpson's Coaches Fusion Group UK Whytes Coaches George Walker Event Management A W Eastons Coaches Ltd Henri Forman Event management Cooks Coaches Highland Functions Hemmings Coaches i2detail events Osprey Coaches In Conference Ltd Elcock Reisen Maximillion Bowen Travel Ltd. MCI Glasgow David Urquhart Travel No Fuss Events Highland Heritage Coach Tours Prime Events Lochs & Glens Roselle Events Scotline Tours TFI Meeting Point Strathmore Travel The finishing touch Timberbush.com Source: TRC
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Appendix II
Intermediary Consultees and Research Findings
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX II INTERMEDIARY CONSULTEES AND RESEARCH FINDINGS Tour Operators
In all, 49 companies were contacted with 22 successful telephone surveys completed. Consultations were completed with the following tour operators:
Abbey Tours HighlandTours.com Bakers Dolphin Ian Dickson Travel Best of Scotland Holidays Laver Holidays Cashel Travel North British Tours Crusader Holidays Panorama Tours Epsom Coaches Rabbies Tours EuroWelcome Scotland Shaws Coaches Fitzcharles Coaches Simpsons Coaches Grayline Skinners Travel Hello Scotland Whytes Coaches Heart of Scotland Travel WangPing Travel
It should be noted that consultees were made up of companies which booked specific tours to Edinburgh as well as companies which visited Edinburgh as part of a wider Scottish tour. In some cases those visiting Edinburgh as part of a wider tour did not book overnight accommodation in the city. This is a finding in itself as, in most cases, the tour operators noted that Edinburgh was not an appropriate overnight visit due to a range of factors including price, availability and access, notably for bus parking.
Tour operators consulted had a good knowledge of Edinburgh, generally with a focus on hotel accommodation. The tour operators booked accommodation ranging from 2 Star through to 5 Star hotel accommodation, with a general leaning towards 3 Star properties. A small number of operators noted that they would book bed and breakfast accommodation and serviced apartments, but this was only noted on a couple of occasions.
Certain tour operators did not book accommodation but would advise or signpost visitors on suitable accommodation. It was noted by some firms that they had ceased a direct accommodation booking service as increasingly individuals would complete this themselves. Similarly, tour operators noted that they could not guarantee rates and availability, and in many instances individuals were better placed to obtain special rates.
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Tour operators tended to book city centre accommodation, and a range of particular properties were noted, including Jury’s, Premier Inn, the Roxburgh, Apex, Caledonian, George, Sheraton, Channings and Balmoral hotels. On most occasions the tour operators noted that they would select from a wide range of available hotels in the city centre. No firm noted that they had any single specific hotel which they regularly booked. Tour operators did note that ‘availability’ was a deciding factor when selecting hotel accommodation, notably in August.
A number of the tour companies, notably the coach based tour operators indicated that they operated trips to the city, especially during the summer and August in particular, but these tended to be day visits. When there were overnight trip requirements the bus firms tended to book accommodation outside of the city, and locations such as Lanark, Midlothian and West Lothian or even as far north as Stirling and Perth were noted.
The coach based tour companies recognise the attraction of Edinburgh but noted it as an unsuitable overnight stay due to its cost. Certain bus firms also noted that the city was not well equipped for buses, in terms of parking at hotel locations. Bus tours would tend to visit during the day and either stay south or north of the city before the next stop which tended to be Perthshire, the West or the Highlands.
When asked about general perceptions of overnight accommodation, a number of tour operators indicated that although Edinburgh offers plenty of choice and variety, the city is expensive compared to other UK and EU cities. This was especially the case in August when the various Festivals and the Military Tattoo are hosted in Edinburgh. Prices were also noted as being high outside the peak periods and certain operators indicated that the high prices did not reflect high quality.
It was also mentioned that the city did not cater well for larger groups; this in part was due to the lack of beds and expensive rates during peak periods. It was also felt that certain hotels would prefer to have a large number of individual bookings than a small number of (discounted) large bookings.
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Operators tend to arrange tours to Edinburgh in the May to September period, with almost all operators running tours in August. August is when operators have the greatest difficulties in securing accommodation. It was noted that during August the operators would book as far as Dundee, Stirling and Glasgow, confirming displaced demand in peak periods. Edinburgh based operators tended to run shorter day trips outside of the city in August as visitors preferred to be in the city in the evenings, therefore there were fewer Scotland wide trips in August.
Certain operators had discounted rates with hotels but no operator was willing to share hotel rates. It was also noted that Edinburgh did not have a defined overnight rate(s), as this varied significantly by property and by season.
The overwhelming perception from coach based businesses were the restrictive prices in Edinburgh, in most cases these were well outside the budget for their customers. Bus firms noted that they would run tours in peak season, including the Tattoo but not one noted a hotel in the city in which they would stay.
Like the tour operators, the coach based tour operators noted that there were very few group booking discounts and a clear emphasis on individual trade. A number of firms noted that they had reduced or ceased tours into Edinburgh due to the difficulties in parking and getting around Edinburgh, including the road closures from the tram development.
Conference and Event Planners
In all, 30 companies were contacted and 12 successfully took part in our telephone surveys. Consultations were completed with the following conference and event planners:
st 1 Events ExecSpace Events Acorn Events Experience Scotland Bluesky Events Intelligent Events Congrex Meeting Makers Eventcore Scotland Travelscot World Events in Partnership Zibrant
iv Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
The conference and event planners consulted tended to book accommodation in the city centre. A number of organisers noted that they returned frequently to the same venues, much of which was situated around the vicinity of the EICC, such as the Sheraton, Caledonian, Apex and further towards the George, Balmoral and Carlton hotels. In keeping with other cities the conference and events are more likely to seek 4 and 5 Star accommodation, although it was noted that was dependent on the client requirements, conference venue and budgets.
Access to key venues and public transport, notably walking distance to train stations was noted as a decisive factor as many delegates did not drive to events. Similarly the hotels near the airport and in the west of the city were noted as popular event and conference locations. A number of organisers utilised the services of agents to book hotels and therefore did not have any specific views on availability, but it was noted that during the summer months it was difficult to secure accommodation.
The cost of hotel provision was noted, although this was not as much of an issue for larger corporate clients and conferences attracting EU or global delegates. Edinburgh was noted as a very attractive proposition and popular with large events, Expo’s etc. This in itself was noted as a factor in securing rooms, notably when large events clashed with other events such as sporting events, Festivals and peak tourism demand. Event companies did indicate that they would tend not to arrange events during August due to the lack of accommodation.
Certain organisers had developed relationships and a rapport with hotels and venues and it was clear that they did not have as much of an issue securing rooms, especially when some of the larger events were planned in advance. A number of organisers mentioned that they also got deals and rates for large bookings and there was a good variety of hotels and venues as well as activities for guests.
There didn’t seem to be any specific season for events although a couple of organisers noted late Spring (April / May) and Autumn (Sept / Nov) as particularly busy for corporate events. There were a number of negative comments where a couple of organisers had bad experiences and would not return to specific venues and hotels.
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One organiser felt Edinburgh was a weak conference venue when compared to other UK cities, and noted that they had experienced poor facilities and service. It is worth noting that this was based on one event but highlights the competitive nature of the sector and the need for constantly high service standards.
Due to the peak summer demand a few event organisers highlighted that they would not visit Edinburgh in the summer months. When this was the case they would go elsewhere or rearrange for other periods. It was noted that Edinburgh room rates were on a par with London in the summer months and this also resulted in fewer bookings in peak seasons.
There was a general consensus that Edinburgh was a high quality conference destination, for corporate and associations, but was expensive, and was out of limits at the peak of the tourism season. Edinburgh is seen as a big draw but for some it does not provide value due to room rates. Long lead times allow organisers to get rates and rooms but when working on tight budget or short notice the organisers would tend to go elsewhere.
Hotel Booking Agents
Initially 19 companies were contacted and 8 took part in our telephone surveys. Consultations were completed with the following hotel booking agents:
Classic Britain Key Reservations Dickins (Self-Catering Agent) Pacific World Easyways Room Centre Expotel The Circle
As expected a wide range of accommodation and locations were noted by hotel booking agents, ranging from city centre hotels, to B&Bs, serviced apartments, holiday lets, student lets and backpacker / hostel enquiries. The scale and scope of demand makes it difficult to summarise any specific findings or trends.
An obvious finding was the wide variety of overnight accommodation on offer in Edinburgh. In keeping with other intermediaries the peak demand is pronounced in August and many agents highlighted the Tattoo and the Festivals as key demand generators.
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It is apparent that other events, including sporting, corporate and cultural, can also make availability extremely difficult in other times throughout the year. A couple of firms noted that in 2011 there were a number of weeks when there were a wide selection of events being hosted in Edinburgh and occupancies were high, as were room rates, and resulted in displaced demand to outside the city.
Firms confirmed that there is a wide variety on offer in the city centre, although one respondent did note the lack of 2 and 3 Star accommodation in the city centre. It was also noted that the draw of Edinburgh throughout the year meant that visitors were sometimes willing to be located outside the centre and even outside the city itself. A firm noted that their clients were happy to be based in the outskirts as they were seldom in the hotel due to the range of activities being held in the city.
As noted by other demand generators the rates in Edinburgh are seen as expensive and perhaps offer poor value for money at times. In August when rates are at their highest a number of agents noted that the quality of the hotels do not deserve the rates they achieve. Rates for 3 and 4 Star can be above £200 per night and 5 Stars above £300 throughout the majority of the year.
Certain agents noted they can get deals and special rates but these are hard to find in peak months. Generally people visiting Edinburgh are happy to pay the high rates, notably in August. Agents noted that there is a good selection of B&Bs and lower grade and priced hotels on the outskirts of town and these prove popular for lower price brackets throughout the year.
