NEWQUAY HOTEL & HOLIDAY ACCOMMODATION MARKET & PLANNING POLICY APPRAISAL RESTORMEL BOROUGH COUNCIL FINAL REPORT MAY 2005 12 Bolton Street Pavilion View 2 Stable Courtyard Mayfair 19 New Road Broughton Hall London W1J 8BD Brighton BN1 1UF Skipton BD23 3AE Tel: 020 7629 6700 Tel: 01273 325911 Tel: 01756 799271 Fax: 020 7409 0475 Fax: 01273 329602 Fax: 01756 700811 www.humberts-leisure.com CONTENTS 1 INTRODUCTION.............................................................................................................................................................1 1.1 BACKGROUND ..............................................................................................................................................................1 1.2 HLL HUMBERTS LEISURE LTD.......................................................................................................................................1 1.3 METHODOLOGY............................................................................................................................................................1 1.4 RECOGNITION OF RISK .................................................................................................................................................2 2 EXECUTIVE SUMMARY ................................................................................................................................................3 3 ECONOMIC CHANGE IN SEASIDE TOWNS ................................................................................................................6 3.1 RECENT RESEARCH .....................................................................................................................................................6 4 OVERVIEW OF CORNWALL & NEWQUAY..................................................................................................................7 4.1 INTRODUCTION.............................................................................................................................................................7 4.2 LOCATION ....................................................................................................................................................................7 4.3 TRANSPORT & COMMUNICATIONS..................................................................................................................................7 4.4 ECONOMIC BACKGROUND AND REGENERATION............................................................................................................10 4.5 POPULATION PROFILE.................................................................................................................................................13 4.6 SUMMARY..................................................................................................................................................................15 5 TOURISM AND LEISURE PROFILE............................................................................................................................16 5.1 CORNWALL’S TOURISM ASSETS ..................................................................................................................................16 5.2 VISITOR ATTRACTIONS IN RESTORMEL.........................................................................................................................16 5.3 VOLUME AND VALUE OF TOURISM................................................................................................................................18 5.4 PROFILE OF TOURISM TO NEWQUAY ............................................................................................................................19 5.5 SEASONALITY.............................................................................................................................................................21 5.6 BENCHMARKING OF NEWQUAY TO SIMILAR RESORTS ...................................................................................................21 6 COMPETITIVE HOTEL ENVIRONMENT IN NEWQUAY.............................................................................................25 6.1 INTRODUCTION...........................................................................................................................................................25 6.2 LUXURY HOTELS ........................................................................................................................................................25 6.3 BOUTIQUE HOTELS.....................................................................................................................................................25 6.4 MID MARKET HOTELS .................................................................................................................................................26 6.5 BUDGET / LIMITED-SERVICE HOTELS ...........................................................................................................................28 6.6 GUESTHOUSES...........................................................................................................................................................30 6.7 HOSTEL SUPPLY ........................................................................................................................................................31 6.8 SIZE & QUALITY OF NEWQUAY’S SERVICED ACCOMMODATION STOCK ...........................................................................31 6.9 LOSS OF SERVICED ACCOMMODATION STOCK IN NEWQUAY..........................................................................................35 7 DEMAND AND PERFORMANCE CHARACTERISTICS .............................................................................................38 7.1 INTRODUCTION...........................................................................................................................................................38 7.2 SERVICED ACCOMMODATION OCCUPANCY & SEASONALITY ..........................................................................................38 7.3 MARKET SEGMENTATION ............................................................................................................................................40 7.4 RECENT FINANCIAL PERFORMANCE AND OPERATIONAL ISSUES.....................................................................................42 8 OTHER ACCOMMODATION SECTORS .....................................................................................................................44 8.1 DEMOGRAPHIC TRENDS..............................................................................................................................................44 8.2 TOURING CARAVAN AND TENT PITCHES.......................................................................................................................44 8.3 HOLIDAY PARKS AND STATIC CARAVANS .....................................................................................................................47 8.4 HOLIDAY HOMES & APARTMENTS ................................................................................................................................51 8.5 VACATION OWNERSHIP...............................................................................................................................................53 8.6 SECOND HOMES ........................................................................................................................................................55 9 ECONOMIC IMPACT....................................................................................................................................................58 9.1 INTRODUCTION...........................................................................................................................................................58 9.2 MAGNITUDE OF CHANGE.............................................................................................................................................58 9.3 IMPACT ON VISITOR NUMBERS ....................................................................................................................................59 9.4 IMPACT ON VISITOR SPENDING....................................................................................................................................59 9.5 IMPACT ON LOCAL JOBS..............................................................................................................................................60 9.6 IMPACT ON SUPPLIERS (MULTIPLIER)...........................................................................................................................61 9.7 IMPACT UPON IMAGE OF RESORT.................................................................................................................................62 9.8 SOCIAL IMPACT ..........................................................................................................................................................62 9.9 IMPORTANCE OF MARKETING, FESTIVALS AND EVENTS .................................................................................................63 9.10 ECONOMIC IMPACT SUMMARY................................................................................................................................63 10 PLANNING POLICY APPRAISAL ...............................................................................................................................65 10.1 PLANNING POLICY BACKGROUND...........................................................................................................................65