BATH & NORTH EAST SOMERSET - VISITOR ACCOMMODATION STUDY UPDATE 2018 Technical Appendices - Bath and North East Somerset
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BATH & NORTH EAST
SOMERSET
VISITOR
ACCOMMODATION
STUDY UPDATE 2018
Technical Appendices
Prepared for:
Bath & North East Somerset Council
November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDICES
1 Glossary of Hotel & Visitor Accommodation Definitions
2 Hotel & Visitor Accommodation Business and Organisations Interviewed
3 Bath & North East Somerset Hotel Supply – August 2018
4 Bath City Serviced Apartments – August 2018
5 Bath & North East Somerset – Guest Houses & B&Bs- August 2018
6 Bath & North East Somerset - Inns/Pub Accommodation – August 2018
7 Bath & North East Somerset Self-Catering Accommodation – August 2018 –
Visit Bath/ Stay in Bath Listed + Independently Marketed
8 Bath & North East Somerset Self-Catering Accommodation/Short-term Holiday
Let Supply – August 2018 (Marketed through Self-Catering Agencies & Online
Booking Sites)
9 Bath & North East Somerset - Touring Caravan & Camping Sites – August 2018
10 Bath & North East Somerset – Hostels/Group Accommodation – August 2018
11 Bath – Student Rooms used as Guest Accommodation – August 2018
12 Bath & North East Somerset – Closed Guest Houses and B&Bs
13 Hotel Development Activity – Key Heritage Cities
14 Survey of Guest Houses, B&Bs and Inns – Results
15 The B&NES Growth Agenda
16 The Hotel Developer Perspective
17 Bath & North East Somerset Hotel & Visitor Accommodation Proposals
18 The Regulation of Short-Term Rentals – Case Studies
Lynn Thomason Andrew Keeling
Hotel Solutions Hotel Solutions
Deleanor House Mill Field House
High Street Mill Fields
Coleby Bassingham
Lincoln Lincoln
LN5 0AG LN5 9NP
t. 01522 811255 t. 01522 789702
e. lynn@hotelsolutions.org.uk e. andrew@hotelsolutions.org.uk
Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 1
GLOSSARY OF HOTEL & VISITOR ACCOMMODATION DEFINITIONS
Hotel
Formal commercial serviced accommodation with hotel services (AA definition)
Types of Hotel
Budget Hotel
A limited service hotel providing a basic, good standard en-suite bedroom, with limited in-
room facilities, services and extras e.g. toiletries, and minimal hotel facilities other than a
breakfast room and possibly a bar and restaurant.
Brand examples include Travelodge, Premier Inn, Ibis, Easyhotel
Upper Tier Budget
A limited service hotel that offers a higher specification room (3-star equivalent) than a
budget hotel, with an integral bar/restaurant and limited meeting rooms; also, sometimes
a small gym/fitness room. They tend to be larger hotels of 100-120 rooms and will locate
both on the approaches to towns if close to business/leisure drivers, in town/city centres,
and close to major communications drivers such as airports.
Brand examples include Holiday Inn Express, Ramada Encore, Hampton by Hilton.
3 Star
A full-service hotel that offers a restaurant and bar also open to the public, usually
function/conference/banqueting facilities, and often leisure. Branded offers would tend to
be 120-150 rooms+, but independent hotels may be smaller in size. Will locate in city
centres and out of town where there are significant drivers of demand such as business
parks.
Brand examples include Village, Holiday Inn, Courtyard by Marriott, Hilton Garden Inn
3 Star Metro
3-star standard hotels that only provide bed and breakfast i.e. no evening meals.
Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018 4 Star A full-service hotel but with a higher specification and larger bedrooms than 3-star hotels, usually offering bath and shower, telephone, internet connection, and a wider range of services including full room service and porterage, 24-hour reception, a quality restaurant, bar, a range of meeting rooms and business services, and a health and fitness centre. These tend to be large hotels, over 150 rooms, and sometimes up to 250 rooms+. Major city centres are the preferred locations. Brand examples include Marriott, Crowne Plaza, Hilton, Radisson Blu, Apex 5 Star A luxury, full service offer, with highly personalised service/high staffing levels, fine dining and luxury throughout the offer. Brand examples include InterContinental, Renaissance, Radisson Edwardian Boutique Hotel Relatively small (30-50 rooms), high quality, individual hotels that feature contemporary design and a good food offer. They are often independent hotels or part of small chains that bear the signature of their founder. However, national brands are beginning to emerge that are larger format units (100+ rooms) and compete with 3 and 4-star hotels but achieve a premium on their rate due to their style and service. Brand examples include Malmaison, Hotel du Vin, ABode, Hotel Indigo Lifestyle Hotel A new generation of hotel that offers casual hospitality in a smartly designed, high-tech and modern environment. Hotels feature sleek, contemporary design, relaxed public areas for guest check-in, mingling and relaxing; a 24/7 freshly prepared food offer; and bedrooms with a modern and high-tech fit out. Brand examples include: Radisson Red, Hyatt Place, Aloft, A C by Marriott Budget Boutique A hotel with similar qualities to a traditional boutique hotel, particularly in terms of being design-led, but pitched at the mid-market and with less emphasis on levels of service. Brand examples include Moxy, Ibis Styles, Z Hotels, Hub by Premier Inn, Citizen M, Motel One Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018 Aparthotels Purpose-built hotels that purely offer apartments or suites, that include a kitchen or kitchenette. They will include a reception area and usually some form of restaurant and bar. Brand examples include Staybridge Suites, Residence Inn, Element, Adagio Country House Hotels A quality hotel, often a building of character, set in extensive grounds in a rural setting. Most are luxuriously appointed and the rooms frequently have special features often targeted at the leisure rather than the business guest. Some may have health and fitness facilities, swimming pools and spas and may be able to offer or arrange country sport activities such as clay pigeon shooting and fishing. The atmosphere of a country house hotel should be one of relaxation, comfort and style. Private House Hotels Small country house and town house hotels which operate on a very informal basis, with no set meal times or menus. Guests are made to feel as though they are in their own home. They are free to wander into the hotel kitchen at any time. Golf Hotels and Resorts Hotels attached to or developed with a golf course that can range considerably in their standard and the facilities on offer. Usually they would be at least 3 stars in standard and can be developed to 4 star and luxury standards, especially if in association with a championship course. As with country house hotels and other destination hotel offers that are more remotely located, most would usually offer, restaurants, bars, function/banqueting rooms, full leisure centres, often spas, and may also have other specialist facilities such as golf academies. Some also have shared ownership lodges in their grounds. Brand Examples include De Vere Hotels, MacDonald Resorts, Marriott Hotels & Country Clubs. Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018 Other Types of Serviced Accommodation Guest Accommodation Informal commercial serviced accommodation (e.g. B&B or inn) with limited service (AA definition). Inn Bed and breakfast accommodation within a traditional inn or pub. Boutique Inn High quality inns that feature contemporary interior design, furnishings and fittings in guest bedrooms and public areas. Restaurant with Rooms Guest bedrooms provided above or alongside a restaurant operation. The restaurant is normally the most significant element of the business and is usually open to non-residents as well as staying guests. Breakfast is normally provided. Guest House A guest house normally has at least 4 letting bedrooms with en-suite or private bathroom facilities. It is usually run as a commercial business and will have been granted planning permission as such. Breakfast is usually provided and evening meals may also be offered. The AA define a guest house as serviced accommodation for more than 6 paying guests. B&B Accommodation offering bed and breakfast, usually in a private house. B&Bs normally accommodate no more than 6 guests and may or may not serve an evening meal. Will not usually require planning permission unless the primary use of a property. Boutique Guest House/ B&B High quality bed and breakfast accommodation that features contemporary, chic interior design, furnishings and fittings. Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018 Serviced Apartments Usually studio, one, two or three-bedroom apartments with kitchens that are let out on a self-catering basis, with apartments cleaned and serviced on a weekly or daily basis. They provide an alternative to a hotel stay, offering more space and greater flexibility in terms of the option to self-cater. They are generally aimed at the extended stay corporate market, and whilst they can offer rooms from one night upwards, most request a minimum stay. They are generally residential apartments that are let out on a serviced apartment basis, either individually by their owners, or by a local serviced apartment letting agency that markets a collection of serviced apartments on behalf of their owners or leases an entire floor or block of apartments to sublet as serviced apartments. There are also a few operators that are developing purpose-built serviced apartment complexes e.g. PremGroup, SACO, Bridge Street Worldwide and Beyonder. Whilst there is no strict legal, planning or operational definition of serviced apartments, what differentiates them in the main from residential tenancies is the flexibility they offer in terms of length of let, many from 1 night, with no fixed period in terms of length of let. Serviced apartments differ from aparthotels in that they will generally have a relatively small number of apartments to let; have minimal central facilities, other than possibly a small reception area; and offer few, if any, hotel services. Aparthotels will generally have a higher number of apartments (typically 50-100), will only offer apartments with small kitchenettes (while serviced apartments will usually have a full kitchen); and will offer a range of hotel facilities and services including a 24-hour reception, lounge area, breakfast room, pantry, bar, laundry services, business services, and perhaps a gym. They tend to be more geared for short stays as a direct alternative to staying in a hotel. Non-Serviced Accommodation Short-Term Holiday Lets/ Self-Catering Residential properties that are let on a short-term basis (from a few days to a few weeks) for holiday or other temporary stay purposes e.g. work, business visits, conference attendance, study. Such properties are increasingly being let online through a number of booking sites, such as HomeAway, Holiday Lettings, Airbnb, booking.com, Expedia, or can be let through holiday letting agencies. Home Sharing The letting of private or shared bedrooms in somebody’s home, most commonly through Airbnb, but also through other online booking sites, such as Wimdu and Homestay Boutique Self Catering Luxury self-catering accommodation that features contemporary interior design Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018
Super Cottages
Large self-catering properties that can accommodate parties of up to 20-30 guests. These
can be large residential properties, e.g. manor houses that are let out as self-catering
accommodation or large purpose-designed self-catering barn conversions. Such
properties have developed to cater for the growing demand for family and friendship get
togethers, celebrations and house parties. They generally trade at the top end of the
market, offering high quality, luxury accommodation. They will include large living spaces
and dining areas and usually feature the latest in-home entertainment systems. Some also
have leisure facilities in terms of swimming pools, games rooms and snooker rooms.
Access Exceptional Self-Catering Cottages
Self-catering accommodation that is fully adapted for use by independent and assisted
wheelchair users, usually including the following features:
Wide doorways and corridors;
Extra space for wheelchair users;
Wheel-in showers, possibly with hoist rails;
Bathrooms and toilets adapted for wheelchair users;
Low-level kitchen counters;
Ramps, lifts or stair lifts if needed.
Holiday Lodges
Timber lodges and log cabins that are let out for self-catering holidays and short breaks or
used as second homes by their owners.
Holiday Lodge Parks
Complexes of timber holiday lodges for outright or timeshare purchase and/or rental. They
have developed primarily in inland locations, often woodland or waterside settings and/or
associated with other developments and activities such as marinas, golf courses (golf
lodges), fishing lakes (fishing lodges), watersports or alongside hotels. Most holiday lodge
parks are small – the average holiday lodge park covers 32.2 acres and has 35 lodges.
Timber holiday lodges are generally seen as a more up-market and exclusive alternative to
the traditional caravan holiday home: they are particularly popular with older and more
affluent customers. Most holiday lodges have two or three bedrooms. Holiday lodge parks
increasingly have a number of on-site leisure facilities, including restaurants, bars, swimming
pools, gyms and children’s play areas. Holiday lodges are generally purchased as second
homes for holiday purposes. Most park operators offer a holiday rental service to owners
and many make participation in such a service a condition of purchasing a lodge.
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018 Fishing Lodges Holiday lodges around fishing lakes, usually for rental. Golf Lodges Holiday lodges on golf courses for outright or timeshare purchase or rental. Eco Lodges/ Eco Lodge Parks Individual timber lodges or complexes of lodges that are built to the highest possible environmental sustainability standards and designed and operated to minimise their carbon footprint. Eco lodges will typically include features such as the use of sustainable materials in their construction, grass or sedum roofs, renewable energy sources, waste recycling, energy conservation measures and water conservation systems. Their green credentials are a key part of their marketing and many customers are increasingly choosing these types of accommodation because they want to go an eco-friendly holiday and reduce their carbon footprint. Eco lodge operators will usually also encourage their guests to take part in green activities in terms of car-free days out, walking and cycling, nature study, foraging, bird and wildlife watching, and buying local produce. Treehouses Luxury wooden treehouses that are rented out for self-catering holidays and short breaks Holiday Parks Parks that offer caravan holiday homes for ownership or rental, possibly alongside touring caravan and camping pitches. They can range in size from small independently run parks to very large parks with extensive leisure, entertainment and catering facilities that are operated by national holiday park companies such as Park Holidays, Park Resorts, Haven and Parkdean Holidays Boutique Holiday Parks Holiday parks that offer contemporary caravan holiday homes in a landscaped setting, with central leisure and catering facilities. Touring Caravan & Camping Sites Sites that offer pitches for touring caravans, motor homes and tents. They can range in size from small, independently operated sites with minimal facilities and mainly grass pitches to extensive sites with central facilities and mostly hard standing pitches with electric hook up. National operators are the Caravan Club and Camping and Caravanning Club, which offer club sites across the country for their members, which in many cases are also open to non-members. Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018 Luxury Touring Caravan Resorts Touring caravan sites with hard standing and full-serviced pitches and a range of central leisure facilities and activities, such as a swimming pool, fitness suites, spa, fishing lakes, children’s adventure play area, and central catering facilities. Luxury Campsites Campsites with spacious, fully-serviced pitches, luxury shower and toilet facilities, and perhaps some glamping units and central leisure facilities. Certificated Caravan & Camping Sites Small touring caravan and camping pitches that are certificated to operate by the Caravan Club and Camping & Caravanning Club, without the need for planning permission. Caravan Club certificated sites are for 5 touring caravan or motor home pitches. Camping & Caravanning Club certificated sites are usually for 5 touring caravan pitches and up to 10 tent pitches. Eco Camping/ Wild Camping Camping on small, basic, off-grid sites - usually grassed or forest sites with minimal facilities, often in isolated locations. Camping Pods Camping pods are insulated wooden tents with double glazed windows and French doors, heaters, electricity and sometimes outside decking areas. They range from standard pods sleeping two people to family, super or mega pods sleeping 4 people. Glamping Glamping (glamorous camping) involves camping in ready-erected, fully-equipped tents, yurts, tipis and other unusual forms of camping and caravanning accommodation such as geodesic domes, gypsy caravans, retro caravans, safari tents, glamping pods and tree camping. These types of accommodation have proved to be highly popular with more affluent families that want to experience camping holidays but without the hassle of having to bring their own tents and camping equipment. Pop-Up Glamping Hotels Temporary glamping hotels, providing glamping units, a hotel reception, shower and washroom facilities, and potentially also dining rooms, bars, pamper tents and spa facilities Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018 Youth Hostels Simple accommodation in private, shared or dormitory rooms with double, single and bunk beds. Most hostels will have a self-catering kitchen. Some also provide meals. More modern hostels may have en-suite family rooms. Luxury Hostels Hostels that feature contemporary interior design and offer a higher quality of accommodation Bunkhouses Basic self-catering accommodation provided in converted barns. Bedrooms are mainly dormitory-style with bunk beds but can also include private family rooms. Bunkhouse usually include shared toilets and showers and small kitchens. Boutique Bunkhouses Bunkhouses that feature contemporary interior design. Camping Barns Sometimes known as ‘stone tents’, Camping Barns vary in facilities ranging from a basic roof over your head to the more luxurious, which include a shower and cooking facilities. Sleeping areas tend to be communal. Typically found on working farms. Farm Stay B&B, self-catering, caravanning or camping and glamping accommodation on working farms. Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018 Hotel Performance Terms Occupancy Rate The percentage of all rooms sold as a proportion of all rooms available in that period. Achieved Room Rate (ARR) The net average amount of rooms revenue that hotels achieve per night per room let after deduction of VAT, breakfast (if included), discounts and commission charges. Hotel rooms revenue divided by the number of rooms sold. Revpar Revenue per available room (number of rooms in the hotel). The net average amount of rooms revenue that hotels achieve per night per available room after deduction of VAT, breakfast (if included), discounts and commission charges. Hotel rooms revenue divided by the number of rooms available in the hotel. Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 2
HOTELS & ACCOMMODATION BUSINESSES/ORGANISATONS INTERVIEWED
Business/Organisation Personal/
Telephone/Email/
Head Office/STR
Hotels
The Royal Crescent P
Gainsborough Bath Spa P
Bath Priory P
Macdonald Bath Spa STR
The Queensberry P
No 15 Great Pulteney P
The Francis M Gallery T
The Abbey Hotel T
Roseate Villa P
Harington’s Hotel P
Hilton Bath T
Apex Bath City P
Homewood Park P
Combe Grove P
Bailbrook House P
Holiday Inn Express Bath P
Premier Inn Bath P/HO
Travelodge Bath Waterside P
Travelodge Bath Central P
Travelodge Bath City Centre P
Best Western Centurion T
The Pig Near Bath P
Inns
The Rising Sun T
The Bear T
The Griffin Inn T
Loch Fyne Restaurant & Hotel T
Cameley Lodge Hotel & Restaurant T
The Bear & Swan T
The Redan Inn T
The Warwick Arms T
The Forester & Flower T
The Crown Inn T
The Old Manor House Hotel T
Radstock Hotel T
The Riverside Inn T
The Temple Inn T
King William Inn T
Guest Houses and B&Bs
Astor House T
17 Lansdown Crescent T
3 Abbey Green T
Albany Guest House T
Annabelle's Guest House T
Apple Tree Guest House T
Apsley House T
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
Aquae Sulis E
Avon Guest House T
Bay Tree House T
Beckford House T
Beech Cottage T
Bloomfield House T
Bodhi House E
Bridge House T
Chestnuts House T
Cranleigh T
Crescent Guest House T
Devonshire House T
Dorian House T
Dukes E
Grove Lodge T
Hawkins of Bath T
Henrietta House E
Hill House T
Leighton Townhouse T
Marlborough House T
Number 17 Bath T
Paradise House T
Poplar House T
Pulteney House T
Sir Walter Elliot's House B&B T
Tasburgh House T
The Bath House T
The Cedars T
The Hollies E
The White Guest House T
Three Abbey Green E
Villa Claudia T
Riverside Lodge T
The Timbers Bed & Breakfast T
Orchard House T
Manor Farm T
Three Bloomfield Bed & Breakfast T
Ashes Hill Farm T
The Old Parsonage T
The Old Priory T
Waterhouse T
Pennsylvania Farm Bed & Breakfast T
Summer House Bed & Breakfast T
Foxhill Lodge T
Radford Villa Bed & Breakfast T
The Tithe Barn T
Glebe House T
Pitfour House E
Lorne House E
Representative Bodies
BIGHA P
BASCA P
Self-Catering Agencies
The Bath Holiday Company T
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
Bath Holiday Rentals T
Self-Catering Businesses
Bath Apartment Breaks P
Dream Stays Bath P
The Place Bath P
Queensberry Estates P
Manor Cottages T
Tucking Mill Self-Catering P
The Courtyard Apartments T
The Bath House T
Bath Circle T
Let’s Do Bath T
Bath Holiday Suites T
Greyfield Farm Holiday Cottages T
Oak Farm Country Cottages T
Withy Mills Farm T
Serviced Apartment Businesses
SACO Bath P
Hiding Space T
The Halcyon Apartments T
Hostels
YHA Bath T
St Christopher’s Inn T
Bath YMCA T
Touring Caravan Sites
Bath Marina & Caravan Park T
Bath Chew Valley Caravan Park T
Hostels
Bath YMCA T
YHA Bath T
St Christopher’s Inn T
Student Tooms
University of Bath P
Bath Spa University T
Pure Twerton Mill T
Student Castle T
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 3
BATH & NORTH EAST SOMERSET HOTEL SUPPLY – AUGUST 2018
BATH CITY HOTEL SUPPLY – OCTOBER 2018
Hotel Standard1 Rooms Brand
The Royal Crescent 5 star 45 Relais & Chateaux
The Bath Priory 5 star 33 Andrew Brownsword Hotels
Macdonald Bath Spa 5 star 131 Macdonald Hotels & Resorts
The Gainsborough Bath Spa 5 star 99 YTL Hotels/Leading Hotels of the World
Hilton Bath City 4 star 173 Hilton
Apex City of Bath 4 star 177 Apex Hotels
Bailbrook House Hotel 4 star Country House 94 Hand Picked Hotels
Combe Grove Manor 4 star Country House 42
Francis Hotel Bath Boutique 98 MGallery (Accor Hotels)
The Queensberry Boutique 29
No 15 Great Pulteney Boutique 40 Kaleidoscope Collection
The Abbey Boutique 60
Haringtons Hotel Boutique 13
Country Living Lansdown Grove Boutique 54 Country Living Hotels (Shearings)
Roseate Villa Boutique 21 Roseate Hotels & Resorts
The Bird Boutique 27 Kaleidoscope Collection
The Royal 3 star 35
Old Mill Hotel & Lodge, Batheaston 3 star 35
Redcar 2 star 41
Parade Park Lower Grade 38
Holiday Inn Express Upper Tier Budget 145 Holiday Inn Express (IHG)
Z Hotel Bath Budget Boutique 149 Z Hotels
Premier Inn Budget 108 Premier Inn
Travelodge Bath Waterside Budget 125 Travelodge
Travelodge Bath Central Budget 66 Travelodge
Travelodge Bath City Centre Budget 56 Travelodge
Notes:
1. VisitBritain, AA, booking.com or TripAdvisor ratings. Boutique hotels are those that describe
themselves as such on their websites. There is no official designation of a boutique hotel.