Self-catering agents, notably holiday lets and Festivals related lets, also noted significant levels of demand, pre-bookings and profit margin. This is especially the case for high end city centre accommodation during the Festivals. Occupancies are consistently high and in many situations owners let their accommodation out for August and holiday elsewhere. February and March was noted as being a quiet spell. Outside summer, it was noted that Christmas and New Year, and the rugby international weekends were busy. Graduations and other events were other notable busy periods.
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Specialist Planners (Golf and Wedding)
Initially 15 companies were contacted and 5 took part with telephone surveys successfully completed.
Consultations were completed with the following specialist event and tour planners:
88 Events Utopia Scotland Executive Golf and Leisure Highland Wedding Belles Golf Scotland Highland Country Weddings Perry Golf
Golf tour companies noted that visitors to Scotland would tend to visit Edinburgh and / or Glasgow at the start or end of their golfing trip. It was noted that this was more likely during August when golfers, and non-golfing partners, would visit the Festivals and / or the Military Tattoo. The golf tour companies indicated that their clients would tend to stay in 5 Star accommodation including the Sheraton, Balmoral or Caledonian. A number of golf courses in East Lothian, such as Musselburgh, Muirfield and North Berwick, were popular with international visitors and Edinburgh accommodation may be used when visiting these courses. Golf tour operators noted that demand for Edinburgh as a destination was not significant but the range of luxury hotels ensured that golfers wishing to visit the city could be accommodated. The nature of golfing tours where they are planned well in advance meant that availability was not a concern for planners.
Edinburgh was seen as a popular wedding location, both the city itself and the surrounding area which both have a good choice available. It’s difficult from the consultations completed to confirm which ones are the most popular as there will be many of the hotel venues which do weddings every week but the planners consulted tended not to get involved in many traditional hotel weddings as their clients tended to be looking for something a bit different. The wedding planners listed both non-hotel venues (Edinburgh Castle, Mansfield Traquair, Dundas Castle, Hopetoun House and Royal Botanic Gardens) as well as hotel venues, including Macdonald Roxburghe Hotel, Prestonfield, The Witchery, Orocco Pier (South Queensferry) and Tigerlily. Other ones which were seen as very well known included The George Hotel, Surgeon’s Hall, The Balmoral, Norton House, Macdonald Houston House, Dalhousie Castle and The Hub. It was noted that Edinburgh probably has the highest number of civil ceremony licenses in Scotland.
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Good points about Edinburgh weddings included:
Great choice of accommodation at a good range of prices for non hotel type venues; Lots for guests to do if they are travelling in to Edinburgh for a weekend to attend a wedding; Proximity to the airport; Good range of prices available at different venues within the city and surroundings; and Great choice of suppliers within the city.
Challenges of Edinburgh weddings included:
Access and parking; Travelling around the city, eg between ceremony and reception can be time consuming; No rail link from the airport, although good bus links; and Most hotel venues lack good outdoor space for drinks / photographs in the summer.
Wedding planners did highlight that they had supported a range of weddings in a wide variety of venues. Availability is very seldom an issue in weddings due to the planning and long lead times. Similarly, planners noted that venues would advertise wedding packages which guaranteed availability and a range of price points.
Edinburgh Employers
Across the city 69 companies were contacted, 25 consented to take part and successful telephone consultations were completed.
Consultations were completed with the following Edinburgh based employers:
Aegon Asset Management Martin Currie Investment Management Artemis McGrigors LLP Bank of New York Mellon Northcroft Brodies LLP Optimised Environments Business Stream Rockstar North Cairn Energy Scottish Government Dundas and Wilson Scottish Widows First State Investments Standard Life Investments IBM State Street Johnston Press Stirling Developments Lloyds Banking Group Target Direct Marketing Mazar LLP Tesco Bank Miller Group ix Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
Edinburgh is well known and established as a business location, with a concentration of private, stock market listed and public sector employers across a relatively compact area. The research attempted to consult a cross section of Edinburgh’s largest and top performing companies and details were drawn from Edinburgh’s Inward Investment portal (Edinburgh Inspiring Capital) which listed Edinburgh’s largest companies. It should be noted that a significant number of the larger companies were not willing to take part due to company policy about telephone research. Similarly when contacting larger firms it was difficult to speak with the correct team or person, therefore some findings are from individuals within companies and may not be reflective of the experience of the entire company. It should also be noted that a number of the large firms utilise the services of travel management companies, such as Expotel, HRG, Portman and TMG, and therefore these firms did not have a working knowledge of the accommodation sector.
The majority of companies booked hotels in the city centre, a number of firms booked self-catering apartments for staff visiting for longer periods. A couple of firms noted that they were tending to book apartments more than hotels as staff preferred the independence and ability to cook within their own premises. The majority of firms were booking accommodation for staff, although a few companies did note that they booked accommodation for visiting clients and dignitaries, in most cases this was focused on higher end accommodation provision.
A wide variety of hotels are being used, including hotels at or near the airport, hotels near the South Gyle / Edinburgh Business Park, west end hotels and hotels on George Street, Princes Street and the Grassmarket. Firms seemed to be happy with the offer and wide range of accommodation provision. Although a large number of firms noted ‘city centre’ as a key preference it is worth noting the west end and Edinburgh Park, where a number of the consulted firms were located. In most cases ‘location’ was noted as the key factor when selecting a hotel. For both clients and staff bookings it was noted that hotels in close proximity to offices were sought. Visiting business travellers did not tend to visit by car and therefore hotels in close walking distance to offices and transport nodes were sourced.
Generally firms would be seeking 3 and 4 Star accommodation, although when important management and clients visit this may include 5 Star city centre properties.
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Firms noted that price was an important factor, and some organisations had to work within set rates and this could be difficult in Edinburgh in the summer months. Firms with set rates tended to have two rates, one for London and one for outside London. It was noted that on occasions Edinburgh could have London rates and therefore this could prove difficult for companies working with set rates.
Many firms had a good working knowledge of hotels near their offices, and in many cases they would have corporate rates. Very few firms were willing to share these rates. A number of firms noted that there was a move towards new brands and notably boutique and contemporary hotels. Certain firms felt that the traditional, or landmark, hotels were not as attractive as before and newer brands were favoured by business travellers. A few firms noted that the traditional properties (notably the Caledonian, Balmoral, George and Roxburghe hotels) did not offer good value for money for the business traveller, and would only be used by senior management and important clients.
In keeping with all intermediaries, August was highlighted as being the most difficult month for availability, and high room rates. However being a traditional holiday month, firms noted that their own demand was lower, similarly, businesses would cut back travel in this period due to availability and costs. One organisation noted that they encouraged staff and clients not to visit in August due to higher costs. When encountering a lack of availability at preferred hotels, firms would have to seek alternative hotels but this very seldom meant leaving the city centre. Firms seemed to be more willing to change their price range in order to get a hotel room, rather than move out of the city centre. One firm noted that they would just ‘take the pain’ in the summer months rather than source accommodation outside of the city centre. However, a few firms noted their displeasure at the considerable increases in hotel rates in the summer months, a couple of firms noted that they had changed their hotel preference due to the scale of rate changes in the summer months.
Firms also confirmed a lack of availability when there were other sporting / cultural events at other times in the year, including the rugby internationals and the marathon, Royal Highland Show etc, and although trips were planned in advance on many occasions the lead time was short which meant preferred hotels could not be secured. Firms tended to book the same hotels and have good rates / relationships with hotels in their vicinity but on occasion they may have to seek hotels further afield, especially in peak summer periods. Firms tended to suggest there was a shortage of bed spaces in the city centre, and some firms indicted that more should be done to encourage hotel development in the city centre, with a focus on the west end and links to transport interchanges. xi Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
VisitScotland and VIC Network
Representatives of VisitScotland, the VIC network, were consulted to elicit their views on the accommodation stock in Edinburgh, potential gaps and any issues they face from interaction with the consumer.
The stock in Edinburgh is considered to be diverse and plentiful at most times of the year with a wide range of quality and price points. The new product types and new branded entrants to the market were welcomed.
It is noted that there has been a decline in the number of visitors turning up in Edinburgh and using the VIC facilities as ‘booking agents’. More visitors are reported to be pre-booking accommodation and benefitting from online / early bird discounts rather than leave accommodation to chance. This saving is reported to be being used by some to ‘upgrade their day visit and extended tour activity while using Edinburgh as a base, rather than that revenue being lost to the tourism economy.
The practice of premium pricing for events and high season along with selective acceptance of bookings minimum 2 / 7 nights etc was noted.
The growth and popularity of the serviced apartment and hostel sector has also been widening the attractiveness of the accommodation offering and the market base to better host hen / stag parties and allowing groups to achieve value for money accommodation centrally. The growth of limited service hotels was also commented on.
The B&B / guest house categories are considered an important part of the offer particularly for overseas visitors but some need to raise their game somewhat as those within the VisitScotland QA Scheme collectively have a below national average grade.
The need to balance the growth in supply with new demand to bolster the shoulder seasons was noted as being important for the future.
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APPENDIX III
Serviced Apartments Overview
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX III - SERVICED APARTMENTS OVERVIEW
Serviced Apartments In Edinburgh
As part of this study the consultants were asked to explore the serviced apartment sector to establish its particular profile of supply and demand given its relatively recent appearance in any scale in Edinburgh.
VisitScotland defines the Serviced Apartment as:
Usually apartments located within one building and in a city centre location. Equipped with a kitchen facility or offer a meal service. A cleaning service will be provided on 5 or 7 days per week.
While Self-Catering is:
A property such as a house, cottage, or apartment which is usually let on a weekly basis and requires no service elements during the time of the guest's stay.
