Evaluation of City Owned Resorts
July 2009
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Strategic Solutions
Public Private Partnerships
Research Based Consulting
Tourism Hospitality & Leisure
, -
5th Floor, The Pinnacle
Cnr Strand & Burg Street
Cape Town
8000
/000
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PO Box 1550
Cape Town 8000
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T +27 (0)21 481 9000
F +27 (0)21 481 9480
www.gt.co.za
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© 2009 Grant Thornton South Africa. All rights reserved.
Page
Section 1: Introduction
1
1.1 Background
1
1.2 Structure of the Report
3
1.3 Methodology
3
Section 2: Tourism in South Africa and the Western Cape
6
2.1 Introduction
6
2.2 Foreign Tourism in South Africa and the Western Cape
6
2.3 Domestic Tourism in South Africa and the Western Cape
18
2.4 Backpacking
27
2.5 Conclusion: Relevance to the Study
30
Section 3: Resort Analysis
32
3.1 Introduction
32
3.2 Silwerstroom
32
3.3 Soetwater
34
3.4 Millers Point
35
3.5 Fish Hoek
37
3.6 Zandvlei
38
3.7 Blue Waters
39
3.8 Monwabisi
40
3.9 Macassar
42
3.10 Voortrekker Park
43
3.11 Harmony Park
44
3.12 Hendon Park
45
3.13 Kogel Bay
47
3.14 Kuilsriver
48
Section 4: Overarching Recommendations
50
4.1 Introduction
50
4.2 Standard of Facilities
50
© 2009 Grant Thornton South Africa. All rights reserved.
4.2 Activities and Events
51
4.3 Marketing
52
4.4 Human Resources
53
4.5 Maintenance
53
4.6 Management Options
53
Section 5: Demand Analysis
54
5.1 Facilities and Target Markets
56
5.2 Domestic Demand
57
5.3 Foreign Demand
57
5.4 Potential Market Share of Existing Facilities
57
5.5 Effect of Additional Supply
58
Section 6: Regional Strategies
59
6.1 Introduction
59
6.2 Blaauwberg
59
6.3 Peninsula
59
6.4 Cape Flats and Metro South East
60
6.5 Helderberg Basin
60
6.6 Tygerberg
61
Section 7: Conclusion
62
Annexure A: TGCSA Recommendations
64
Annexure B: Resort Photos
66
B.1 Silwerstroom
66
B.2 Soetwater
68
B.3 Millers Point
70
B.4 Fish Hoek
72
B.5 Zandvlei
73
B.6 Blue Waters
75
B.7 Monwabisi
77
B.8 Macassar
79
B.9 Voortrekker Park
81
B.10 Harmony Park
83
B.11 Hendon Park
85
B.12 Kogel Bay
87
B.13 Kuilsriver
88
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
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Table 1.1: City of Cape Town Owned and Managed Resorts
Resort Name
Tourism Destination Area
Silwerstroom
Blaauwberg
Soetwater
Peninsula
Millers Point
Peninsula
Fish Hoek
Peninsula
Zandvlei
Peninsula
Blue Waters
Cape Flats and Metro South East
Monwabisi
Cape Flats and Metro South East
Macassar
Cape Flats and Metro South East
Voortrekker Park
Helderberg Basin
Harmony Park
Helderberg Basin
Hendon Park
Helderberg Basin
Kogel Bay
Helderberg Basin
Kuilsriver
Tygerberg
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City of Cape Town – Evaluation of City Owned Resorts
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Figure 1.1: Resorts Owned and Managed by the City of Cape Town
Tourism Development Area
1. Silwerstroomstrand
2. Soetwater
3. Millers Point
4. Fish Hoek
Blaauwberg
5. Zandvlei
6. Bluewaters
7. Monwabisi
Tygerberg
8. Macassar
9. Voortrekker Park
10. Harmony Park
11. Hendon Park
12. Kogel Bay
13. Kuilsriver
Cape Flats and
Metro South East
Peninsula
Helderberg Basin
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Figure 2.1: Total Foreign Arrivals to South Africa (‘000)
6 678
2002
2003
2004
9 091
8 396
7 369
6 505
6 00 0
6 430
8 00 0
9 591
10 00 0
4 00 0
2 00 0
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2006
2007
2008
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Figure 2.2: Foreign Visitors to Each Province of South Africa (‘000)
294
2 27
945
2007
823
596
6 01
745
655
1 184
1 164
518
1 000
554
1 436
2 000
1 400
1 738
3 000
2006
1 764
4 000
4 482
5 000
4 014
6 000
*00*
#
*005 $ "
; 5I
%!&% 1
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H 7=I
Northern
Cape
Free State
North West
Limpopo
Mpumalanga
Eastern
Cape
K wazulu
Natal
Western
Cape
Gauteng
0
1
City of Cape Town – Evaluation of City Owned Resorts
8
Figure 2.3: Total Foreign Visitors to the Western Cape (‘000)
1 529
2003
2004
1 764
1 529
2002
2006
2 007
1 592
1 472
1 500
1 738
2 000
1 000
500
"
#
2005
*00/ 1
%!'
4
6
1
6
964
Figure 2.4: Foreign Arrivals to South Africa by Month 2008 (‘000)
827
816
Oct
Nov
747
742
824
734
May
689
713
800
Apr
769
856
865
1 000
600
!
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4
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5; 7I
Dec
Sep
Aug
Jul
Jun
Mar
Feb
Jan
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City of Cape Town – Evaluation of City Owned Resorts
9
Table 2.1: Source Markets for Foreign Arrivals to South Africa (2008)
Source Markets by Region
Africa Air
3.2%
Africa Land
73.9%
Americas
4.2%
Asia & Australasia
3.4%
Europe
14.7%
Unspecified
0.6%
Source Markets by Country
Africa
Lesotho
22.6%
Mozambique
12.8%
Zimbabwe
12.8%
Swaziland
11.3%
Botswana
8.4%
Overseas
UK
5.1%
USA
3.0%
Germany
2.5%
Netherlands
1.3%
France
1.3%
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Figure 2.5: Source Markets of Foreign Visitors to the Western Cape 2007
Afri ca & Middle
East
24%
Europe
54%
Americas
13%
Asia &
Australasia
9%
$%
1
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City of Cape Town – Evaluation of City Owned Resorts
10
Figure 2.6: Age Profile of Foreign Visitors to South Africa 2007
55-64
8%
65+
4%
18-24
10%
45 -5 4
15%
25-34
33 %
35-44
30%
./I
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Figure 2.7: Repeater Rate of Foreign Visitors 2007
First Time
17%
2-3 Times
8%
10 or More
Times
59%
4-5 Times
7%
6-9 Times
9%
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City of Cape Town – Evaluation of City Owned Resorts
11
Figure 2.8: Purpose of Visit of Foreign Visitors to South Africa
H
3.0%
2.9%
Other
1.1%
Religi on
1.9%
4.5%
7.2 %
5.6%
3.9%
Medical
Business
Traveller
Business
Shopping
V FR
Personal
Sho pping
0%
B ussiness
Tourist
10.7%
10%
8.9%
12.2%
14.5%
11.8%
11.2%
20%
Holiday
2007
24.2%
22.4%
28.6%
30%
25.3%
2006
40%
5DI
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Figure 2.9: Average Length of Stay of Foreign Visitors to South Africa (Nights)
11.0
10.1
10.0
9.6
9.0
9.0
8.4
8.2
8.0
7.9
8.2
+
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;
%! 1%
© 2009 Grant Thornton South Africa. All rights reserved.