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
HOTEL SUPPLY SURROUNDING BATH – OCTOBER 2018
Hotel/Location Standard Rooms Brand
Bradford-on-Avon
Woolley Grange Luxury Family Hotel 25 Luxury Family Hotels
Best Western Leigh Park 3 star Country House 38 Best Western
Widbrook Grange 3 star 20
Trowle Common
The Moonraker Hotel 3 star Country House 23
Limpley Stoke
Best Western Limpley Stoke 3 star Country House 60 Best Western
Colerne
Lucknam Park 5 Red star Country House 42 Relais & Chateaux
Pride of Britain Hotels
Freshford
Homewood Park 4 star Country House 21 Longleat Hotels
Hunstrete
The Pig near Bath Boutique Country House 29 The Pig
Wick
Tracy Park Golf & Country 3 star Golf & Country House 42
Hotel Hotel
HOTEL SUPPLY B&NES – BEYOND BATH – OCTOBER 2018
Hotel/Location Standard Rooms Brand
Freshford
Homewood Park 4 star Country House 21 Longleat Hotels
Limpley Stoke (just outside B&NES)
Best Western Limpley Stoke 3 star Country House 60 Best Western
Hunstrete
The Pig near Bath Boutique Country House 29 The Pig
Midsomer Norton
Best Western Plus Centurion 4 star 45 Best Western
Cameley
Cameley Lodge Hotel 3 star 9
Radford
The Old Malt House Hotel 2 star 11
Keynsham
The Old Manor House Hotel 3 star 10
The Grange Hotel 2 star 13
Ston Easton (Just outside B&NES)
Ston Easton Park 4 red star country house 20
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 4
BATH CITY SERVICED APARTMENTS – OCTOBER 2018
Hotel Apartments Brand
SACO Bath Serviced Apartments 52 SACO
Halcyon Apartments 15
Hiding Space Westgate Apartments 17 Hiding Space
Hiding Space St Catherine’s Hospital 10 Hiding Space
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 5
BATH & NORTH EAST SOMERSET – GUEST HOUSES & B&Bs – OCTOBER 2018
Establishment Location Type Rooms Standard1
17 Lansdown Crescent Bath B&B 3 4 star Gold
2 Crescent Gardens Bath Guest House 4 Boutique
3 Abbey Green Bath Guest House 10 4 star Gold
3 Lyndhurst Place Bath B&B 2 Boutique
Abbey Rectory Bed & Breakfast Bath B&B 3 4 star
Abbey Rise Bath B&B 3 4 star
Ainslie's Belvedere B&B Bath B&B 3 4 star
Albany Guest House Bath Guest House 4 3 star
Annabelle's Guest House Bath Guest House 4 3 star
Apple Tree Guest House Bath Guest House 5 Boutique
Apsley House Bath Guest House 13 5 star
Aquae Sulis Hotel Bath Guest House 14 4 star
Astor House Bath Guest House 5 4 star
Avon Guest House Bath Guest House 6 3 star
Bailbrook Lodge Bath B&B 15 4 star
Bathen House Bath B&B 13 5 star
Bay Tree House Bath B&B 5 4 star
Beckford House Bath B&B 2 4 star
Beech Cottage Bath B&B 4 3 star
Bloomfield House Bath Guest House 8 4 star
Bodhi House Bath B&B 3 4 star
Bridge House Bath B&B 5 4 star
Brindleys Bath B&B 6 Boutique
Brocks Guest House Bath Guest House 6 4 star
Brooks Guesthouse Bath B&B 7 Boutique
Chestnuts House Bath B&B 5 5 star
Cornerways Bath B&B 4 n/a
Cranleigh Bath Guest House 10 4 star
Crescent Guest House Bath Guest House 4 4 star
Devonshire House Bath B&B 5 4 star
Dolphin House Bath B&B 2 4 star
Dorian House Bath B&B 13 Boutique
Dukes Hotel Bath B&B 17 Boutique
Elgin Villa Bath B&B 4 3 star
Glenade Bath B&B 5 n/a
Gray's Boutique B&B Bath B&B 12 Boutique
Greenways Bath B&B 3 3 star
Grosvenor Villa Bath B&B 3 4 star
Grove Lodge Bath B&B 3 5 star
VisitBritain, AA or OTA gradings or self-described as boutique accommodation
1
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018 Establishment Location Type Rooms Standard1 Hawkins of Bath Bath B&B 4 4 star Henrietta House Bath Guest House 19 4 star Hill House Bath B&B 6 Boutique Lamp Post Villa B&B Bath B&B 3 3 star Leighton Townhouse Bath B&B 10 Boutique Lyndhurst Cottage B&B Bath B&B 1 n/a Lynwood House Bath B&B 5 4 star Marisha’s Guest House Bath Guest House 6 3 star Marlborough House Bath Guest House 6 4 star Membland Guest House Bath Guest House 3 4 star Milton House Bath B&B 3 4 star Number 10 Guest House Bath Guest House 3 n/a Number 17 Bath Bath B&B 6 Boutique Oldfields Bath Guest House 18 4 star Paradise House Bath B&B 11 5 star Parkside Guest House Bath Guest House 4 4 star Percy Place Bath B&B 2 4 star Poplar House Bath B&B 3 4 star Pulteney House Bath Guest House 9 4 star Queen Charlotte’s Orangery Bath B&B 3 4 star Roman City Guesthouse Bath Guest House 6 3 star Royal Park Guest House Bath Guest House 4 4 star Sir Walter Elliot’s House B&B Bath B&B 3 4 star Tasburgh House Bath Guest House 14 5 star The Ayrlington Bath Guest House 16 5 star The Bath House Bath B&B 4 4 star The Cedars Bath B&B 2 4 star The Edgar Townhouse Bath B&B 18 Boutique The Firs Bed & Breakfast Bath B&B 5 5 star The Henry Bath Guest House 7 3 star The Hollies Bath B&B 3 4 star The Kennard Bath B&B 12 4 star The White Guest House Bath Guest House 4 3 star The Windsor Bath Guest House 15 5 star Tyndall Villa Bath B&B 5 4 star Villa Claudia Bath B&B 3 4 star Walton’s Guest House Bath Guest House 7 3 star Wentworth House Bath Guest House 8 4 star Corston Fields Farmhouse Corston B&B 6 4 star De Montalt Wood Combe Down B&B 2 5 star Foxhill Lodge Perrymead B&B 2 Boutique Grasmere Court Keynsham Guest House 16 4 star High Beeches Combe Down B&B 3 4 star Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018 Establishment Location Type Rooms Standard1 High Orchard Combe Down B&B 3 4 star Lavender Cottage Dunkerton B&B 2 5 star Manor Farm Corston B&B 2 4 star Orchard House Chew Stoke B&B 3 3 star Pitfour House Timsbury B&B 2 5 star Radford Villa Bed & Breakfast Radford B&B 5 Boutique Rainbow Wood Farm Claverton Down B&B 3 4 star Riverside Lodge Camerton B&B 3 n/a Roundhill Farmhouse Kelston B&B 2 4 star The Timbers Bed & Breakfast Camerton B&B 5 4 star Three Bloomfield Dunkerton B&B 2 n/a Waterhouse (The Wilsher Group) Monkton Combe Guest House 13 Boutique Weston Lawn Weston B&B 3 4 star Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 6
BATH & NORTH EAST SOMERSET – INNS/PUB ACCOMMODATION - OCTOBER 2018
Standard Estabs Rooms % of
Rooms
Bath & North East Somerset
Boutique 7 58 38.2
4 star 6 35 23.0
3 star 5 36 23.7
Ungraded 6 23 15.1