Our research suggests a blurring between the terms serviced apartment and self-catering unit. This is demonstrable from: the frequency and level of ‘service’ during a stay varies extensively; single units as well as multiple units in a block are each being described as self-catering and serviced apartments; the treatment of initial access to the unit - key collection, escorted to, met at the address; catering facilities on site / concierge services, etc, etc.
At the end of this section we provide brief overview of the sector and its evolution globally. That information draws on a number of sources but primarily the website of the largest agency involved in the sector www.apartmentservice.com and its Global Serviced Apartments Industry Report 2011/12 (GSAIR).
The serviced apartment market in Edinburgh is becoming more competitive with a large number of new ‘operators’ in the city. The majority of those we contacted saw their properties as true serviced apartments as they offered servicing on a daily basis. Although there are examples of multiple apartments in the same property many operators had apartments scattered throughout the city (mainly, it has to be said, in the city centre). The presence of purpose-built serviced apartments operated by international hospitality companies has only latterly been seen with the opening of the Marriott Residence Inn (107 units).
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Edinburgh currently boasts around 130 operators of serviced apartments but in terms of multiple-unit operators only 35 have multiples of more that 5 units, with Fountain Court Apartments the largest operator, having 178 units across 5 properties. The 10 largest operators have 40 plus units and together account for around 720 units. Other notable players include Lochend Serviced Apartments (92 Units), Fraser Suites (75 Units), Ocean Apartments (69 Units), Hot-el Apartments (84 Units).
The serviced apartment concept is growing in Edinburgh but the current economic climate and increase in supply sees some providers having to work a lot harder to retain their occupancy levels. However in 2011 occupancy levels in excess of 80% were still the norm despite growth in supply. Operators report that serviced apartments are popular within the corporate market especially, as they are becoming more conscious of the cost of travel and accommodation through greater exposure and appreciation of the value an apartment offers. Many of these new apartments are now being opened outside the immediate city centre, eg Marriott Residence Inn, as corporate visitors tend not to look to be central to visitor attractions, Royal Mile, etc and the high premium charged by properties in such locations. The majority of the apartment operators consulted believe that there is enough demand in Edinburgh to absorb the increase in supply; they acknowledge it to be a successful concept and one that is, and will grow further in the city.
The average length of stay in serviced apartments were reported as being from 2 to 3 nights, with leisure guests staying for shorter periods (where this is permitted) eg one night stays for the Rugby International rather than 2 or 3 nights. The longer stays experienced tended to be from the corporate market, where there was also a tendency to see less ‘intense’ daily servicing requested. It is suggested that the market in Edinburgh at present is seeing 1 and 2 bedroom apartments particularly heavily booked by those looking to save costs and are seeking one bedroom apartments with sofa beds rather than booking 2 bedroomed units. The available stock tends to be 1 and 2 bedroom units and there is some demand for larger apartments to accommodate families and groups.
The apartment operators also reported an increase in returning visitors, and some of the operators are particularly focusing on this to foster loyalty and ensure the phenomenon continues.
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Some also reported an increase in last-minute bookings, which they felt was a recent change in the last 6 months to a year. It was noted that early on each January in the past had always been the busiest time for bookings, however this has been pushed further back now to the end of January / February and there has been a large increase in last-minute bookings as people seek to secure a bargain. That said popular apartments were reported as being booked at least 2 months in advance.
An issues raised during the research was that the accommodation sector has very little legislation, meaning that anyone can provide accommodation without any knowledge or support of the industry. It was suggested that a code of practice / standards / regulations should be introduced in order to ensure visitors have an enjoyable stay in non-serviced accommodation, self-catering and serviced apartments, as currently some visitors to the city have a bad experience and therefore never return.
One respondent stated that the city ‘fathers’ should stop ‘building hotels’ and examine the changing market and realise that the serviced apartment sector is growing strongly and should be given greater focus. Others might claim that the ‘serviced apartment’ growth like the limited service hotel is a ‘trojan horse’ that will ultimately lead to the demise or any further growth in the fully serviced hotel sector - a point for debate and consideration when viewing the future of Edinburgh or any city’s hotel sector and its viability.
Serviced Apartments Industry Overview
This section draws on information from The Apartment Service Worldwide (TAS) and in particular its website www.apartmentservice.com and GSAIR 2009/10 and 2011/12.
Also known in the global lodgings sector as Extended Stay properties, Corporate Housing or Apart-hotels, Serviced Apartments provide a solution to short term or relocation accommodation needs in certain instances and leisure markets in others. From the reports conducted by TAS the following conclusion can be drawn. Serviced Apartments tend to be larger than hotel rooms but equally tend to be less expensive. Fitted kitchens allow for savings on room service and eating out.
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The benefits of serviced apartments versus hotels include:
Less costly by about 15%-30% than equivalent standard hotel rooms;
Larger floor footprints, complete with lounges and full-kitchens;
Fewer restrictions than hotel rooms making it more appealing / home- like for people on a temporary stay;
More space suggesting more ‘luxury’, lounges to relax or entertain and kitchens for home-cooking that hotels and restaurants with rooms cannot provide.
The serviced apartment concept has been around in the USA for just over 20 years but in just about every region outside the USA there has been, until recently, little supply or apparent demand. Serviced apartments, mainly in the form of Extended Stay Hotels, are now gaining ground in many countries eg Australia, Singapore, Thailand, South Africa, Germany, Brazil, Dubai, France and India. Edinburgh, alongside London has perhaps been an early leader in the UK. (In Europe the French market via brands such as Citadine, etc have been at the forefront of the growth).
The USA currently accounts for 77% of the world stock of such accommodation and is still the fastest growing and a highly profitable sector of the US lodging industry suggesting that good growth is also likely in all other global regions as well. It is also significant that 86% of the world's serviced apartments are operated by the top 15 players in the marketplace.
The top serviced apartment brands are, in general, operated by international hotel chains keen to lower their operating costs and to reduce staff to guest ratios. This has been achieved by adding a lounge and kitchen creating a more spacious alternative and allowing the lowering or dispensing with costs associated with restaurants or non-revenue generating lounge / circulation areas.
Over the last thirty years there has been a worldwide trend of companies internationalising their operations and spurring greater staff mobility resulting in the requirement for many of them to stay away on longer business trips or on temporary assignments. Expatriate populations have also grown strongly due to growth in corporate relocations. The sector's agency specialists are reporting that relocation assignments are getting more numerous and also the volume of their short stay assignments are growing in numbers.
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The Apartment Service, started in 1981, was one of the first companies to create a global network of corporate serviced apartments, and today is the largest European booking agent for serviced apartments.
The serviced apartments sector has taken a long time to carve a niche in the business travel market for reasons of visibility, availability and bookability (lack of access to the product). This has changed – now there is accessibility to extended stay inventory via the global distribution systems (GDS) used by travel management companies.
Business travel agencies are now being tasked with finding accommodation for clients embarking on extended stays and long-term assignments. At the same time, relocation agents are reporting a proliferation of shorter-term assignments, which in their terminology, is anything less than a year. The six-month and year-long stays are important tipping points in various parts of the world, as they signal different taxation treatments by national governments.
Both ends of the temporary assignment market are therefore converging to create greater demand for the same sort of product.
Corporate accommodation requirements are no longer solely about business travellers staying in hotels. The sector now is increasingly encompassing accommodation needs for short and long-term assignments, meetings, and remote working.