2008
2007
2006
2005
2004
2003
2002
7.0
7;
1
"
.
© 2009 Grant Thornton South Africa. All rights reserved.
%! %
#
4.8
4.7
4.5
5.1
4.4
5.9
Religion
5.4
5.3
5.0
Medical
Bussiness
Tourist
10.0
9.6
9.3
10.9
11.2
11.3
2006
2007
4.2
4.1
4.8
2.3
2.1
2.0
Busine ss
Shop ping
9.6
9.1
8.5
8.4
8.2
7.9
2005
Free State
4.4
4.4
5.6
2006
Northern
Cape
3.4
3.2
3.3
$ "
Bu sine ss
Traveller
2.5
2.6
2.5
0
Person al
Shopp ing
6
North West
4.6
4.1
3.7
0
Limpop o
3
4.0
4.0
4.4
9
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$; ;
Mpumalan ga
10.0
G
8.4
8.0
VFR
Holiday
3
Eastern
Cape
12
6.4
6.0
7.2
15
11.8
12.0
13.5
All Foreign
To urists
12
Kwa- Zulu
Natal
6
5.2
5.2
5.9
9
Wester n
Cape
Gau teng
City of Cape Town – Evaluation of City Owned Resorts
12
Figure 2.10: Average Length of Stay of Foreign Visitors by Purpose of Visit (Nights)
2007
); .
%
%! % '
Figure 2.11: Average Length of Stay of Foreign Visitors by Province (Nights)
2008
*.
City of Cape Town – Evaluation of City Owned Resorts
13
Figure 2.12: Average Length of Stay of Foreign Visitors to the Western Cape (Nights)
14
13.5
13
12.0
11.8
11.0
11.0
2005
11
2004
12
2008
2007
2006
10
*
" *00/
5/ 5
4
1
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D/ *
). =I
%! &%
Figure 2.13: Foreign Bednights Spent in South Africa (‘000)
78 704
60 000
60 303
57 577
60 269
66 497
68 211
2007
64 921
2006
80 000
40 000
20 000
'
*. .
$*D /I%
D/= 000
© 2009 Grant Thornton South Africa. All rights reserved.
$;* ;I% :
G
$ " %! '%
200 8
2005
2004
2003
2002
0
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City of Cape Town – Evaluation of City Owned Resorts
14
30 000
21 077
25 457
Figure 2.14: Foreign Bednights Spent in South Africa by Province 2008 (‘000)
684
2 023
4 909
6 842
3 898
10 000
5 388
8 426
20 000
*00/ $ "
Free State
Northern
Cape
North West
Limpop o
Mpumala nga
Eastern
Cape
Gau teng
Wester n
Cape
Kwa- Zulu
Nata l
0
#
%! (
/ =I
Figure 2.15: Foreign Bednights Spent in the Western Cape (‘000)
25 000
19 816
15 000
16 122
16 875
2005
15 679
2004
20 000
20 054
21 077
12 984
10 000
5 000
+
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200 8
2007
2006
2003
2002
0
,
*00.
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4
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City of Cape Town – Evaluation of City Owned Resorts
15
Figure 2.16: Type of Accommodation Used by Foreign Visitors 2007
Backpacking Camping &
Caravan
4%
2%
B &B
6%
Hotel
21%
Self-Catering
12%
Game Lodge
4%
Guest House
7%
-
#
Friends &
Family
44%
,
4
(
4
1
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!
%! -%
Figure 2.17: Activities Undertaken by Foreign Visitors to South Africa 2007
100%
90%
80%
66%
60%
40%
8%
8%
7%
2%
1%
Beach
20%
Wildlife
21%
20%
Cultural
Social
Natural
Attractions
Casino
Theme
Parks
Nightlife
Shopping
0%
.
1
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41
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#
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*00D
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4
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City of Cape Town – Evaluation of City Owned Resorts
16
Figure 2.18: Total Foreign Direct Spend excluding CAPEX (‘000)
R 50 000 000
R 74 200 000
Excluding CAP EX
R 60 100 000
R 77 400 000
R 66 600 000
R 74 200 000
R 75 000 000
R 43 200 000
R 47 800 000
R 100 000 000
R 60 700 000
R 65 400 0 00
Including CAPEX
R 25 000 000
R
2004
"
2005
!
%! 0
2006
' 4 #
./ DI
1
%
2007
1
2008
K
!
$
** .I
*00/
5; 7I
' 4
Figure 2.19: TFDS excluding CAPEX by Region 2008
Europe
23%
Asia &
Australasia
6%
Africa Land
58%
Americas
8%
A frica Ai r
5%
1
"
4
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)* 700
1
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D *00
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City of Cape Town – Evaluation of City Owned Resorts
17
Figure 2.20: Average Visitor Spend by Source Market Region
R 12 900
2008
R 10 500
2007
R 10 400
R 9 100
R 8 700
R 14 300
R 15 400
R 10 200
R 10 80 0
R 10 40 0
R 11 70 0
R 6 200
R 5 800
R 10 000
R 7 500
R 15 000
R 14 90 0
2006
R 20 000
R 5 000
R 0
A frica Lan d
4
Africa Air
;0 7
A mericas
.) 5I
%
Asia & A ustralasia
Europe
' 4 #
1 K
)= 5I $ " %!% %
//
*005 $
Figure 2.21: TFDS excluding CAPEX by Category 2007
Medical
3%
Other
3%
Accomm.
14%
Transport
10%
Food
11%
Shopping
51%
Leisure
7%
#
1
K
*005
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City of Cape Town – Evaluation of City Owned Resorts
18
R3 200 000
R 800 000
R1 700 000
R5 000 000
R2 600 000
R3 900 000
Mpumalanga
R10 000 000
R3 500 000
R7 000 000
R15 000 000
Eastern
Cape
R20 000 000
R17 700 000
R25 000 000
R19 700 000
Figure 2.22: Foreign Direct Spend excluding CAPEX by Province 2007 (‘000)
)0 DI $
*005
#
))
;
%
$ "
R15 000 000
R17 700 000
R15 200 000
R20 000 000
R1 9 800 000
R18 900 000
Figure 2.23: Foreign Direct Spend excluding CAPEX in the Western Cape (‘000)
R25 000 000
R10 000 000
R5 000 000
/
2007
2006
2005
2004
R
!