TOTAL BATH & NORTH EAST SOMERSET 24 152 100
Bath - City
Boutique 3 24 49.0
4 star 1 9 18.4
3 star 2 13 26.5
Ungraded 1 3 6.1
TOTAL BATH & NORTH EAST SOMERSET 7 49 100
North East Somerset - Rural
Boutique 4 34 33.0
4 star 5 26 25.3
3 star 3 23 22.3
Ungraded 5 20 19.4
TOTAL NORTH EAST SOMERSET - RURAL 17 103 100
Establishment Location Rooms Standard
The Rising Sun Bath 7 3 star
The Boathouse Bath 9 4 star
The Thief Bath 6 3 star
The Bear Bath 8 Boutique
The Black Fox Bath 9 Boutique
The Griffin Inn Bath 7 Boutique
The New Crown Inn Bath 3 n/a
The Bear & Swan Chew Magna 4 Boutique
The Warwick Arms Clutton 7 4 star
The Hunters Rest Inn Clutton 5 4 star
The Forester & Flower Combe Down 5 4 star
The Wheatsheaf Combe Hay 7 Boutique
The Rose & Crown Hinton Charterhouse 6 3 star
The Crown Inn Keynsham 6 n/a
The Wheelwright's Arms Monkton Combe 7 4 star
The Prince of Wales Peasedown St John 5 n/a
Radstock Hotel Radstock 11 3 star
The Riverside Inn Saltford 6 3 star
Carpenters Arms Stanton Wick 13 Boutique
The Temple Inn Temple Cloud 10 Boutique
The Seven Stars Timsbury 2 n/a
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
Establishment Location Rooms Standard
King William Inn Tunley 3 n/a
Ring O Bells Ubley 2 4 star
The Blue Bowl Inn West Harptree 4 n/a
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 7
BATH & NORTH EAST SOMERSET SELF-CATERING ACCOMMODATION – OCTOBER 2018
VISIT BATH/ STAY IN BATH LISTED + INDEPENDENTLY MARKETED
Establishment Location Units Bedspaces Standard
1 The Paragon Bath 1 2
14 York Street Bath 1 4 4 star
17 The Townhouse Bath 1 7
Abbey Mews Bath 1 8 4 star Gold
Aquae Sulis Apartment Bath 1 2 5 star
Bath Apartment Breaks Bath 2 8 4 star Gold
Bath Breaks Apartments Bath 2 10 4 star
Bath Circle Bath 3 8 5 star
Bath Holiday Suites Bath 4 10
Bathwick Apartment Bath 1 4 5 star
Boutique & Chic Bath 2 14 Boutique
Circus House Apartment Bath 1 4 4 star Gold
Crescent Gardens Bath 1 14
Georgian House Bath 1 5
Hiplets Luxury Self Catering Bath 10 58 Boutique
Kensington Chapel Apartment Bath 1 4
Laburnum Cottage Bath 1 4 4 star
Lady Margaret's Georgian Holiday Home Bath 1 10 4 star Gold
Let's Do Bath Bath 3 32
Luxury Escapes Bath Bath 8 112
Margaret's Townhouse Bath 2 7
Morford Town House Bath 1 6 Luxury
Nelson Apartment Bath 1 4 5 star
No 2 Larkhall Square Bath 1 6 Luxury
No 5 Burlington Street Bath 1 2
Panda Sanctuaries Bath 5 24
Queensberry Estates Bath 5 46 Boutique
Russel Street Apartment Bath 1 2 4 star Gold
The Admirals House Bath 1 14
The Almhouse Bath 1 4 5 star
The Apartment Bath 1 2 Boutique
The Courtyard Apartments Bath 3 10 4 star
The Georgian House Bath 1 16 Luxury
The Paragon Georgian Townhouse Bath 1 8 4 star Gold
The Place Bath 1 2 4 star
Bay Tree House Bath 1 2
Daisy's Garden Bath 1 4
Bath City Rentals Bath 3 10 5 star
Bath Boutique Stays Bath 5 53 Boutique
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018 Establishment Location Units Bedspaces Standard New Leaf Farm Bath/Bathampton 10 45 4 star Stay in Bath Bath/Batheaston 5 23 4 star Gold Avondale Riverside Batheaston 1 8 5 star New Mill Cottage Batheaston 1 2 The Malthouse Batheaston 4 16 4 star The Grange East Wing Belluton 1 2 The Barn House Cottage Burnett 1 2 The Old Oak Barn Burnett 1 2 Purbeck Holiday Lets Camerton 4 16 36 Carlingcott Carlingcott 2 8 Boutique Oak Barn Chew Magna 1 16 Park Farm Cottages Chew Magna 2 9 4 star Gold The Tallett Chew Magna 1 4 Orchard House Chew Stoke 2 6 3 star Laundry Cottage Combe Hay 1 6 5 star The Snug Holiday Cottage Dunkerton 1 2 Gripp Barn Farmborough 1 4 5 star Manor Cottages Freshford 3 16 The Grove Freshford 1 12 3 star Friary Coach House Freshford 1 4 5 star Collier House High Littleton 1 5 Greyfield Farm Cottages High Littleton 5 15 5 star Gold The Annex High Littleton 1 8 Mill Lane Holiday Cottage Inglesbatch 1 2 4 star Pennsylvania Farm Holiday Cottages Newton Saint Loe 3 10 Ivy Cottage Queen Charlton 1 4 3 star Ramscombe Cottage St Catherine 1 2 Druid Cottage Stanton Drew 1 4 4 star The Old Cart House Stanton Drew 1 6 4 star The Garden Room Timsbury 1 2 Withy Mill Farm Timsbury 5 14 Tucking Mill Cottages Tucking Mill 5 15 4 star Gold The Gate House Upper Swainswick 1 4 4 star Gold The Smithy Wellow 1 6 4 star Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 8
BATH & NORTH EAST SOMERSET SELF-CATERING ACCOMMODATION/ SHORT-TERM
HOLIDAY LET SUPPLY – OCTOBER 2018
(MARKETED THROUGH SELF-CATERING LETTING AGENCIES & ONLINE BOOKING SITES 1)
Booking Agency/Site Size of Property Total
Sleeps Sleeps Sleeps Sleeps Sleeps Properties
2 3-5 6-9 10-20 21-30
Bath Holiday Rentals 20 28 10 6 64
The Bath Holiday Company 1 4 5 2 12
Bath Holiday Homes2 5 14 8 4 31
Laura’s Townhouse Apartments2 9 14 6 6 35
Cottages.com 6 15 8 1 30
Sykes Cottages 3 2 1 1 7
Holiday Lettings3 72 130 67 66 2 337
HomeAway3 32 102 46 18 1 199
Booking.com3 24 57 28 3 112
Airbnb3 275 200 99 67 641
Total 447 566 278 174 3 1468
BATH CITY SELF-CATERING ACCOMMODATION/ SHORT-TERM HOLIDAY LET SUPPLY –
OCTOBER 2018
(MARKETED THROUGH SELF-CATERING LETTING AGENCIES & ONLINE BOOKING SITES1)
Booking Agency/Site Size of Property Total
Sleeps Sleeps Sleeps Sleeps Sleeps Properties
2 3-5 6-9 10-20 21-30
Bath Holiday Rentals 20 28 10 5 63
The Bath Holiday Company 1 4 5 2 12
Bath Holiday Homes2 5 14 8 4 31
Laura’s Townhouse 9 14 6 6 36
Apartments2
Cottages.com 1 4 2 7
Sykes Cottages 3 2 1 6
Holiday Lettings3 65 118 62 64 2 311
HomeAway3 26 92 43 17 178
Booking.com3 24 57 28 3 112
Airbnb3 266 177 87 51 581
Total 420 510 252 152 2 1336
We have as far as possible excluded the self-catering properties listed in Appendix 7 that
1
also use these booking channels
Bath Holiday Homes and Laura’s Townhouse Apartments are sister companies with a
2
number of shared properties
Many self-catering properties are listed on two, three or all four of the sites. Insight
3
provided by BASCA suggests an average multiple listings ratio of 60-75%
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