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APPENDIX IV
Projects in the Planning Process
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX IV – KEY PROJECTS IN THE PLANNING PROCESS - CONSENTS Development Address Description Rooms Theakston Estates Almond Avenue [site at] new 350 Fyffes Group Ltd Bankhead Way new 100 The Fitzpatrick Design Collection Baxter's Place, 1-5 Change of use 165 Best Western Bruntsfield Hotel Bruntsfield Place, 69-74 Refurbishment 7 Change of use & Telereal Trillium Clifton Terrace, 7-8 157 extension Private Individual Cockburn Street, 20, 30 Change of use 22 Whiteburn Cowgate Ltd. Cowgate [fire site] new 221 Private Individual Craigmillar Park, 3 Extension 8 Leisure 1 (Edinburgh) Ltd. & Leisure Dundee Street, 130 Change of use 171 1(Edinburgh Two) Ltd. Vinanian Developments Eastfield Road, 8 new 168 Festivals Hotels Ltd Ettrick Road, 13 ext 9 Keasim Ltd. Forrest Road, 12-16 Change of use 32 (beds) LTSB (Fountainbridge1) Gilmore Park, Fountain Brewery new 250 Leith Walk Developments Haddington Place, 34b new 304 Private Individual Hillside Crescent, 3 Change of use 5 Gregor Shore Ltd India Buildings, 1, 2-3, 6 Change of use 34 Royal Highland Society of Scotland Ingliston Road [RHS] new Capital Land (Holdings) Ltd Jeffrey Street, 43 Extension 126 Lauriston Hotel Ltd Lauriston Park, 1-3 Change of use 20 Caledonian Trust plc London Road, 151 new 150 Private Individual Marchhall Crescent, 14-16 part Change of use -9 Edinburgh Minto Hotel Minto Street, 16-18 Extension 23 Tiger Haymarket Morrison Street, 189 new 245 Mountgrange New Street, 5 [land adjacent to] new 210 Carlton Hotel (Edinburgh) North Bridge, 19 Refurbishment 21 Carlton Hotel (Edinburgh) North Bridge, 19 Refurbishment 6 Carlton Hotel (Edinburgh) North Bridge, 19 Extension 25 Forth Properties Ltd. Ocean Drive [land adjacent to] new 1102 Ocean Point Developments Ocean Drive [land adjacent to] new 250 Somerston Hotels Ocean Drive, 101 Extension 24 Private Individual Ocean Drive, 2 [land 40m NW of] new 135 Brown Taylor Management Picardy Place, 14b Change of use 9 EDC (Hotels) Ltd. Picardy Place, 16-22 Extension 25 Barclay's Nominees Princes Street / West Register Street Change of use 138 The Old Waverley Hotel Ltd. Princes Street, 42-44 Extension 12 Raeburn House Hotel Ltd Raeburn Place, 112 Extension 50 Preston Pans Trading Ltd Rutland Square, 9 Change of use 11 Private Individual Salisbury Road, 43-45 Extension 6 Fraser Hamilton (Shrubhill) Ltd. Shrub Place, 1 new 121 Silverfern (The Wharf) Ltd. Shrub Place, 7 new 239 Henderson Global Investors St. James Centre new 200 Lorne Properties Ltd Stafford Street, 20 Change of use 5 Change of use & McLaren, Murdoch & Hamilton West Coates, 2 13 Extension Rutland Court Investments West Coates, 7 Change of use 63 Waterfront Edinburgh Ltd. West Harbour Road, 28 new 200 South Yorkshire Pensions Authority Whitehill Road [land adjacent to] new Private Individual York Place, 12 Change of use 12 Source: City of Edinburgh Council Planning Department
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KEY PROJECTS IN THE PLANNING PROCESS – AWAITING DETERMINATION Development Address Description Rooms TP Hotel (Edinburgh) Ltd. Clifton Terrace, 7-8 Change of use & 179 Extension SoCo (Edinburgh) Ltd. Cowgate [land at] new 259 Thistle (Edinburgh) Ltd Ingliston Road, 101 [land 55m NE of] new 75 Premier Inn Hotels Ltd. Newhaven Place, 51-53 Extension 53 The Cairn Group Princes Street, 24, 25 Change of use 9 Kingsford Estates South St. Andrew Street, 1F1 9 Change of use 14 Royal London St. Andrew Square, 19 Change of use 103 Heart of Midlothian FC Tynecastle Terrace, 1 new 108 Private Individual York Lane, 11-13 Extension 14 Source: City of Edinburgh Council Planning Department
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APPENDIX V
Properties Apparently Ceased Trading
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING No of No of Sleeper Property Name Type Post Code Units Rooms Total Agenda Hotel Hotel EH12 8AT 1 28 56 Carlton Greens Hotel Hotel EH7 5DD 1 26 52 Clarendon Hotel (formerly Maitland Town Hotel EH2 4RG 1 65 125 House) Rothesay Hotel Hotel EH3 7SL 1 34 93 Adam Hotel Small Hotel EH12 5EH 1 14 28 Addison Hotel Small Hotel EH12 6AX 1 6 14 Bar Java Hotel Small Hotel EH6 6RS 1 10 20 Botanic House Hotel Small Hotel EH3 5QH 1 7 15 Dukes Of Windsor Street Small Hotel EH7 5LA 1 7 14 Gillsland Hotel Small Hotel EH10 5BW 1 6 12 Grange Hotel Small Hotel EH9 2EU 1 15 30 Orwell Lodge Hotel Small Hotel EH11 1NH 1 10 17 Afton Town House Guest House EH12 5EP 1 11 22 Ardbeg Guest House Guest House EH15 2HD 1 4 8 Argyll Townhouse Guest House EH3 7SL 1 10 20 Belle Vue Guest House Guest House EH7 4JP 1 8 16 Bellerose Guest House Guest House EH9 2BS 1 3 7 Better Guest House (Edinburgh Guest Guest House EH1 3AZ 1 House) Brodies Guest House Guest House EH7 4JP 1 7 14 Davenport House Guest House EH3 6QY 1 6 10 Eden Guest House Guest House EH15 2PE 1 7 12 Edinburgh Brunswick Hotel Guest House EH7 5JB 1 10 24 Ellwyn Hotel Guest House EH7 6TD 1 10 25 Forthview Guest House Guest House EH7 6TD 1 7 12 Fountainhall Guest House Guest House EH9 2LW 1 7 16 Four Twenty Guest House Guest House EH5 2AD 1 6 12 Galloway Guest House Guest House EH4 1PH 1 10 22 Garden Flat Guest House Guest House EH9 1SA 1 2 4 Glenerne Guest House Guest House EH12 5JD 1 7 12 Glenorchy Guest House Guest House EH9 2DH 1 9 24 Heatherlea Guest House Guest House EH9 2AX 1 10 20 Joppa Rocks Guest House EH15 2HB 1 4 8 Leamington Guest House Guest House EH10 4JS 1 8 20 Maple Leaf Guest House Guest House EH6 5AN 1 11 22 NBs (formerly Aarajura Guest House) Guest House EH10 4PQ 1 12 28 Primrose Guest House Guest House EH3 9NU 1 Rosebery Hotel Guest House EH12 5JY 1 10 18 Southdown Guest House Guest House EH16 5PS 1 6 12 St Albans Lodge Guest House EH9 2PA 1 9 20 Sylvern Guest House Guest House EH9 1TQ 1 6 16 11 Learmonth Terrace Bed & Breakfast EH4 1PG 1 3 6 12 Derby Street Bed & Breakfast EH6 4SH 1 4 6 13 Moat Street Bed & Breakfast EH14 1PE 1 2 4 14 Lennel Avenue Bed & Breakfast EH12 6DW 1 3 6 16 Lynedoch Place Bed & Breakfast EH3 7PY 1 3 6 17 Hope Park Terrace Bed & Breakfast EH8 9LZ 1 2 4 18 Danube Street Bed & Breakfast EH4 1NT 1 1 2 21 Mayfield Road Bed & Breakfast EH9 2NQ 1 2 6 22 Murrayfield Gardens Bed & Breakfast EH12 6DF 1 3 6 26 Duddingstone Avenue Bed & Breakfast EH15 1SQ 1 3 6 27a Royal Terrace Bed & Breakfast EH7 5AH 1 2 5 28 London Street Bed & Breakfast EH3 6NA 1 4 9 37 Atholl Crescent Lane Bed & Breakfast EH3 8ET 1 3 5 4 St Marks Place Bed & Breakfast EH15 2PY 1 3 6 50 India Street Bed & Breakfast EH3 6HD 1 1 2 7 Danube Street Bed & Breakfast EH4 1NN 1 3 5 Abercromby House Bed & Breakfast EH3 6LB 1 Alan's Guest House Bed & Breakfast EH9 1SW 1 10 18 Albion Bed & Breakfast EH12 8RP 1 3 6 All New Meadows Festivals Rooms Bed & Breakfast EH8 9LZ 1 Allens - Bed & Breakfast EH10 5ED 1 2 4 Anna Hill Villa Bed & Breakfast EH9 1VF 1 1 2 Arisaig Bed & Breakfast EH12 8LN 1 2 4 xx