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!
#
!
"
4
1
!
2
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−
−
41
41
41
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Free State
Northern
Cape
North West
Limpop o
Kwa- Zulu
Natal
Gauteng
Western
Cape
R
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%!%&%
City of Cape Town – Evaluation of City Owned Resorts
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0
1
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1
/
41
%
!
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19
#
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*00/ 7 =I
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Figure 2.24: Number of Domestic Travellers in South Africa (‘000)
14 300
15 000
13 900
12 700
12 100
10 000
5 000
2005
1
;. 7
2006
;* 7
!
*005 $ "
!
%!%(%
2007
2008
*00/
/ =I
Figure 2.25: Number of Domestic Trips Taken in South Africa (‘000)
40 000
37 100
36 200
35 900
32 900
30 000
20 000
10 000
2005
)0 =
2006
$;*I%
*00/ $
.=
G
=)
1
$ "
!
%!%)%
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2007
2008
%
$)5I%
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*00/ )*I
>
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4
City of Cape Town – Evaluation of City Owned Resorts
20
1
!
4
" %!%1
$
2 100
2 300
2200
1500
Northern
Cape
North West
Limpopo
3 300
3 300
2006
2008
1 900
1 800
2200
2200
3 100
4 000
2700
2400
3 500
4 000
2000
1200
700
900
600
800
Mpumalanga
6200
5400
2005
2007
Eastern
Cape
Western
C ape
Gauteng
3 000
Kwa- Zulu
Natal
6 000
3 000
3 200
4500
4100
9 000
7 100
5 700
5100
4800
12 000
Free State
11 600
11 900
10600
10400
Figure 2.26: Domestic Trips Taken to Provinces in South Africa (‘000)
1
*00/% 6
Figure 2.27: Percentage of Total Domestic Trips Taken in South Africa by Month 2008
15%
10%
9.4%
9.9%
7.2%
8.4%
9.0%
8.9%
9.5%
9.5%
7.0%
8.3%
7.4%
5%
5.3%
/5
;* 7
$*DI%
$ " %!%.%
!
>
J
BG
© 2009 Grant Thornton South Africa. All rights reserved.
*00/ 7 /
;=
Dec
Nov
Oct
Sep
Aug
Jul
Jun
May
Apr
Mar
Feb
Jan
0%
$;0I%
$)0I%
:
City of Cape Town – Evaluation of City Owned Resorts
21
1
H
2 100
2 100
1500
700
=0I
*00D
;*I
$ "
2006
2008
Free State
600
600
600
700
Northern
Cape
1900
2000
3 900
3 900
North West
3 100
3 000
2400
1400
1 300
1 400
1700
1000
Mpumalanga
Limpopo
6100
5100
Eastern
Cape
Western
Cape
Gauteng
3 000
2 600
2 700
2 400
2 600
4200
3400
6 000
2005
2007
Kwa- Zulu
Natal
9 000
9 000
8 900
7400
9800
12 000
11 200
11 900
10200
8700
Figure 2.28: Origin of Domestic Tourists in South Africa (‘000)
:
%!%0%
Figure 2.29: Origin of Domestic Tourists to the Western Cape 2006
Other
10%
Kwazulu Natal
8%
Western Cape
40%
Eastern Cape
10%
Gauteng
32%
$/
1
&
41
*.
;=
*5 =I
*D * I
© 2009 Grant Thornton South Africa. All rights reserved.
*00. $
)/
*=
$ "
%
%!&1%
City of Cape Town – Evaluation of City Owned Resorts
22
Figure 2.30: Age Profile of Domestic Tourists in South Africa 2005
65+ Years
6%
55-64 Years
7%
18-24 Years
26%
45-55 Years
13%
35-44 Years
20%
!
"
= DI
25-34 Years
28%
*00. 5* /I
$ " %!& %
!
1
)/ =I
= *I
Figure 2.31: Race Profile of Domestic Tourists in South Africa 2005
Coloured
Indian 5%
4%
White
18%
African
73%
'&
9
#
$9' %
*00/
.I $ " %!&%%
© 2009 Grant Thornton South Africa. All rights reserved.
5)I
!
)DI
4
1
City of Cape Town – Evaluation of City Owned Resorts
23
Figure 2.32: Purpose of Domestic Trips Taken in South Africa 2008
Religious Medical
2.0%
Business 4.8%
5.4%
Holiday
15.8%
VFR
71.9%
" %!&&
*00. $
4
(
!
$D;I%
%
4
$*;I%
!
1
Figure 2.33: Purpose of Domestic Trips Taken to the Western Cape 2005
Business
9%
Religious
3%
Medical
2%
Holiday
23%
VFR
63%
()
*00/
*
$
"
%!&'%
© 2009 Grant Thornton South Africa. All rights reserved.
=.
==
*00/ $
.D
*005
%
'
4
.;
City of Cape Town – Evaluation of City Owned Resorts
24
Figure 2.34: Average Length of Stay of Domestic Tourists by Province 2008 (Nights)
6
5.6
5.1
5.3
5.0
4.6
4.6
4.2
3.7
4
3.7
Free State
Northern
Cape
North West
Limpopo
Mpumalanga
Eastern
C ape
Kwa- Zulu
Natal
Western
Cape
Gauteng
2
*00/
5)
*7
$ "
%!&(%
Figure 2.35: Average Length of Stay of Domestic Tourists by Trip Purpose 2007 vs 2008
8
6.5
6
5.1
2008
2007
7.1
5.2
5.0
4.4
4.2
4
3.1
3.0
2.9
Religious
VFR
Business
Medical
Holiday
2
*
4
1
).*
*00/
% =5
)5 *
; /I
$;0 7I%
)./
$)) ;I%
© 2009 Grant Thornton South Africa. All rights reserved.
>
$ "
*005
, BG
;; D
%!&)%
*00. $
$** *I%
:
City of Cape Town – Evaluation of City Owned Resorts
25
47 000
Figure 2.36: Bednights Spent in South African Provinces by Domestic Tourists 2005 (‘000)
33 600
50 0 00
40 0 00
8 800
4 400
10 0 00
12 500
10 700
6 500
20 0 00
14 300
17 200
30 0 00
+
Free State
Northern
Cape
North West
Limpopo
Mpumalanga
Eastern
Cape
Kwa- Zulu
Natal
Western
Cape
Gauteng
0
,
).*
*00/ $
%
)*0 7
B
$9' %
./
$/)I%
$=I%
*0I
*00. $ "
DD
%!&)% "
120
120.9
Figure 2.37: Bednights of Domestic Tourists by Accommodation Type 2008 (‘millions)
100
80
60
-
"
#
%!&.
$5=I%
2.1
C hurch Hall
0.6
Backpackers
0.8
0.6
Game
Lodge
© 2009 Grant Thornton South Africa. All rights reserved.
!