RURAL NORTH EAST SOMERSET SELF-CATERING ACCOMMODATION/ SHORT-TERM
HOLIDAY LET SUPPLY – OCTOBER 2018
(MARKETED THROUGH SELF-CATERING LETTING AGENCIES & ONLINE BOOKING SITES 1)
Booking Agency/Site Size of Property Total
Sleeps Sleeps Sleeps Sleeps Sleeps Properties
2 3-5 6-9 10-20 21-30
Bath Holiday Rentals 1 1
Cottages.com 5 11 6 1 23
Sykes Cottages 1 1
Holiday Lettings2 7 12 5 2 26
HomeAway2 6 10 3 1 1 21
Booking.com2
Airbnb2 9 23 12 16 60
Total 27 56 26 22 1 132
We have as far as possible excluded the self-catering properties listed in Appendix 7 that
1
also use these booking channels
Many self-catering properties are listed on two, three or all four of the sites. Insight
2
provided by BASCA suggests an average multiple listings ratio of 60-75%
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 9
BATH & NORTH EAST SOMERSET TOURING CARAVAN & CAMPING SITES – OCTOBER 2018
Caravan Tent Statics Other
Site Location Season Grade Pitches pitches Caravans Units
Bath Marina & Caravan Park Bath All Year n/a 88
Bath Chew Valley Caravan Park Bishop Sutton All Year 5 star 41
Bury View Farm & Campsite Corston All Year n/a 18
Avon Valley Farm Keynsham All Year CL 5
Bicknam Bath All Year CL 5
Tytherley Farm Hinton Charterhouse March - Nov CL 5
Willow Farm Timsbury All Year CL 5
Notes:
1. CL = Certificated Location – certificated by the Caravan & Motorhome Club for 5 caravan pitches for CMC members only
Hotel Solutions October 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 10
BATH & NORTH EAST SIMERSET – HOSTELS /GROUP ACCOMMODATION
OCTOBER 2018
Hostel Location Grade Bedspaces
Bath
YHA Bath Bath 3 star 62
Bath YMCA Bath 3 star 204
St Christopher’s Inn Bath n/a 56
Bath Backpackers Bath n/a 62
North East Somerset - Rural
The Folly Farm Centre Stowey n/a 46
Hotel Solutions
November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 11
BATH – STUDENT ROOMS USED AS GUEST ACCOMMODATION – OCTOBER 2018
Establishment Student Student Number of
Rooms Rooms Weeks
Available Available in Available in
All Year the Summer the Summer
University of Bath Claverton Down Campus1 326 12
Bath Spa University2 – Green Park House3 174
Student Castle 10
Twerton Mill 675 6
Notes:
1. The University of Bath also has 2,200 student bedrooms on its Claverton Down
campus that are available for conferences and summer schools
2. Bath Spa University also has 1,000 student bedrooms at its Newton Park campus
that are used for summer schools and educational conferences
3. Green Park House has a further 500 student bedrooms that could be available as
guest accommodation for 10 weeks in the summer. The University is currently
looking at the commercial feasibility of using them for this purpose
4. 12 single en-suite bedrooms and 5 en-suite double bedrooms
5. Double en-suite bedrooms
Hotel Solutions
November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 12
BATH & NORTH EAST SOMERSET - CLOSED GUEST HOUSES AND B&Bs
Establishment Location
Celtic Escape Bath
Radnor Guest House Bath
Walton Villa Bath
Dene Villa Bath
49 Combe Park Bath
Austen Guest House Bath
Bathwick Gardens Bath
Parkside Bath
The Old Red House Bath
Beckford’s View Bath
Bathwick Street B&B Bath
Number 30 Bath
Priory Cottage Hinton Charterhouse
Source: Hotel Solutions
Hotel Solutions
November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 13
HOTEL DEVELOPMENT ACTIVITY – KEY HERITAGE CITIES
Hotel Brand/ Site Standard Rooms Commentary
Oxford
New Hotels/ Hotel Extensions/ Hotel Repositionings
Travelodge Oxford Abingdon Road Budget 83 Opened 2016
Hampton by Hilton Oxford, Kassam Upper-Tier Budget 103 Opened 2017
Stadium
Museum Hotel, City Centre Boutique 10 Opened 2017
George Street Hotel, City Centre 3 star 41 Opened 2017
Pipeline/Proposed Hotels
Courtyard by Marriott, City Centre 3 star 140 Under construction
Premier Inn, City Centre Budget 90 Consented
Easyhotel, Summertown Budget 180 Pending planning permission
Premier Inn Oxford Airport Budget 101 Pending planning permission
Oxpens, City Centre 4-star 150 Masterplan
Oxford Station, City Centre n/a n/a Masterplan
Northern Gateway, North Oxford n/a 180 Masterplan
Cambridge
New Hotels/ Hotel Extensions/ Hotel Repositionings
University Arms 5 star 83 Reopened and expanded as a 5-star hotel August 2018
The Gonville, City Centre Boutique 84 Independent hotel repositioned as a boutique hotel
The Tamburlaine, Cambridge Station 4 star 155 Opened 2017
Ibis Cambridge, Cambridge Station Budget 231 Opened 2016
Pipeline/Proposed Hotels
Easyhotel Budget 100 Pending planning permission
Cambridge North 4-star 217 Consented
Cambridge Biomedical Campus 4-star 200 Masterplan
North West Cambridge 3-star 150 Masterplan
Milton Road Aparthotel Aparthotel 162 Consented
Orchard Park Aparthotel Aparthotel 82 Consented
Station Square, Cambridge Station Aparthotel n/a Initial stages
Park Street Car Park n/a n/a Mooted as a possible hotel site
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018 Hotel Brand/ Site Standard Rooms Commentary York New Hotels/ Hotel Extensions/ Hotel Repositionings Grand Hotel, City Centre 5 star 100 Extension completed 2018 Hotel Indigo Boutique 101 Opened 2015 Doubletree by Hilton, City Centre 4 star 17 Repositioning + expansion of former independent 3-star hotel Staycity Aparthotel, City Centre Aparthotel 197 Opened 2016 Travelodge York Layerthorpe, City Centre Budget 128 Opened 2017 Pipeline/Proposed Hotels Malmaison, City Centre Boutique 160 Under construction Moxy, City Centre Budget Boutique 120 Consented Roomzzz, City Centre Aparthotel 97 Under construction Travelodge York Monks Cross Budget 80 Under construction Chester New Hotels/ Hotel Extensions/ Hotel Repositionings Quarterz Aparthotel Aparthotel 54 Opened 2016 Pipeline/Proposed Hotels Crowne Plaza Chester 4 star 160 Replacement hotel planned as part of the Northgate scheme Hotel Indigo, Grosvenor Park Road Boutique 73 Consented Moxy, Broughton Budget Boutique 192 Consented Holiday Inn Express Chester Racecourse Upper-Tier Budget 40 Extension planned as part of the Chester Racecourse Masterplan Travelodge, Pepper Street, City Centre Budget 112 Under construction Easyhotel, Forest Street, Chester Station Budget 109 Pending planning permission Chester Business Quarter n/a 120 Hotel proposed as part of the Chester Business Quarter Foregate Street n/a 55 Hotel proposal Hotel Solutions November 2018