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING No of No of Sleeper Property Name Type Post Code Units Rooms Total Borodale (Darlington Bed & Breakfast) Bed & Breakfast EH9 1JU 1 3 6 Bruntsfield Lodge Bed & Breakfast EH10 4EL 1 4 11 Cairns Bed & Breakfast Bed & Breakfast EH4 8AP 1 2 4 Cameron, The Bed & Breakfast EH7 4AY 1 13 26 Castle Street B&B Bed & Breakfast EH2 3BG 1 3 7 Catherine Parent B&B (Sabaudia) Bed & Breakfast EH7 4BU 1 2 4 Ceol-Na-Mara Bed & Breakfast EH8 7JQ 1 6 6 Chaplins, The Bed & Breakfast EH12 5EH 1 1 2 Coaches Guest House, The Bed & Breakfast EH4 7NB 1 3 6 Corner House, The Bed & Breakfast EH10 6EW 1 3 6 Donmarie Bed & Breakfast EH4 5JD 1 2 4 Dunedin Private House Bed & Breakfast EH10 5DR 1 5 12 Edinburgh B&B Bed & Breakfast EH8 8HU 1 2 4 Edinburgh City B&B Bed & Breakfast EH3 8AF 1 4 11 Eildon Terrace Bed and Breakfast Bed & Breakfast EH3 5LU 1 Elliston Bed & Breakfast EH10 4LH 1 3 4 Ferrymount Bed & Breakfast EH6 4NL 1 3 6 Glenfarrer House Bed & Breakfast EH7 6SG 1 4 6 Hawthorne House Bed & Breakfast EH30 9LL 1 5 11 Hopebank Bed & Breakfast EH15 2PZ 1 3 6 Hopetoun Guest House Bed & Breakfast EH9 2NG 1 2 5 Kingswood Bed & Breakfast EH3 5NZ 1 3 6 Lindenlea Bed & Breakfast EH15 2PY 1 3 6 Meadowplace House Bed & Breakfast EH12 7TZ 1 3 6 Melness House Bed & Breakfast EH12 5LB 1 9 18 Private Individual Bed & Breakfast EH10 5SZ 1 2 3 Newmills House Bed & Breakfast EH14 5AG 1 4 7 Nova Hotel Bed & Breakfast EH10 4EZ 1 12 24 Number 17 Bed & Breakfast EH4 1PG 1 3 6 Oleanders Guest House Bed & Breakfast EH4 2EQ 1 3 6 Pringle's Ingle Bed & Breakfast EH10 5HB 1 2 4 Raeburn House Bed & Breakfast EH4 1HG 1 8 16 Red Holme House Hotel Bed & Breakfast EH10 5EQ 1 19 35 Red House, The Bed & Breakfast EH10 6BE 1 1 2 Slateford Green 'Rooms to Rent' Bed & Breakfast EH14 1NE 1 1 2 Stirling Road B&B Bed & Breakfast EH5 3JA 1 4 6 Stuarts, The Bed & Breakfast EH3 9LN 1 3 6 Sure and Stedfast Bed & Breakfast EH15 1QY 1 3 6 Terringlen B&B Bed & Breakfast EH4 2AX 1 3 7 The Greenhouse Bed & Breakfast EH10 4LD 1 6 14 Turret Town House Bed & Breakfast EH15 3AY 1 Ballantrae Apartments (Alexander Serviced Apartment EH1 3EP 1 1 4 Graham Bell apt) Ballantrae Apartments (Robert Louis Serviced Apartment EH1 3EP 1 2 6 Stevenson apt) Ballantrae Apartments (Robert Louis Serviced Apartment EH1 3EP 1 2 6 Stevenson apt) Ballantrae Apartments (Sir Walter Scott Serviced Apartment EH1 3EP 1 1 4 apt) Ballantrae Apartments (Sir Walter Scott Serviced Apartment EH1 3EP 1 1 4 apt) Ballantrae Apartments (William Wallace Serviced Apartment EH1 3EP 1 2 6 apt) Ballantrae Apartments (William Wallace Serviced Apartment EH1 3EP 1 2 6 apt) (3 Bedroom Lower Villa Self-catering EH12 6NS 1 3 6 1 Bedroom Apartment In New Town Self-catering EH1 3SA 1 1 2 (Ref.832) (?) 1/11 Portland Gardens Self-catering EH6 6NQ 1 1 2 1/6 Powderhall Brae Self-catering EH7 4GD 1 2 4 10 Breadalbane Terrace Self-catering EH11 2BW 1 3 5 10 Saxe-Coburg Place Self-catering EH3 5BR 1 1 4 12 Boat Green Self-catering EH3 5LH 1 1 2 12 Lennox Street Self-catering EH4 1QA 1 4 8 12/36 Pilrig Heights Self-catering EH6 5AB 1 2 4 14 Dean Park Street (Ground Floor Left) Self-catering EH4 1JP 1 1 2 140 Rose Street, Flat 6 Self-catering EH2 3JD 1 2 4
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING No of No of Sleeper Property Name Type Post Code Units Rooms Total 144 St Stephen Street (Ground Floor Left) Self-catering EH3 5AA 1 1 2 15 Blair Street Self-catering EH1 1QR 1 2 4 15 Clermiston Road Self-catering EH12 6XG 1 2 5 15 Randolph Crescent Self-catering EH3 7TT 1 2 4 16 Maryfield Place Self-catering EH7 5AU 1 1 4 18 Blair Street Self-catering EH1 1QR 1 2 3 18 Lynedoch Place Self-catering EH3 7PY 1 2 4 19 Western Harbour Way (Platinum Point) Self-catering EH6 4LX 1 2 6 19A, Fettes Row Self-catering EH3 6RH 1 1 2 1F2 17 Cheyne Street Self-catering EH4 1JA 1 1 2 1F2 79 Lothian Road Self-catering EH3 9AW 1 4 10 2 Campbell's Close Self-catering EH8 8JJ 1 2 4 2 Northumberland Place Self-catering EH3 6LQ 1 2 6 2/2 Lady Wynd Self-catering EH1 2LH 1 2 4 2/5 Tytler Court Self-catering EH8 8HJ 1 2 6 20a Dean Terrace Self-catering EH4 1NL 1 1 4 20/8 Glen Street Self-catering EH3 9JE 1 1 2 22 Old Tolbooth Wynd Self-catering EH8 8EQ 1 2 8 239/B1 Darly Road Self-catering EH11 2ES 1 3 8 239/G1 Darly Road Self-catering EH11 2ES 1 2 7 24/1 Drumsheugh Gardens Self-catering EH3 7RN 1 1 2 25 Boswall Terrace Self-catering EH5 2EE 1 1 2 25 Lower Granton Road Self-catering EH5 3RT 1 1 2 25 Royal Circus Self-catering EH3 6TL 1 3 6 29 Blair Street Self-catering EH1 1QR 14 33 97 2F1 (2fl) Self-catering EH3 6RT 1 1 2 2F2 47 Cumberland Street Self-catering EH3 6RA 1 3 6 3 Great King Street Self-catering EH3 6QW 1 3 8 3 Montgomery Street Self-catering EH7 5JU 1 3 8 3 Randolph Crescent Self-catering EH3 7TH 2 6 16 3/10 Loaning Mills Self-catering EH7 6LL 1 2 4 31 Stafford Street Self-catering EH3 7BJ 1 4 8 33 Blair Street Self-catering EH1 1QR 1 3 4 34 Castle Street Self-catering EH2 3DN 1 2 8 35 Blair Street Self-catering EH1 1QR 1 1 2 35/7 Leith Street Self-catering EH1 3AT 1 1 4 35a Royal Terrace Self-catering EH7 5AH 1 2 6 3F2, 79 Lothian Road Self-catering EH3 9AW 1 4 8 4 Iona Street Lane Self-catering EH6 8S 1 3 5 4 Tay Street Self-catering EH11 1EA 1 3 6 4/5 Dublin Street Self-catering EH1 3PP 1 2 4 404 Webster’s Land Self-catering EH1 2RX 1 1 2 42 Raeburn Place Self-catering EH4 1HL 1 4 7 45 Cumberland Street Self-catering EH3 6RA 1 2 3 5 Grosvenor Gardens Self-catering EH12 5JU 1 2 4 5 Inverleith Row Self-catering EH3 5LP 1 1 2 5/5 Tytler Court Self-catering EH8 8HJ 1 2 6 54B Annandale Street Apartment Self-catering EH7 4AZ 1 3 7 56/6 Timberbush ( 2fl) Self-catering EH6 6QH 1 3 8 59 Forrest Road Self-catering EH1 2QP 1 1 3 5b Grosvenor Gardens Self-catering EH12 5JU 1 1 2 6/10 Pilrig Heights (Atholl Brae - the Self-catering EH7 4LF 1 2 5 Harland) 6/3 East Parkside Self-catering EH16 5XJ 1 1 2 6/4 Kingstables Road Self-catering EH1 2JY 1 2 4 60 Cumberland Street Self-catering EH3 6RE 1 2 4 62 St. John's Road Self-catering EH12 8AT 1 3 6 64a Great King Street Self-catering EH3 6QY 1 3 6 69 Broughton Street Self-catering EH1 3RJ 1 1 2 69 Hopetoun Street Self-catering EH7 4NG 1 3 6 70 Hamilton Place Self-catering EH3 5AZ 1 2 4 71A Dublin Street Self-catering EH3 6NS 1 1 4 8 (4) Old Tolbooth Wynd Self-catering EH8 8EQ 1 2 4 8 Carlton Street Self-catering EH4 1NJ 1 2 4 8/7Abercromby Place Self-catering EH3 6LB 1 2 4 82B Great King Street Self-catering EH3 6QU 1 4 8 85 Hanover Street (Top fl) Self-catering EH2 1EE 1 2 4
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING No of No of Sleeper Property Name Type Post Code Units Rooms Total 9 Abercromby Place Self-catering EH3 6LB 1 1 2 9 Abercromby Place 9 Hopetoun Crescent Self-catering EH7 4AU 1 3 6 9 Summerside Place Self-catering EH6 4NT 1 2 5 9/16 Silvermills Self-catering EH3 5BF 1 1 4 9/2 Dalry Gait (1st fl) Self-catering EH11 2AU 1 2 4 9/2 Garscube Terrace (1st fl) Self-catering EH12 6BW 1 3 8 Abbey Lane Apartment Self-catering EH8 8JH 1 2 4 Abercorn Court Self-catering EH8 7LP 1 2 4 Abercromby Place (3rd fl) Self-catering EH3 6 1 2 4 Adam Drysdale Apartment Self-catering EH3 9NQ 1 2 4 AEM Apartments Self-catering EH10 5JN 1 2 5 AEM Apartments Self-catering EH10 5JN 1 2 5 AEM Apartments Self-catering EH10 5JN 1 3 6 Airhouses Self-catering EH6 6BX 1 2 4 Albion Gardens Self-catering EH7 5NS 1 3 4 Ann Street Studio Flat Self-catering EH4 1PJ 1 1 2 Annandale Street (2nd fl) Self-catering EH7 4AW 1 4 7 Apartment 5 Self-catering EH11 2TL 1 2 4 Argyle Park Terrace Self-catering EH9 1JY 1 4 10 Arthurs Seat Apartments Self-catering EH8 9PF Barony Place (Top Fl) Self-catering EH3 6PB 1 1 2 Basement Flat Self-catering EH3 5AZ 1 2 4 Bathfield Self-catering EH6 4ED 1 2 4 Belford Mews Self-catering EH4 3BT 1 1 2 Belford Mews Self-catering EH4 3BT 1 2 6 Beltane Self-catering Self-catering EH7 5JR 1 4 8 Blackfriars Street - Napier University Self-catering EH1 1NB 7 14 26 Blandfield Self-catering EH7 4QJ 1 2 4 Bonnington Road Self-catering EH6 5JF 1 1 2 Brandon