Other
2.7
B&B
*00/
$;DI%
3.7
3.7
Guest
Houses
,
Hospital
1.4
SelfCatering
Hotel
VFR
0
Camping
5.8
20
6.6
40
$=I%
City of Cape Town – Evaluation of City Owned Resorts
26
5%
9%
5%
7%
3%
7%
3%
6%
2%
6%
3%
5%
1%
4%
Natural Attractions
Wildlife
Culture, historical &
heritage
Theme Parks
Medical
Sport Spectator
7%
11%
Nightlife
Casino
13%
10%
Beach
31%
36%
Shopping
Social
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
76%
74%
Figure 2.38: Activities Undertaken by Domestic Tourists 2007 vs 2008
.
*7I
*0
*00. $
*00/
>
$).I%$
"
, BG
%!&0%
5/
*005
*. /
%
$;0I%
;7
Figure 2.39: Total Domestic Tourism Revenue by Province 2007 vs 2008 (‘millions)
R 14
2007
2008
R 12
7.8
R 10
1.4
1.0
0.9
0.5
1.0
0.7
2.2
2.6
1.6
R 2
1.7
3.1
3.0
4.9
3.6
3.6
R 4
3.0
R 6
3.9
R 8
5/0
*005
© 2009 Grant Thornton South Africa. All rights reserved.
*00/
Free State
Northern
Cape
North West
Limpopo
Mpumalanga
Eastern
Cape
Kwa- Zulu
Natal
Western
Cape
Gauteng
R
=)I
..0
City of Cape Town – Evaluation of City Owned Resorts
27
$
"
!
!
4
!
2
−
"
4
1
− - ! !
$
1
$*005%?
4
1
!
< $@
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- !
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8
< $@4$ A% *005 -
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−
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8
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*0I
4
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#
$
!
$@5 6$ A%
8
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!
=*.
4
!
!
70 000
*00D
!
#
G
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− - !
!
− - !
!
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2
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$@$77 A%
!
!
!
$
3
G
!
!
4
1
© 2009 Grant Thornton South Africa. All rights reserved.
1
!
1
City of Cape Town – Evaluation of City Owned Resorts
28
!
$$%
- !
&
!
D/I
!
!
!
- !
;0
!
B
!
!
4
!
" %!'1
*00D 50I
&
1
+
!
@
#
!
*)
! A
!
!
!
!
!
Figure 2.40: Age Profile of International Backpackers to South Africa 2006
>50
4%
31-50
11%
<20
15%
21-30
70%
$')
'
1
*/
!
*005
#
*00. 5*I
4
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1
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!
!
City of Cape Town – Evaluation of City Owned Resorts
!
29
!
$*
"
!
%!'
1
4
!
.=I 3 !
)/I !
;DI
!
@- ,-
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!
Figure 2.41: Transport Used by International Backpackers to South Africa 2006
60%
54%
40%
36%
21%
18%
20%
16%
10%
2%
$+
1
"
Other
Minibus
Intecity Bus
Hostel
Shuttle
Private Car
B az Bus
Rental
Vehicle
0%
#
!
%!'%
!
!
!
4
1
!
Figure 2.42: Backpacker Activities in South Africa 2006
Mountain
Wine Tours Biking
7%
4%
Cultural
Villages
8%
Natural
Sites
14%
Game
Viewing/Saf
ari
12%
Hiking
10%
Museums
12%
Township
Tours Night
11% C lubbing
Historical
Sites
11%
11%
)
- ,-
4
B
B
© 2009 Grant Thornton South Africa. All rights reserved.
1
!
City of Cape Town – Evaluation of City Owned Resorts
30
$-&
!
(
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(
−
− 1
−
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City of Cape Town – Evaluation of City Owned Resorts
−
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−
− '
−
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.= .I
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−
−
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!
−
−
31
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City of Cape Town – Evaluation of City Owned Resorts
4
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32
1
"
#
!
4
<
!
!
−
8
9
−
8
4
−
" 9
−
" 4 :
− 9
88
2
7 : ;4
1
7 : ;
7 : ;'
: 7 : ;'
7 : ;
=0!
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: 41
Table 3.1: Silwerstroom Key Information
Item
Comment
Caravan sites
44 Non-electrified
Chalets
6 Eight-bed units
Ablution blocks
10
Road infrastructure
Good
Grading
None
Current market
Community
Occupancy of overnight accommodation
Low
Number of day visitors per annum
Medium
Income per year
Losses of between R0 and R500 000 per annum
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
33
Item
Comment
Tariff non-electrified caravan site (per night including VAT)
R 96,90 in season and R 71,80 out of season
Tariff camping site (per night including VAT)
R53,60 all year round
Tariff chalets (per night including VAT)
R167,60 in season and R156,20 out of season
Tariff day visitors (per day including VAT)
R8 per adult and R4,60 per child
!2
1
!
&!%
Table 3.2: SWOT Analysis of Silwerstroom
Strengths
Weaknesses
Only City owned resort on the West Coast
Significant distance from Cape Town
Stunning beach
State of overnight visitor facilities e.g. chalets, ablution etc.
Good road infrastructure
Poorly kept (garden, landscaping etc.)
Large pavilion for day visitors
Seasonality
Remote West Coast feel
Opportunities
Threats
Large Atlantis and Mamre communities in close proximity
Ou Skip caravan park in Melkbosstrand
West Coast location provides a destination and marketing
opportunity
Melkbosstrand and Yzerfontein as alternative West Coast
accommodation options and holiday destinations
The area has been identified as a potential long term
mixed use coastal development node
56
&
!
$
3 !
8,
8 :
88
F
%
#
$
$
!
$
"
#
%
+
#
%
*0
B
)=
#
#
D
C
"
!
!
(
-
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
34
3
56
4
3
>
&
!"
G
D)
.7
$
%
2
−
−
−
−
−
−
3
!?
1 !
?
1
?
?
1
1
?
1
<
!
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: 41
!
;B
Table 3.3: Soetwater Key Information
Item
Comment
Caravan sites
61 Electrified, 158 non-electrified
Chalets
0
Ablution blocks
13
Road infrastructure
Good
Grading
None (2/3-star potential)
Current market
Community
Occupancy of overnight accommodation
Low
Number of day visitors per annum
High
Income per year
Turnover R712 859 (1 Mar 07 to 28 Feb 08) - losses of
between R0 and R500 000 per annum
Tariff electrified caravan site (per night including VAT)
R 137,90 in season and R 84,40 out of season
Tariff camping site (per night including VAT)
R53,60 all year round
Tariff day visitors (per day including VAT)
R8 per adult and R4,60 per child
!2
&!'
!
Table 3.4: SWOT Analysis of Soetwater
Strengths
Weaknesses
Good revenue generation
Safety and security due to large area open to the beach
Strong demand from local community in holiday season
State of ablution facilities
Good road infrastructure
Seasonality
Beach
Situated in the Table Mountain National Park
Large area available to cater for large volumes
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
35
Opportunities
Threats
Nature reserve and eco-tourism
Safety and security
Restaurant concession
Baboons
Day visitors, schools, team building educational facility
Tidal pool
Meetings and conferencing
Fishing
56
1
&
#
88
8 :
8 :
8
B
3
!