Bath & North East Somerset Visitor Accommodation Study Update 2018
APPENDIX 14
BATH & NORTH EAST SOMERSET VISITOR ACCOMMODATION STUDY
SURVEY OF GUEST HOUSES, B&Bs AND INNS – RESULTS
________________________________________________________________________________________
1. Purpose of the Survey
The purpose of the survey of owners of guest houses, B&Bs and inns was to provide an
insight into the current strength of demand and markets for these types of serviced
accommodation business in Bath and the rural parts of B&NES, evidence of times
when there may be shortages of such accommodation (because existing
establishments are fully booked), and an understanding of the aspirations of the
current owners of these types of visitor accommodation to expand, develop and
upgrade their premises.
2. Methodology and Sample
Phase 1
The survey was undertaken through an initial CATI (computer assisted telephone
interview) survey of a random sample of 64 guest houses, B&Bs, inns and pub
accommodation businesses. The survey sample was broken down by type of visitor
accommodation business as follows:
TABLE 1: SURVEY SAMPLE
Type of Accommodation Business Number of
Completed
Interviews
Bath Guest Houses and B&Bs 34
Rural Guest Houses and B&Bs 15
Inns 15
Total Interviews 64
A mix of different sizes and standards of guest house, B&B and inn were included in
the survey. The rural guest houses and B&Bs interviewed were primarily smaller
establishments with under 5 guest bedrooms. The majority of the inns surveyed had 6-
10 bedrooms.
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
TABLE 2: SIZE OF BUSINESS INTERVIEWED
Type of Accommodation Business Number of Guest Bedrooms
% of Accommodation Businesses
Interviewed
Under 5 6-10 11-20
rooms rooms rooms
Bath Guest Houses and B&Bs 44 38 18
Rural Guest Houses and B&Bs 87 7 7
Inns 20 73 7
TABLE 3: STANDARD OF BUSINESS INTERVIEWED
Type of Accommodation Standard of Accommodation
Business % of Accommodation Businesses Interviewed
Boutique 5-star 4-star 3-star Basic
Bath Guest Houses and B&Bs 21 18 44 12 6
Rural Guest Houses and B&Bs 20 33 13 13 20
Inns 13 7 53 13 13
Phase 2
The CATI survey of Bath guest houses and B&Bs was followed up with an email survey
of BIGHA members, with the aim of obtaining data on room occupancy and
achieved room rates for the city’s guest house and B&B sector. A total of 18 guest
houses and B&Bs responded to the survey – 6 in the city centre, 10 in outer city
locations and 2 in the rural area surrounding Bath 7. We are grateful to BIGHA for its
assistance in sending the survey out to its members on our behalf.
3. Recent and Planned Investment
3.1. Investment in the Last 3 Years
Roughly half of the guest houses and B&Bs interviewed and 40% of the inns surveyed
indicated that they have invested in redecoration, bathroom renewal and other
refurbishment work in the last three years. Two establishments have added an extra
guest bedroom.
This is a relatively small sample of the total supply of guest houses and B&Bs in Bath and the
7
rural parts of B&NES. The results should this be treated with some caution and taken as
indicative only.
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
TABLE 4: ACCOMMODATION BUSINESS INVESTMENT IN THE LAST 3 YEARS
Type of Accommodation Business % of Accommodation
Businesses Interviewed
Invested in Not Invested
the Last in the Last
3 Years 3 Years
Bath Guest Houses and B&Bs 47 53
Rural Guest Houses and B&Bs 47 53
Inns 40 60
3.2. Planned Investment in the Next 2 Years
Roughly a quarter of the guest houses, B&Bs and inns surveyed indicated that they are
planning some form of investment in the next 2 years. This is primarily in terms of
refurbishment and upgrading. Two inns are planning to open additional guest
bedrooms.
TABLE 5: ACCOMMODATION BUSINESS INVESTMENT PLANS IN THE NEXT 2 YEARS
Type of Accommodation Business % of Accommodation
Businesses Interviewed
Investment No Investment
Planned in the Planned in the
Next 2 Years Next 2 Years
Bath Guest Houses and B&Bs 24 76
Rural Guest Houses and B&Bs 27 73
Inns 27 73
3.3. Barriers to Investment
The majority of the guest houses, B&Bs and inns that are planning investment did not
identify any barriers to them progressing their investment plans. The only barriers that a
few business owners identified were securing planning permission and raising finance.
Securing planning permission was seen as more of a barrier for rural guest houses and
inns.
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
TABLE 6: BARRIERS TO EXPANSION, DEVELOPMENT AND UPGRADING PLANS
Type of Accommodation Business % of Accommodation
Businesses Planning
Investment Citing This Barrier
Getting Financing
Planning the Project
Permission
Bath Guest Houses and B&Bs 13 13
Rural Guest Houses and B&Bs 25 50
Inns 50 25
4. Guest House, B&B and Inn Performance Levels, Trends and Future
Prospects
4.1. 2017 Performance
2017 room occupancy levels for Bath guest houses and B&Bs were strong by national
standards, particularly in the city centre. 94% of the Bath guest houses and B&Bs that
we interviewed reported a 2017 room occupancy of over 50% and half indicated a
room occupancy of over 70%. The results of the second phase email survey of BIGHA
members (Table10) show an overall room occupancy for Bath guest houses and B&Bs
of 68%, with city centre establishments recording an average annual room
occupancy of 78.3% and outer city guest houses and B&Bs trading at an average
room occupancy of 57.4%. These figures compare to national average room
occupancies for guest houses in England of 57%, and 54% for B&Bs in 2016 (the latest
year for which national data is available).