Terrace Self-catering EH3 5DZ 1 2 4 Bridge Apartment Self-catering EH1 1LL 1 2 4 Brougham Place Self-catering EH3 9JX 1 2 5 Broughton Street Self-catering EH1 3JU 1 4 8 Brunton Gardens Self-catering EH7 5ET 1 4 6 Brunton Place Self-catering EH7 5EY 1 2 6 Brunton Terrace Self-catering EH7 5EH 1 2 4 Bruntsfield Place Self-catering EH10 4DY 1 2 5 Bruntsfield Place 2nd Floor Flat Self-catering EH10 4EQ 1 1 2 Buccleuch Street Self-catering EH8 9 1 1 2 Buckingham Terrace Self-catering EH4 3AF 1 1 2 Caledonian Apartments - Constitution Self-catering EH6 7AD 1 3 8 Street Cambridge Street Self-catering EH1 2DY 1 3 8 Cameron Apartment Self-catering EH16 5XX 1 2 4 Carabay Ltd - Frederick Street Apartment Self-catering EH2 1LH 1 3 6 Carlton Street Self-catering EH4 1NJ 1 3 5 Carlton Street Self-catering EH4 1NJ 1 3 6 Carlton Terrace Self-catering EH7 5DD 1 2 4 Carlton Terrace (g fl) Self-catering EH7 5DD 1 2 4 Castle Wynd South 1st Floor Apartment Self-catering EH1 2JT 1 2 4 Causeway, The Self-catering EH15 3PZ 1 1 2 Central Flats Self-catering EH3 6PP 2 1 2 Circus Lane Self-catering EH3 6SU 1 2 4 City Centre Apartment Self-catering EH1 2RU 1 1 2 City Living Apartments 2/1 & 2/4 Self-catering EH1 3HY 2 4 4 Cityzen Apartments (Aitchison Apartment) Self-catering EH1 2LB 1 2 4 Cityzen Apartments (Castle View Self-catering EH1 2HP 1 2 4 Apartment) Cityzen Apartments (Grassmarket Self-catering EH1 2LF 1 3 6 Apartment) Cordiner's Land Cityzen Apartments (Meadows Self-catering EH3 9HP 1 4 8 Apartment) Cityzen Apartments (Tollcross Apartment) Self-catering EH3 9JY 1 2 4 Claremont Apartment Self-catering EH7 4HU 1 2 4 Claremont Crescent Self-catering EH7 4HX 1 2 4 Claremont Crescent (G fl) Self-catering EH7 4HX 1 1 2
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING No of No of Sleeper Property Name Type Post Code Units Rooms Total Clarence Street Apartment 3F3 Self-catering EH5 3AF 1 1 2 Cockburn Street Self-catering EH1 1BS 1 1 4 Colinton Road Garden Flat Self-catering EH14 1AT 1 1 2 College House Self-catering EH7 6TF 1 3 6 Cornwall Street Self-catering EH1 2EQ 1 3 6 Cornwall Street (3rd fl) Self-catering EH1 2EQ 1 4 8 Cowgatehead / Candlemaker Row Self-catering EH1 2QE 1 1 2 Crewe Road Flat Self-catering EH5 2PF 1 4 7 Cumberland Street Flat Self-catering EH3 6SA 1 1 4 Dalry Gait Penthouse (4th fl) Self-catering EH11 2AU 1 2 5 Dalry Gait Penthouse (4th fl) Self-catering EH11 2AU 1 2 5 Dalry Gait, (Ground fl) Self-catering EH11 2AU 1 2 4 Dalry Rest Self-catering EH11 2JG 2 5 20 Dalry Road Apartments (Dalry Retreat) Self-catering EH11 2ES 1 1 4 Dalry Road Apartments (Dalry Retreat) Self-catering EH11 2ES 1 1 4 Dalry Road Apartments (Dalry Retreat) Self-catering EH11 2ES 1 3 10 Dean Path 1st Floor Flat Self-catering EH4 3AY 1 2 4 Dean Village Self-catering EH4 3BG 1 1 2 Dickson Street 3rd Floor Flat Self-catering EH6 8 1 2 4 Donachie Self-catering EH12 8AT 2 3 6 Doune Terrace Self-catering EH3 6DY 1 2 4 Dublin Street Self-catering EH3 6NS 1 2 4 Earl Grey Court Apartment Self-catering EH3 9BH 1 2 4 East Claremont Street Self-catering EH7 4JZ 1 1 2 East Claremont Street Self-catering EH7 4JR 1 2 5 East Claremont Street (2nd fl) Self-catering EH7 4JR 1 4 8 East Claremont Street (3rd fl) Self-catering EH7 4JR 1 4 8 East Fountainbridge Self-catering EH3 9BH 1 2 4 East London Street Self-catering EH7 4BH 1 2 5 Easter Road Self-catering EH7 1 7 7 Edina Street Self-catering EH7 5PN 1 2 6 Edinburgh Apartments City Central - Self-catering EH8 8DZ 1 1 3 Abbeyhill Crescent Apartment Edinburgh City Apartment Self-catering EH7 4JR 1 4 7 Edinburgh Hillview Self-catering EH12 8QW 1 4 8 Edlets Large Central Apts Self-catering EH12 5AL Elder Street Self-catering EH1 3DX 1 2 4 Elm Place Self-catering EH6 8AL 1 2 5 Eton Terrace Self-catering EH4 1QE 1 3 6 Eyre Place Self-catering EH3 5EX 1 2 4 Fairways Self-catering Apartments Self-catering EH12 7DF 1 2 4 Fauldburn Park Self-catering EH12 8YN 1 1 2 Ferry Road Self-catering EH6 4PQ 1 3 6 Festivals City Studios (Britannia Quay) Self-catering EH6 1NQ 1 2 4 Festivals City Studios Self-catering EH1 2AS 1 1 2 Festivals City Studios Self-catering EH1 2AS 1 1 2 Festivals City Studios (Upper Bow) Self-catering EH1 2JN 1 1 2 Fingal Place Self-catering EH9 1JX 1 3 5 Flat 10/2 Self-catering EH7 4AU 1 3 6 Flat 10/6 Self-catering EH7 4AU 1 3 6 Flat 1F Self-catering EH1 2EQ 1 2 4 Flat 1f1 Self-catering EH12 5NR 1 3 6 Flat 2f2 Self-catering EH12 5NR 1 3 6 Flat 3 Self-catering EH11 1PT 1 2 4 Flat 3 ( - dup) Self-catering EH8 8EQ 1 3 6 Flat 3f1 Self-catering EH12 5NR 1 3 6 Flat 5 Self-catering EH3 8DT 1 2 4 Flat 55/2 Self-catering EH7 4NG 1 2 4 Flat 6 Self-catering EH3 8DT 1 2 4 Flat 6 Self-catering EH3 8AG 1 3 6 Flat 6 Self-catering EH3 8AG 1 3 6 Flat 9, 4 Advocates Close Self-catering EH1 1PS 1 1 2 Forth View Self-catering EH4 4TE 1 2 4 Fowler Terrace Self-catering EH11 1BZ 1 1 2 Gilmour Road Self-catering EH16 5NF 1 1 2 Gladstone Terrace Self-catering EH9 1LU 1 2 4
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING No of No of Sleeper Property Name Type Post Code Units Rooms Total Glen House Apartments Self-catering EH3 9JB 1 1 2 Glen House Apartments Self-catering EH3 9JB 1 1 2 Glen House Apartments Self-catering EH3 9JB 1 1 2 Glen House Apartments Self-catering EH3 9JB 1 2 4 Glen House Apartments Self-catering EH3 9JB 1 2 4 Glen House Apartments Self-catering EH3 9JB 1 2 4 Glen House Apartments Self-catering EH3 9JB 1 2 5 Glen House Apartments Self-catering EH3 9JB 1 2 5 Glencairn Cresent Self-catering EH12 5BS 1 2 5 Gloucester Lane Self-catering EH3 6ED 1 2 4 Grange Flat (Findhorn) Self-catering EH9 2NW 1 2 5 Grange Flat (Fountainhall) Self-catering EH9 2NN 1 3 6 Grange Flat (Sciennes) Self-catering EH9 1NH 1 2 4 Grange Road Self-catering EH9 1UH 1 5 7 Granville Terrace Drawing Room Self-catering EH10 4PQ 1 1 2 Apartment Grove Street Houses 1&2 (2nd floor) Self-catering EH3 8AA 2 2 4 Haddington Place Self-catering EH7 4AG 1 2 3 Heriot Row (1st / 2nd fl) Self-catering EH3 6 1 3 5 Heriot Row (Gdn fl) Self-catering EH3 6ES 1 2 4 Hopetoun Crescent Self-catering EH7 4AY 1 2 5 Hopetoun Crescent (2nd fl) Self-catering EH7 4AY 1 2 4 India Street Self-catering EH3 6EX 1 2 3 James Court Self-catering EH1 2PB 1 2 6 James Craig Walk Self-catering EH1 3BA 1 1 1 James Craig Walk Self-catering EH1 3BA 1 5 5 James Square Apartment (Ground Floor) Self-catering EH11 2AT 1 2 4 James Square Ground Floor Self-catering EH11 2AT 1 1 2 Kings Apartments - Self-catering Self-catering EH3 9LR 1 2 4 Lauriston Place Self-catering EH3 9HX 1 2 4 Lawnmarket Royal Mile Apartment - - dup Self-catering EH1 2PQ 1 2 4 Leith Walk Self-catering EH6 8NY 1 1 3 Lennox Street Lane Self-catering EH4 1PZ 1 2 4 Leopold Place Self-catering EH7 5LB 1 2 4 Livingstone Place Self-catering EH9 1PA 1 1 2 Lochend Road Self-catering EH6 8BX 1 1 4 London Street Self-catering EH3 6LY 1 5 9 Lothian House Apartment (Apt 34) Self-catering EH3 9BG 1 1 4 Lothian Road Self-catering EH3 9BE 1 4 8 Lothian Road Self-catering EH3 1 2 4 Lower Gilmore Place (over 2 floors) Self-catering EH3 9NY 1 6 7 Marchmont Crescent Self-catering EH9 1HE 1 2 4 Marchmont Road (2nd fl) Self-catering EH9 1HZ 1 4 8 Marchmont Street Self-catering EH9 1EJ 1 2 5 Mayfield Gardens Self-catering EH9 2BZ 1 2 3 Meadowbank Flat Self-catering EH8 7AR 1 1 2 Meadows Flat Self-catering EH8 9NB 1 2 4 Meadows, The Self-catering EH9 1PB 1 3 6 Merchiston Apartment Self-catering EH10 4NG 1 3 4 Merchiston Crescent (Main door Self-catering EH10 5AH 1 2 5 apartment) Merchiston Crescent 3rd Floor Flat Self-catering EH10 5AH 1 2 4 Mertoun Place Self-catering EH11 1JX 1 2 5 Mertoun Place Self-catering EH11 1JX 1 2 6 Mews, The Self-catering EH3 6LH 1 3 5 Montague Street Self-catering EH8 9QU 1 3 6 Montague Street Self-catering EH8 9QS 1 4 8 Morrison Circus Self-catering EH3 8DW 1 1 3 Morrison Circus Self-catering EH3 8DX 1 2 4 Morrison Street Self-catering EH3 8EB 1 3 6 Morton Hall Road Self-catering EH9 2HW 1 2 4 Muirston Crescent Self-catering EH11 2LL 1 1 4 Murrayfield Apartment Self-catering EH12 6AU 1 2 4 New Town Apartment Self-catering EH3 6SA 1 1 2 No 1 Roseburn Place Self-catering EH12 5NP 1 2 4 North Castle Street Self-catering EH2 3BN 1 2 4 North Junction Street Self-catering EH6 6HR 1 2 4