"
8 :
"
!
G
#
!
8
8
""
$
"
#
(
$
@
4
A
"
1
%
F
!
"
#
#
*.
B
B
=
B
B
B
!
!
$
$
&
56
3
<
&
4
<
B
!
"
**
"
!
Table 3.5: Millers Point Key Information
Item
Comment
Caravan sites
17 Electrified
Chalets
22 Mobile homes (monthly lease)
Ablution blocks
4
Road infrastructure
Good
© 2009 Grant Thornton South Africa. All rights reserved.
)5
;B
City of Cape Town – Evaluation of City Owned Resorts
36
Item
Comment
Grading
None (2/3-star potential)
Current market
Domestic and foreign leisure
Occupancy of overnight accommodation
Medium
Number of day visitors per annum
Medium
Income per year
Losses of between R500 000 and R1 million per annum
Tariff electrified caravan site (per night including VAT)
R 137,90 in season and R 84,40 out of season
Tariff day visitors (per day including VAT)
R8 per adult and R4,60 per child
$
!2
1
!
&!)
Table 3.6: SWOT Analysis of Millers Point
Strengths
Weaknesses
Location near boulders
Size (maximum 17 caravan sites)
Sea views and access
Limited revenue from the mobile homes
Well maintained
Seasonality
Good ablution facilities
Low rentals received from mobile homes
Black Marlin restaurant
Opportunities
Threats
Foreign and domestic tourists to boulders
Oatlands resort
Foreign and domestic tourists to the Black Marlin
Foreign and domestic tourists to the Simon’s Town, Kalk
Bay area
Backpacker market
$
56
&
!
#
8
!
8 :
!
3
"
8 : $
%
"
!@-
:
A
:
$$
&
3
!
!
)0
!
!
;B
"
;0
!
.0I
© 2009 Grant Thornton South Africa. All rights reserved.
.00
*5
#
City of Cape Town – Evaluation of City Owned Resorts
37
- !3
-
!
"
#
<
'
'
7
56
'
(
*B
+ !
!
: 41 "
'
+ !
"
;)
;B
Table 3.7: Fish Hoek Key Information
Item
Comment
Caravan sites
31 Electrified
Ablution blocks
1
Road infrastructure
Good
Grading
None (2/3-star potential)
Current market
Domestic leisure
Occupancy of overnight accommodation
Medium
Income per year
Losses of between R0 and R500 000 per annum
Tariff caravan site (per night including VAT)
R137,80 in season and R 84,40 out of season
'
!2
1
!
&!.
Table 3.8: SWOT Analysis of Fish Hoek
Strengths
Weaknesses
Located close to Fish Hoek train station on the Southern Line
Size (maximum 31 caravan sites)
Beach
Wind and seasonality
Well maintained
Opportunities
Threats
Wyo restaurant is a tourist attraction and many tour buses
stop in the area
Safety and security
The Southern Line is marketed as a tourism attraction and
Fish Hoek station is within walking distance of the resort
Backpacker market
'
56
&
#
8 :
1
8
!
"
!
© 2009 Grant Thornton South Africa. All rights reserved.
- ! !
!
:
: 8 :
<
City of Cape Town – Evaluation of City Owned Resorts
38
'$
#
)7
$
.0
"
%
!
)0
(8
(
!
!
#
56
4
3
:
3 ,
J
)0.
)*
!
!
B!
(
: 41
Table 3.9: Zandvlei Key Information
Item
Comment
Caravan sites
105 Electrified
Chalets
6 One-bed units and 6 two-bed units
Ablution blocks
4
Road infrastructure
Good
Grading
None (2-star potential)
Current market
Domestic leisure
Occupancy of overnight accommodation
Medium
Number of day visitors per annum
Low
Income per year
Losses of between R0 and R500 000 per annum
Tariff electrified caravan site (per night including VAT)
R 137,90 in season and R 84,40 out of season
Tariff chalets (per night including VAT)
R391,00 in season and R335,20 out of season
Tariff day visitors (per day including VAT)
R8 per adult and R4,60 per child
(
!2
1
!
&! 1
Table 3.10: SWOT Analysis of Zandvlei
Strengths
Weaknesses
Alongside a lagoon
Caravan park is separated from lagoon
Muizenberg is a popular tourism destination
Day area is poorly maintained
Ablution and laundry facilities are acceptable
Seasonality
Chalets are in decent condition
Secure area
© 2009 Grant Thornton South Africa. All rights reserved.
*B
City of Cape Town – Evaluation of City Owned Resorts
39
Opportunities
Threats
Community hall could be used to house indoor activities or
to host conferences
Houses overlooking the day area might object to the
development of a restaurant or any facilities
Possible restaurant concession overlooking the lagoon
Non-motorised water sports
(
56
&
8
8
8 :
#
!
"
!
""
($
!
C
!
!
1
!
!
(
!
#
<
!
1
*
*
F
B
!
56
4
@-
' A4
#
#
: 41
(
#
/
Table 3.11: Blue Waters Key Information
Item
Comment
Caravan sites
Unknown
Chalets
40 Chalets
Ablution blocks
7
Road infrastructure
Average
Grading
None
Current market
Refugees / Community if refugees evicted
Occupancy of overnight accommodation
Not applicable – refugee camp
Number of day visitors per annum
Not applicable – refugee camp
Income per year
Losses of between R500 000 and R1 million per annum
Tariff non-electrified caravan site (per night including VAT)
R 77,50 in season and R 71,80 out of season
Tariff camping site (per night including VAT)
R53,60 all year round
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
40
Item
Comment
Tariff chalets (per night including VAT)
R114,00 in season and R95,80 out of season
Tariff day visitors (per day including VAT)
R8 per adult and R4,60 per child
*
!2
1
!
&! %
Table 3.12: SWOT Analysis of Blue Waters
Strengths
Weaknesses
A few new chalets
Most of the facilities are derelict
Surrounding nature reserve
Refugees currently located on premises
Blue flag beach within walking distance
Seasonality
Secure area
Large capital investment required to repair facilities
Opportunities
Threats
Blue Flag beach and associated marketing
Refugee settlement
Possible restaurant concession overlooking the lagoon
Safety and security
*
56
&
'
#
!
:
#
$
%
!
*$
"
$
%
!
+
+
4
4
(
3 1
56
&
G
70
− 1
− 1
− 1
>
;0
;)
;
2
?
?