In terms of occupancy performance by standard of guest house and B&B, the survey
findings show boutique, 3-star, 3-star and budget guest houses and B&Bs trading at
higher occupancies that 4-star establishments.
At £99, 2017 achieved room rates8 (Table 10) were very high for Bath guest houses
and B&Bs, not far behind the average for the city’s hotels £122) and well ahead of the
national hotel average (£72) and average for chain operated 3/4-star hotels (£88).
While achieved room rates vary between guest houses and B&Bs, there is no
apparent difference by standard; boutique and 5-star guest houses and B&Bs are not
necessarily achieving higher room rates than 4-star guest house and B&B businesses.
The more apparent difference is by location, with city centre guest houses and B&Bs
achieving an average room rate of £105 in 2017, compared to a figure of £90 for
guest houses and B&Bs in outer city locations.
Net of breakfast and VAT
8
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
Room occupancy performance for rural guest houses and B&Bs is highly variable, with
some businesses achieving high occupancies and others very low levels of business.
Room occupancies are high for inns in Bath and the rural parts of the district, with 87%
of inns surveyed reporting an average annual room occupancy of over 60% in 2017,
and 47% trading at over 70% occupancy.
TABLE 7: OCCUPANCY LEVELS 2017
Type of Accommodation Business % of Accommodation Businesses Interviewed Reporting
This Occupancy Level
Above 61-70% 51-60% 41-50% 31-40% Under
70% 30%
Bath Guest Houses and B&Bs 50 18 26 3 3 0
Rural Guest Houses and B&Bs 20 27 7 7 20 20
Inns 47 40 7 7 0 0
TABLE 8: OCCUPANCY LEVELS 2017 – BY STANDARD OF GUEST HOUSE/ B&B - BATH
Standard of Guest % of Guest Houses Interviewed Reporting This Occupancy
House Level
Above 61-70% 51-60% 41-50% 31-40% Under
70% 30%
Boutique 71 0 14 0 14 0
5 star 67 0 17 17 0 0
4 star 20 33 47 0 0 0
3 star 75 25 0 0 0 0
Budget 100 0 0 0 0 0
All Guest Houses 50 18 26 3 3 0
4.2. Performance Trends 2015-2017
The survey findings show a slight downturn in guest house and B&B performance in
Bath between 2015 and 2017. 92% of the guest houses interviewed, and 77% of B&Bs,
reported a decrease in room occupancy over the last 3 years. The data from the
email survey of BIGHA members showed only a slight downturn in room occupancy
for Bath guest houses and B&Bs, and relatively little overall movement in achieved
room rates. While some guest house and B&B businesses reported a reduction in
achieved room rates, others reported an increase. There are however more marked
differences by location. Occupancy levels have remained more stable in the city
centre and achieved room rates increased here. Room occupancies and achieved
room rates for guest houses and B&Bs in outer city locations have steadily reduced
however.
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
Occupancy performance has been more variable for rural guest houses and B&Bs.
While almost half of the interviewed rural guest house and B&B businesses reported a
downturn in occupancy, an equivalent number reported no change or an increase.
Inns have not seen the same level of reduction in room occupancy. Only 20% of those
surveyed reported a drop in occupancy performance.
TABLE 9: OCCUPANCY TRENDS 2015-2017
Type of Accommodation Business % of Accommodation Businesses Interviewed
Reporting a Change in Occupancy in the Last
3 Years
An No A Don't
Increase Change Decrease Know
Bath Guest Houses and B&Bs 9 6 82 3
Bath Guest Houses 0 8 92 0
Bath B&Bs 14 5 77 5
Rural Guest Houses and B&Bs 20 33 47 0
Inns 27 33 20 20
TABLE 10: BATH GUEST HOUSES & B&Bs – ROOM OCCUPANCY AND AVERAGE ROOM
RATE DATA 2015-2018
Location Average Annual Room Occupancy Average Annual Achieved Room
% Rate2
£
2015 2016 2017 20181 2015 2016 2017 20181
Bath 72.5 69.4 68.8 59.0 98.46 100.55 98.96 92.53
City Centre 79.0 76.2 78.3 66.6 100.78 105.18 105.12 96.91
Outer City 66.7 63.5 60.4 53.0 96.06 95.69 91.95 87.72
Source: Hotel Solutions survey of BIGHA members July 2018
Notes:
1. Based on the projections provided by guest house and B&B owners
2. Net of breakfast and VAT
The survey findings show some reduction in guest house and B&B prices in Bath, with
two thirds of the guest houses surveyed and a third of B&Bs reporting that they have
dropped their room rates in the last 2 years, and only a few establishments having
increased their prices. The email survey of BIGHA members showed a similar pattern of
changes in achieved room rates for Bath guest houses and B&Bs.
The majority of rural guest houses and B&Bs have however increased or held their
room rates over the last 2 years. Inns have been more price sensitive, with almost a
third of those surveyed having dropped their prices.
Hotel Solutions November 2018Bath & North East Somerset Visitor Accommodation Study Update 2018
TABLE 11: CHANGES IN PRICES 2015-2017
Type of Accommodation Business % of Accommodation Businesses Interviewed
Reporting a Change in Prices in the Last 2
Years
An No A Don't
Increase Change Decrease Know
Bath Guest Houses and B&Bs 15 41 44 0
Bath Guest Houses 17 17 67 0
Bath B&Bs 14 55 32 0
Rural Guest Houses and B&Bs 53 40 7 0
Inns 13 47 27 13
With falling occupancies and achieved room rates and rising operating costs,
unsurprisingly profits have been eroded or stagnated for the majority of Bath guest
houses and B&Bs. Profitability appears to have been less affected for rural guest
houses and B&Bs and inns, although some of these businesses have also seen a
downturn in profit levels.
TABLE 12: PROFITABILITY TRENDS 2015-2017
Type of Accommodation Business % of Accommodation Businesses Interviewed
Reporting a Change in Profits in the Last 3
Years
An No A Don't
Increase Change Decrease Know
Bath Guest Houses and B&Bs 3 21 71 6
Bath Guest Houses 0 17 75 8
Bath B&Bs 5 23 68 5
Rural Guest Houses and B&Bs 20 47 27 7
Inns 20 27 33 20
4.3. Future Prospects 2018-2020
Looking forward, Bath guest house and B&B owners are generally pessimistic about
the future prospects for their business over the next three years. Of those guest house
and B&B owners that expressed a view, the majority expect to see a further reduction
in occupancy, or at best no change. None of the guest house and B&B owners
surveyed in Bath expect to see an increase in occupancy.
The BIGHA members that responded to our email survey are generally expecting to
see a sharp drop in occupancy and achieved room rate in 2018. Room occupancy
for city centre guest houses and B&Bs (Table 10) is projected to fall 11 percentage
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