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING No of No of Sleeper Property Name Type Post Code Units Rooms Total Northumberland Street Self-catering EH3 6JD 1 3 6 Number 1 Self-catering EH6 6TJ 1 1 2 Number Seven Self-catering EH6 7QR 1 2 4 Ocean Apartment Self-catering EH6 6LS 1 1 4 Ocean Drive Self-catering EH6 6JZ 1 2 4 Old Town Apartment Self-catering EH8 8BH 1 2 4 Orchard Brae Gardens Self-catering EH4 2HQ 1 3 6 Panmure Place Self-catering EH3 9JJ 1 3 7 Parliament Square 1st Floor Apartment Self-catering EH1 1RF 1 2 4 Parliament Square 2nd Floor Apartment Self-catering EH1 1RF 1 2 4 Pembroke Place Self-catering EH12 5HX 1 2 4 Pilrig Street 2nd Floor Flat Self-catering EH6 5AQ 1 3 5 Platinum Point Self-catering EH6 6PA 1 2 4 Polwarth Grove Self-catering EH11 1LY 1 5 10 Portland Gardens Self-catering EH6 6NY 1 2 4 Portobello Cottage Self-catering EH15 2AX 1 2 4 Portsburgh Square Self-catering EH1 2JB 1 1 2 Princes Apartment Self-catering EH10 7EP 1 2 7 Princes Gardens Apartment Self-catering EH2 2EY 1 1 5 Print Works Self-catering EH11 1QS 1 1 2 Raeburn Mews Self-catering EH4 1RG 1 2 4 Rankeillor Road Self-catering EH8 9HZ 1 5 8 Ref 1595 Self-catering EH8 9 1 3 6 Ref 1905 Self-catering EH8 9SQ 1 1 2 Ref 1991 Self-catering EH9 1 1 3 6 Riddles Court Self-catering EH1 2PQ 1 2 4 Riverview Self-catering EH4 3AY 1 1 2 Robertson's Close Self-catering EH1 1LY 1 2 4 Rose Street Flat, The Self-catering EH2 3DT 1 1 2 Roseburn Maltings Self-catering EH12 5LL 1 3 6 Roseburn Maltings 3rd Floor Flat Self-catering EH12 5LL 1 2 4 Roseneath Terrace Self-catering EH9 1JS 1 2 5 Rosetta House Self-catering EH3 5PR 3 12 30 Rossie Place Self-catering EH7 5SE 1 2 5 Royal Circus (gdn fl) Self-catering EH3 6TL 1 3 6 Royal Scots Mews At The Royal Scots Self-catering EH3 6QE 1 2 6 Club Sandport Apartment Self-catering EH6 6PL 1 2 4 Sciennes Gardens Self-catering EH9 1NR 1 1 3 Scotland Street 1st Floor Flat Self-catering EH3 6PY 1 2 4 Shandon Apartment (2fl) Self-catering EH11 1AH 1 2 4 Sloan Street Self-catering EH6 8RQ 1 3 5 Spottiswoode Street Self-catering EH9 1EP 1 6 12 St Albans Road Self-catering EH9 2LT 1 4 8 St Davids Place (Edinburgh Holiday Lets) Self-catering EH3 8AQ 1 2 5 St Stephen Street Self-catering EH3 5AQ 1 2 4 St Stephen Street Self-catering EH3 5AQ 1 2 6 St Stephen Street (Gdn fl) Self-catering EH3 5AH 1 2 4 Stable Cottage Self-catering EH14 7JL 1 2 4 Stanhope Street (G fl) Self-catering EH12 5JB 1 2 4 Stillhouse Apartment Self-catering EH11 2TP 1 1 4 Stockbridge Mews Self-catering EH4 1RG 1 1 2 Studio Flat Self-catering EH4 1PX 1 1 2 Summerhall Place Self-catering EH9 1QE 1 3 7 Summerside Place Self-catering EH6 4PA 1 1 6 Talaidh Self-catering EH8 8JJ 1 2 4 Tarvit Street Self-catering EH3 9JY 1 2 4 Telford Road Self-catering EH4 2SB 1 5 14 The Pleasance Self-catering EH7 5EX 1 1 3 Thirlestane Road Self-catering EH9 1AL 1 5 7 Thirlstane Road Self-catering EH9 1AS 1 2 4 Thirlstane Road Self-catering EH9 1AS 1 4 8 Thirlstane Road Self-catering EH9 1AW 1 5 8 Thirlstane Road ? Lauriston Self-catering EH9 1AS 1 4 7 Thistle Street Self-catering EH2 1DY 1 2 4 Timberbush The Shore (dplex) Self-catering EH6 6QH 1 3 6 Torphichen Street Apartment Self-catering EH3 8HX 1 2 11
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX V - PROPERTIES APPARENTLY CEASED TRADING No of No of Sleeper Property Name Type Post Code Units Rooms Total Tower House Self-catering EH6 7BX Union Street Self-catering EH1 3LU 1 3 6 Vacation Edinburgh Self-catering Cottage Self-catering EH17 8RH 1 2 4 Valleyfield Self-catering EH3 9LS 2 3 8 Viewforth Self-catering EH10 4JF 1 4 7 Warrender Park Crescent Self-catering EH9 1EA 1 5 5 Warrender Park Crescent Self-catering EH9 1DX 1 6 8 Water of Leith Apartment Self-catering EH6 6QB 1 1 4 Watson Crescent Self-catering EH11 1ER 1 1 2 Webster's Land Self-catering EH1 2RX 1 1 2 West Cross Causeway Self-catering EH8 9JW 1 1 2 West End Ground Floor Flat Self-catering EH12 5BT 1 2 4 West Tollcross Flats - Napier University Self-catering EH3 9QN 56 269 269 Wester Coates Apartment (g fl) Self-catering EH12 5LT 1 2 5 White Horse Close (top fl) Self-catering EH8 8BU 1 2 6 Willowbrae Road Penthouse Self-catering EH8 7NG 1 3 6 Woodside Cottage Self-catering EH15 2JB 1 4 8 Bruntsfield Youth Hostel Hostel EH10 4EZ 1 21 126 Bus Station Backpackers Edinburgh Hostel EH3 6NN 1 Hostel Eglinton Youth Hostel Hostel EH12 5DD 1 23 150 Globetrotter Inn - Crammond Foreshore Hostel EH4 5EP 1 64 380 Kinnaird Christian Hostel Hostel EH3 7AF 1 85 Ocean Hostel Hostel EH6 7BG 1 8 70 Palmerston Lodge (subject of Hotel PP) Hostel EH12 5AP 1 22 100 'The Hostel' at the West End Hostel EH12 5 1 10 98 Source: TRC
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX VI
Websites Reviewed
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX VI - MAIN WEBSITES REVIEWED* www.aboutscotland.com/edin www.holidayhomesgroup.co.uk/Scotland/self- catering-edinburgh.html www.advocates-apartments.com www.hostelbooker.com www.aflatintown.com www.graylinescotland.com/links/edinburgh-guest- houses.html www.apts-edinburgh.co.uk www.greatbase.co.uk www.budgetscot.com/edinburgh/all- www.guesthousesinedinburgh.co.uk areas/all/ind/page1 www.centraledinburghhotels.co.uk www.holidayhomesgroup.co.uk/Scotland/self- catering-edinburgh.html www.couchsurfing.org www.hostelbooker.com www.crashpadder.com/ www.hostels.com www.dickins.co.uk www.hostels247.com www.edfringe.com www.hostelworld.com www.edfringe.com/participants/accommodation www.innnercitylets.com www.edinburgh.gumtree.com www.intervac.co.uk www.edinburghaccommodationindex.co.uk www.letinedinburgh.co.uk/Festivals_2012 www.edinburghapartments.co.uk www.mackays-self-catering.co.uk www.edinburghbedandbreakfast.com/ www.nts.org.uk www.edinburghcastle.biz www.phoenixapartmentsedinburgh.com/ www.edinburghcastle.biz/self_catering.htm www.roomsinedinburgh.com www.edinburghFestivals.net www.scottishaccommodationindex.com/accommoda tion_edinburgh www.edinburghFestivalsrentals.com www.scottishapartment.com www.edinburgh-flats.com www.servicedapartments.co.uk/edinburgh/ www.edinburghguide.com www.servicedcitypads.com/Edinburgh-Serviced- Apartments/ www.edinburgh-holiday-accommodation.co.uk www.silverdoor.co.uk www.edinburghhostels.com www.spareroom.co.uk www.edinburgh-newtown.com www.stayedinburgh.com www.edlets.com www.stayedinburghcity.co.uk www.ekeout.com/self-catering-edinburgh.htm www.stayinedinburgh.net www.Festivalsapartments.com/edinburgh- www.theedinburghaddress.com apartments.php www.Festivalsflats.net www.the-edinburgh-apartment.com www.graylinescotland.com/links/edinburgh-guest- www.themewscompany.com houses.html www.greatbase.co.uk www.unique-edinburgh.com/list.html www.guesthousesinedinburgh.co.uk www.vivat-trust.org Note: *This list is not comprehensive.