(
(
: 41
Table 3.13: Monwabisi Key Information
Item
Comment
Caravan sites
30 Electrified and 90 non-electrified
Chalets
14 Five-bed units and 19 six-bed units
Ablution blocks
2
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
41
Item
Comment
Road infrastructure
Good
Grading
None
Current market
Community
Occupancy of overnight accommodation
Low
Number of day visitors per annum
High
Income per year
Turnover of R191 453 (1 Mar 07 to 28 Feb 08) - losses
of higher than R1 million per annum
Tariff electrified caravan site (per night including VAT)
R 90,10 all year round
Tariff non-electrified caravan site (per night including VAT)
R71,80 all year round
Tariff chalets (per night including VAT)
R 95,80 - R 132,20 all year round
Tariff day visitors (per day including VAT)
R8 per adult and R4,60 per child
+
!2
1
!
&! '
Table 3.14: SWOT Analysis of Monwabisi
Strengths
Weaknesses
Surrounding nature reserve
Facilities are in poor condition
Tidal pool and beach
Seasonality
Significant infrastructure
Resort covers a large area and can accommodate a large
amount of people
The subdivision of the resort helps with the control of
safety and security
Opportunities
Threats
Big community target market
Safety and security
Events
Possible private concession interest due to large target
market
Conference centre / educational centre
Food and beverage kiosks in pavilion area
Possible R10 million available for upgrade
+
56
&
88
8 :
"
!
!
#
+$
!
! !
"
$
%
!
© 2009 Grant Thornton South Africa. All rights reserved.
#
!
!
City of Cape Town – Evaluation of City Owned Resorts
1
42
!
!
#
*7
#
!
!
B
#
D0
!B ! #
#
#
#
!
!
C
-
56
3
!
D*
! 5=
)0
#
(
: 41
Table 3.15: Macassar Key Information
Item
Comment
Caravan sites
62 Electrified and 74 non-electrified
Chalets
10 Six-bed units
Ablution blocks
3
Road infrastructure
Average
Grading
None
Current market
Community
Occupancy of overnight accommodation
Low
Number of day visitors per annum
Low
Income per year
Losses higher than R1 million per annum
Tariff electrified caravan site (per night including VAT)
R 95,80 in season and R 84,40 out of season
Tariff non-electrified caravan site (per night including VAT)
R 77,50 in season and R 71,80 out of season
Tariff camping (per night including VAT)
R 71,80 in season and R 66,10 out of season
Tariff chalets (per night including VAT)
R 275,90 in season and R209,80 out of season
Tariff day visitors (per day including VAT)
R8 per adult and R4,60 per child
-
!2
1
!
&! )
Table 3.16: SWOT Analysis of Macassar
Strengths
Beach
Weaknesses
Facilities are in an extremely poor condition
Seasonality
Poorly kept
Opportunities
Threats
Local community market
Safety and security
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
-
56
43
&
!
88
#
1
#
8 :
-$
"
!C
!
B
1
+
@
A
#
!
.%
.
9
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4
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/ #
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!
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#
;B
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(
*B
Table 3.17: Voortrekker Park Key Information
Item
Comment
Caravan sites
100 Electrified
Chalets
4 Four-bed units, 40 six-bed units and 102 wooden houses
leased out on an annual basis
Ablution blocks
3
Road infrastructure
Good
Grading
None (2/3 star potential)
Current market
Domestic leisure
Occupancy of overnight accommodation
Medium
Number of day visitors per annum
Not applicable
Income per year
Turnover of R1 730 208 - recording a profit per annum
Tariff electrified caravan site (per night including VAT)
R 137,90 in season and R 108,30 out of season
Tariff chalets (per night including VAT)
R 359,10 - R 563,20 in season and R 299,80 - R 502,70 out
of season
.
!2
1
!
&! .
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
44
Table 3.18: SWOT Analysis of Voortrekker Park
Strengths
Weaknesses
Beach within walking distance
Seasonal
Sheltered from the wind
Inflexibility of permanent wooden holiday cottages
Well maintained facilities
36 Standard chalets require maintenance
Community hall
No direct beach access
Fixed annual revenue from holiday cottages
Opportunities
Threats
Small conferences or meetings
Harmony Park
Caravan clubs
Hendon Park
.
56
8
!
&
8 :
#
"
8
8
#
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: 41
! "
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#
"
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7
&
56
4
50
4
B
:
/
< -
+
!
70
"
!
*B
Table 3.19: Harmony Park Key Information
Item
Comment
Caravan sites
90 Electrified and 70 non-electrified
Chalets
8 Six-bed units
Ablution blocks
2
Road infrastructure
Medium
Grading
None
Current market
Community
Occupancy of overnight accommodation
Low
Number of day visitors per annum
Medium
Income per year
Losses of between R500 000 and R1 million per annum
Tariff electrified caravan site (per night including VAT)
R 137,90 in season and R 90,10 out of season
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
45
Item
Comment
Tariff non-electrified caravan site (per night including VAT)
R 108,30 in season and R 84,40 out of season
Tariff chalets (per night including VAT)
R 454,90 - R 563,20 in season and R 335,20 - R 443,50
out of season
Tariff day visitors (per day including VAT)
R8 per adult and R4,60 per child
!2
1
!
&!%1
Table 3.20: SWOT Analysis of Harmony Park
Strengths
Weaknesses
Views
No beach available
Location in Helderberg area
Seasonality and wind
Large day visitor area
Safety and security
Facilities in poor condition
Opportunities
Threats
Day visitors
Voortrekker Park
The area has been identified as a potential long term
mixed use coastal development node
Hendon Park
56
+
&
!
+
!
!
!
.!
9
!!
!
+
+
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7
+
!
© 2009 Grant Thornton South Africa. All rights reserved.
==
!
City of Cape Town – Evaluation of City Owned Resorts
46
!
!
#
;B
*B
;B
!
: 41?
)B
*B
!
Table 3.21: Hendon Park Key Information
Item
Comment
Caravan sites
50 Electrified and 30 non-electrified
Chalets
9 Four-bed units and 45 six bed units
Ablution blocks
2
Road infrastructure
Good
Grading
None (2/3 star potential)
Current market
Domestic leisure
Occupancy of overnight accommodation
High
Number of day visitors per annum
High
Income per year
Records a profit per annum
Tariff electrified caravan site (per night including VAT)
R 137,90 in season and R 95,80 out of season
Tariff non-electrified caravan site (per night including VAT)
R 108,30 in season and R 84,40 out of season
Tariff chalets (per night including VAT)
R 754,70 - R 377,30 in season and R 502,79 - R 251,90
out of season
!2
1
!
&!%%
Table 3.22: SWOT Analysis of Hendon Park
Strengths
Weaknesses
Beach
Non-electrified camping area and vandalised ablution facility
Location in Helderberg area
Seasonality and wind
Number of decent chalets
Secure
Close proximity to shops and restaurants
Opportunities
Threats
Large domestic leisure market
Voortrekker Park
Existing midden
Harmony Park
Official 3-star grading possible
56
1
&
#
8 :
8
C
$
B
!
)0
: 41 ;B
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
!
47
!
#
9
!!
+
!
!
!
9
56
>
-
(
>
- -
!
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B
(
(
>
: 41
-
Table 3.23: Kogel Bay Key Information
Item
Comment
Caravan sites
300 Non-electrified
Ablution blocks
15
Road infrastructure
Average
Grading
None
Current market
Domestic leisure
Occupancy of overnight accommodation
Medium
Number of day visitors per annum
Medium
Income per year
Losses of between R0 and R500 000 per annum
Tariff camping (per night including VAT)
R 95,80 in season and R 66,10 out of season
Tariff day visitors
R 8 per adult and R 4,60 per child
!2
1
!
&!%'
Table 3.24: SWOT Analysis of Kogel Bay
Strengths
Weaknesses
Large area
Non-electrified
Biosphere and environmental reserve
Seasonality and wind
Mountains and beach
Distance to food and beverage outlets
Ablution facilities in poor condition
Opportunities
Threats
Eco-tourism
Dangerous swimming in parts
Biosphere and hiking
Food and beverage kiosk or restaurant
Beach activities and events
56
"
&
:
!
:
&
8
© 2009 Grant Thornton South Africa. All rights reserved.
8 :
3
City of Cape Town – Evaluation of City Owned Resorts
8
"
48
<
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"
$
(
!
B
!
@:
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$
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! <
!
$9
$
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#
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: 41
Table 3.25: Kuilsriver Key Information
Item
Comment
Caravan sites
86 Electrified
Ablution blocks
2
Road infrastructure
Good
Grading
None (2-star potential)
Current market
Domestic leisure
Occupancy of overnight accommodation
Medium
Number of day visitors per annum
Not applicable
Income per year
Records a profit per annum
Tariff electrified caravan site (per night including VAT)
R 90,10 in season and R 66,10 out of season
$
!2
1
!
&!%)
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
49
Table 3.26: SWOT Analysis of Kuilsriver
Strengths
Weaknesses
Security
Permanent caravans
Facilities in good condition
Location on main road
Not as seasonal as beach resorts
Location close to shopping centre
Location close to Winelands
Opportunities
Threats
Caravan clubs
Community hall and possible interior activities
Empty house
$
56
&
1
#
8
!
!
8 :
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© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
4
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© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
•
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City of Cape Town – Evaluation of City Owned Resorts
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City of Cape Town – Evaluation of City Owned Resorts
53
'
3
41G
#
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1
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Advantage
Description
Table 4.1: Management Options for Resorts owned by the City of Cape Town
Self Management
Lease
Concessionaire
The resort is completely owned and
managed by the City of Cape Town
The resort is owned by the City of
Cape Town but managed by a
private party that pays a rental
(usually fixed)
The resort is owned by the City of
Cape Town but managed by a
private party that pays a concession
fee which is usually linked to the
turnover of the resort
The City maintains total control over The resort is managed by a private
the resort and how it is managed
party
The concession payment is usually
linked to the performance of the
resort which ensures that the City
benefits if the resort is doing well and
that the concessionaire has some
relief if the resort is not doing well
The budgeted lease payment is
known in advance
The concessionaire is responsible for
the maintenance of the resort
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
54
Lease
Concessionaire
The City has little control over the
management of the resort
The City has little control over the
management of the resort
Disadvantage
Self Management
The City has to perform a function
which is not part of its core services
The lease payment is usually fixed
which could lead to the lessee not
being able to meet his/her
commitment if the resort is not
performing well
The City remains wholly responsible
for maintenance of the resort
$*
1
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#
1
4
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+
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Table 4.2: Benchmark Caravan Site Rates
Low Season
High Season
Peak Season
2/3 Star Graded Resorts
R 110 - R150
R 130 - R 220
R 250 - R 300
Non-Graded Resorts Targeting the Domestic Family Market
R 90 - R 110
R 110 - R 130
R 130 - R 150
R 70 - R 80
R 80 - R 90
R 90 - R 100
Non-Graded Community Resorts
!
B
<
'!&
Table 4.3: Benchmark Self-Catering Chalet Rates
Low Season
High Season
Peak Season
2 Bed Chalets (or hired out to 2 people)
2/3 Star Graded Resorts
R 300 - R 400
R 400 - R 500
R 500 - R 600
Non-Graded Resorts Targeting the Domestic Family Market
R 200 - R 250
R 250 - R 300
R 300 - R 350
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
55
Low Season
High Season
Peak Season
4 Bed Chalets (or hired out to 4 people)
2/3 Star Graded Resorts
R 400 - R 500
R 500 - R 600
R 600 - R 800
Non-Graded Resorts Targeting the Domestic Family Market
R 250 - R 300
R 300 - R 350
R 350 - R 400
6 Bed Chalets (or hired out to 6 people)
2/3 Star Graded Resorts
R 500 - R 600
R 600 - R 800
R 800 - R 1200
Non-Graded Resorts Targeting the Domestic Family Market
R 300 - R 350
R 350 - R 400
R 400 - R 450
!
<
Table 4.4: Benchmark Day Visitor Rates
Resorts Targeting the Domestic Family Market
Community Resorts
© 2009 Grant Thornton South Africa. All rights reserved.
Child
Adult
R 10 - R 25
R 20 - R 40
R 6 - R 10
R 8 - R12
'!'
City of Cape Town – Evaluation of City Owned Resorts
4
.2
56
1
'
1
#
!
$
4
;%
(!
Table 5.1: Resort Facilities and Target Markets
Resort Name
Facilities
No.
Target Market
Silwerstroomstrand
Existing Caravan
44
No Market
Existing Chalets
6
Local Community
New Chalets (Recommended)
14
Local Community
Existing Camping
Soetwater
Millers Point
Fish Hoek
Zandvlei
Bluewaters
Monwabisi
Macassar
Voortrekker Park
Harmony Park
Local Community
Existing Caravan
61
Domestic Leisure
Existing Camping
59
Local Community
New Chalets (Recommended)
25
Foreign Leisure
Existing Caravan
17
Domestic Leisure
New Chalets (Recommended)
30
Domestic Leisure
New Backpackers (Recommended)
20
Foreign Backpacker
Existing Caravan
31
Domestic Leisure
New Caravan (Recommended)
19
Domestic Leisure
New Backpackers (Recommended)
20
Foreign Backpacker
Existing Caravan
105
Domestic Leisure
Existing Chalets
12
Domestic Leisure
N/A
N/A
No Market
Existing Caravan
30
No Market
Existing Camping
90
Local Community
Existing Chalets
31
Local Community
New Chalets (Recommended)
29
Local Community
Existing Caravan
62
No Market
Existing Camping
74
Local Community
Existing Chalets
10
Local Community
Existing Caravan
100
Domestic Leisure
Existing Chalets
44
Domestic Leisure
Existing Caravan
90
No Market
Existing Camping
70
Local Community
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
Resort Name
Hendon Park
Kogel Bay
Kuilsriver
'
/
57
Facilities
No.