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APPENDIX VII
Operator Survey Questionnaire Example
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX VII
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX VIII
Occupancy Data (VisitScotland & TNS)
Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX VIII - OCCUPANCY DATA (VISITSCOTLAND & TNS) HOTEL BEDROOM ROOM OCCUPANCY
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 January 48 50 53 52 56 55 53 53 51 55 February 63 61 66 64 68 68 65 66 67 67 March 67 64 70 71 71 69 68 68 70 70 April 65 68 74 70 72 72 69 74 70 80 May 74 76 78 81 82 82 78 79 84 85 June 81 82 83 86 86 87 82 83 88 91 July 83 80 85 81 83 85 80 84 89 89 August 89 89 86 89 89 89 88 89 90 91 September 79 87 85 85 87 87 84 85 90 89 October 77 80 80 80 76 77 77 77 83 80 November 71 73 73 76 72 72 71 72 71 70 December 58 62 64 64 64 64 61 64 53 64 Annual Average 71 73 75 75 76 75 73 75 76 78 Scottish Annual Average 60 61 61 63 63 65 64 64 63
GUEST HOUSE / B&B BEDROOM ROOM OCCUPANCY 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 January 28 27 22 21 32 26 28 15 28 14 February 40 38 39 37 43 34 32 43 39 27 March 49 44 42 46 41 41 46 41 32 36 April 52 53 54 45 54 53 35 53 45 36 May 63 61 63 61 54 66 54 64 58 50 June 71 68 68 65 72 68 61 70 62 68 July 78 74 72 77 69 74 63 72 76 58 August 84 87 87 86 88 87 80 90 90 87 September 68 67 68 65 66 72 67 61 65 62 October 59 48 54 49 51 54 60 34 55 37 November 51 38 45 43 42 53 39 32 37 21 December 40 36 38 41 37 48 21 29 n/a n/a Annual Average 57 54 55 54 54 57 50 52 52 45 Scottish Annual Average 44 45 46 47 46 47 46 48 46
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
Source: VisitScotland / TNS SELF-CATERING BEDROOM ROOM OCCUPANCY 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 January 28 39 31 51 50 46 34 51 50 44 February 44 50 45 48 59 58 37 53 66 51 March 41 39 42 74 54 65 49 45 71 41 April 54 52 61 64 69 57 55 48 74 52 May 56 50 52 65 56 72 60 65 78 49 June 69 49 62 74 70 74 62 56 83 68 July 66 60 69 79 84 81 59 61 82 58 August 89 79 90 91 90 91 80 88 91 89 September 64 55 57 71 71 69 52 51 80 59 October 62 57 62 71 75 82 51 52 76 58 November 44 35 47 65 62 46 52 59 73 48 December 44 45 47 63 55 58 45 52 60 48 Annual Average 56 52 56 67 67 66 54 58 74 55 Scottish Annual Average 51 53 52 55 55 54 52 52 51 46
HOSTEL / BOTHY BEDROOM ROOM OCCUPANCY 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 January 31 32 29 26 25 28 29 31 25 27 February 43 46 38 39 39 44 46 41 41 37 March 63 46 50 62 50 49 56 49 48 42 April 60 69 67 56 62 61 62 61 58 59 May 69 64 68 71 65 71 68 68 67 49 June 77 77 77 71 72 73 72 67 65 64 July 57 55 80 83 80 74 74 73 71 69 August 86 85 88 88 86 85 83 84 80 77 September 71 70 73 79 69 71 71 68 69 68 October 63 53 61 62 58 63 60 58 55 51 November 47 34 40 35 39 39 42 31 25 37 December 45 38 40 35 39 38 38 32 29 29 Annual Average 56 58 60 59 57 58 59 56 53
Scottish Annual Average 51 46 46 47 44 44 45 45 42
Note: Hostel / bothy occupancy applies to VisitScotland’s area ‘City / Large Town’. Source: VisitScotland / TNS
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CAMPING / CARAVANNING BEDROOM ROOM OCCUPANCY
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 January February March April 10 16 21 17 34 25 26 39 24 34 May 17 17 25 25 33 34 47 38 37 40 June 28 22 31 32 45 42 48 37 58 58 July 44 40 52 66 69 70 69 67 61 69 August 41 67 60 63 71 77 77 68 72 73 September 20 25 22 25 32 45 50 33 44 26 October 24 42 27 27 27
November
December
Annual Average 25 30 31 38 46 46 49 45 48 Scottish Annual Average 32 34 36 40 45 46 45 45 47 Note: Camping / Caravanning occupancy applies to VisitScotland’s area ‘Central Belt’ from 2002-2007 and ‘Edinburgh East Source: VisitScotland / Central’ from 2008. TNS
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Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX IX
VisitScotland Accommodation Categories
36 Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
APPENDIX IX - VISITSCOTLAND ACCOMMODATION CATEGORIES
Hotel A hotel will normally have a minimum of 20 letting bedrooms, of which the majority will have en suite or private facilities. A hotel will normally have a drinks licence (may be a restricted licence) and will serve breakfast, dinner and normally lunch.
Small Hotel A small hotel will normally have a maximum of 20 letting bedrooms and a minimum of six. The majority of the bedrooms will have en suite or private facilities. A small hotel will have a drinks licence (may be a restricted licence) and will serve breakfast, dinner and normally lunch. It will usually be run by the owner(s) and will reflect their style and personal input.
Country House Hotel A country house hotel with ample grounds or gardens, in a rural or semi-rural situation with an emphasis on peace and quiet.
Town House Hotel High quality town / city centre properties of individual and distinctive style with a maximum of 50 rooms and a high staff-to-guest ratio. Public areas may be limited. Possibly no dinner served but room service available instead.
Metro Hotel A town / city hotel providing full hotel services with the exception of dinner. Within easy walking distance of a range of places to eat.
Guest House A guest house is usually a commercial business and will normally have a minimum of four letting bedrooms, of which some will have en suite or private facilities. Breakfast will be available and evening meals may be provided.
Bed and Breakfast (B&B) Accommodation offering bed and breakfast (B&B) is usually in a private house. A B&B will normally accommodate no more than six guests and may or may not serve an evening meal.
Inn Bed and breakfast accommodation provided within a traditional inn or pub environment. A restaurant and bar will be open to non-residents and will provide restaurant or bar food at lunchtime and in the evening.
Lodge Primarily purpose-built overnight accommodation often situated close to a major road or in a City Centre. Reception hours may be restricted and payment may be required on check in. There may be associated restaurant facilities.
Budget Hotel Budget Hotels are always part of a large ‘branded’ hotel group and offer clean and comfortable en suite facilities, 24-hour reservations and a consistent level of facilities.
Restaurant with Rooms In a Restaurant with Rooms, the restaurant is the most significant part of the business. It is usually open to non-residents. Accommodation is available and breakfast is usually provided.
Campus Campus accommodation is provided by Colleges and Universities for their students and is made available – with meals – for individuals, families or groups at certain times of the year. These typically include the main summer holiday period as well as Easter and Christmas.
Self-Catering A house, cottage, apartment, chalet or similar accommodation, which is let normally on a weekly basis, though shorter stays, may be available where facilities are provided to cater for yourselves. xxxvi Edinburgh Tourism Action Group Tourism Resources Company Accommodation Audit June 2012
Serviced Apartments Essentially self-catering apartments where services such as cleaning are available. Meals and drinks may also be available, either to each apartment or in a restaurant and / or bar on site.
Hostel Backpackers style accommodation provided by a private operator or non-profit making membership organisation. Normally let on a self-catering nightly basis where accommodation will often, but not exclusively, be in shared rooms. Larger hostels may also provide full catering or other extended services and facilities.
Holiday Park A park which offers holiday homes and most likely touring and camping pitches.
Touring Park A park which offers touring pitches and may offer camping pitches.
Exclusive Use Venue Recently introduced category for venues of 4 and 5 Star quality where full service is offered on an exclusive use basis.
Also in use:
Backpackers Very similar in style to a hostel, but may be run on less formal lines, such as 24-hour access. They are often more appropriate for longer term independent travellers and the younger end of the market and they tend not to take family groups.
Group Accommodation Star-rated accommodation often in shared rooms with bunk beds. Predominantly group bookings only accepted. May be fully serviced or self-catering.
Activity Accommodation Star-rated accommodation normally provided on a group basis. The establishment will also offer fully certified or licensed activities.
Bunkhouse Rural accommodation which can be booked by groups or individuals. Services and facilities may be limited but will include a self-catering facility. Bunkhouses are not Star rated but will meet or exceed minimum standards for cleanliness, maintenance and quality.
Bods, Bothies and Camping Barns Simple, overnight accommodation, usually in remote or rural locations where facilities and services may be limited.
Caravan Holiday Homes Individual caravan holiday homes are not Star rated but will meet or exceed minimum standards for cleanliness, maintenance and facilities.
Thistle Caravan Holiday Homes The Thistle award (see above) recognises a high standard of caravan holiday home based on a 4 Star or 5 Star park.
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