Target Market
Existing Chalets
8
Local Community
Existing Caravan
50
Domestic Leisure
Existing Chalets
54
Domestic Leisure
New Chalets (Recommended)
10
Domestic Leisure
Existing Camping
300
Domestic Leisure
New Chalets (Recommended)
20
Domestic Leisure
New Backpackers (Recommended)
20
Foreign Backpacker
Existing Caravan
86
Domestic Leisure
/
-
41
< 1
*00/
4
= ;I
).*
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1
B
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*00/
4
1
&
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− ).= =//
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%
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4
1
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− * ;=D 0/0
− /*) D0;
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2
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!
© 2009 Grant Thornton South Africa. All rights reserved.
M
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(!%
$
City of Cape Town – Evaluation of City Owned Resorts
58
Table 5.2: Potential Market Share of Existing Facilities
Sites Sold / Year
Bednights Sold / Year
Market Share
Domestic Caravan & Camping Market
40 479
80 957
52.4%
Soetwater
4 380
8 760
5.7%
621
1 241
0.8%
1 132
2 263
1.5%
Millers Point
Fish Hoek
Zandvlei
3 833
7 665
5.0%
Voortrekker Park
14 600
29 200
18.9%
Hendon Park
1 825
3 650
2.4%
Kogel Bay
10 950
21 900
14.2%
Kuilsriver
3 139
6 278
4.1%
Chalets per Year
Bednights
Market Share
Domestic Self-Catering Market
20 075
40 150
5.5%
Zandvlei
2 190
4 380
0.6%
Voortrekker Park
8 030
16 060
2.2%
Hendon Park
9 855
19 710
2.7%
''5
1
!
.0I
$
)00I%
(!&
Table 5.3: Effect of Additional Facilities on the Market
Additional
Facilities
Domestic Caravan & Camping
Additional
Bednights Sold
% of Existing
Demand
19 Sites
2 081
1.3%
Domestic Self-Catering
60 Chalets
21 900
3.0%
Foreign Self-Catering
25 Chalets
9 125
0.4%
Foreign Backpacker Market
30 Rooms
10 950
1.3%
#
!
!
#
;I
#
*00/
= .I
7 0I
"
!
© 2009 Grant Thornton South Africa. All rights reserved.
*00.
City of Cape Town – Evaluation of City Owned Resorts
4
D2
59
4
(
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#
1
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(
31
4!
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1
%
2
4!
4
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: 41
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!
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City of Cape Town – Evaluation of City Owned Resorts
3
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City of Cape Town – Evaluation of City Owned Resorts
((
61
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!
+
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&
City of Cape Town – Evaluation of City Owned Resorts
4
62
52
1
!
<
#
!
!
!
•
!
8
2
9
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7 : ;
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7 : ;
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© 2009 Grant Thornton South Africa. All rights reserved.
%
City of Cape Town – Evaluation of City Owned Resorts
63
Table 7.1: Prioritisation of Recommended Resort Developments
Resort
Development Priority
Kogel Bay
High
Millers Point (and Oatlands)
High
Soetwater
High
Hendon Park
High
Voortrekker Park
Medium
Monwabisi
Medium
Zandvlei
Medium
Fish Hoek
Medium
Bluewaters
Low
Macassar
Low
Silwerstroomstrand
Low
Harmony Park
Low
Kuilsriver
Low
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
1
#
64
12 : 41
6
+
& N
,
0*)B=D.*0//
0/=5;)0=0D
*0 6
*007 B 4
:
3
Existing
Potential
* Caravan Park
None
1/2 Star
* Chalets
None
2 Star
1/2 Star
3 Star
2/3 Star
3 Star
1/2 Star
3 Star
Resort
4
Silverstroom
Soetwater
* Caravan Park
Millers Point
* Caravan Park
Fish Hoek Resort
* Caravan
Zandvlei
* Caravan Park
2 Star
3 Star
* Chalets
None
2 Star
Unable to access
None
Blue Water
Monwabisi
* Caravan Park
None
None
* Chalets
None
None
* Caravan Park
None
1 Star
* Chalets
None
None
* Caravan
None
1/2 Star
* Luxury Chalets
2 Star
3 Star
* Standard Chalets
None
2 Star
Macassar Resort
Voortrekker Park
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
Resort
Existing
65
Potential
Harmony Park
* Caravan Park
None
1/2 Star
* Chalets
None
1/2 Star
* Caravan Park
None
1/2 Star
* Luxury Chalets
2 Star
3 Star
* Chalets
1 Star
2 Star
None
1/2 Star (If Electrified)
1/2 Star
1/2 Stars
Hendon Park
Kogel Bay Resort
* Caravan Park
Kuilsrivier
* Caravan Park
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
1
#
66
-2
3
Figure B.1: Aerial Photograph of Silwerstroom
Parking
Tented Camping Area
Day Visitor Area
Chalets
Beach
Caravan Area
!
Figure B.2: Pavilion at Silwerstroom
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
Figure B.3: Day Visitor Area at Silwerstroom
Figure B.4: Caravan and Ablution Area at Silwerstroom
Figure B.5: Chalets at Silwerstroom
© 2009 Grant Thornton South Africa. All rights reserved.
67
City of Cape Town – Evaluation of City Owned Resorts
68
Figure B.6: Tented Camping Area at Silwerstroom
3
Figure B.7: Aerial Photograph of Soetwater
Restaurant Concession Area
Tented Area
Day Visitor Area
Medusa Tented Area
De Anker Caravan Park
!
Figure B.8: De Anker Caravan Park at Soetwater
© 2009 Grant Thornton South Africa. All rights reserved.
Beach
City of Cape Town – Evaluation of City Owned Resorts
Figure B.9: Medusa Tented Camping Area at Soetwater
Figure B.10: Day Visitor Area at Soetwater
Figure B.11: Meeting Hall Area at Soetwater
© 2009 Grant Thornton South Africa. All rights reserved.
69
City of Cape Town – Evaluation of City Owned Resorts
70
&
Figure B.12: Aerial Photograph of Millers Point
Mobile Homes
Caravan Area
Ablutions
Ocean
Mobile Homes
Mobile Homes
!
Figure B.13: Caravan Park at Millers Point
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
Figure B.14: Ablution Facilities at Millers Point
Figure B.15: Mobile Homes at Millers Point
© 2009 Grant Thornton South Africa. All rights reserved.
71
City of Cape Town – Evaluation of City Owned Resorts
72
$
7
Figure B.16: Aerial Photograph of Fish Hoek
Caravan Area
Ablutions
Train Station
Caravan Area
Beach
!
Figure B.17: Caravan Park and Ablution Facility at Fish Hoek
Figure B.18: Train Station at Fish Hoek
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
73
'8
#
Figure B.19: Aerial Photograph of Zandvlei
Lagoon
Caravan Area
Day Visitor Area
Chalets
Lagoon
!
Figure B.20: Caravan Park at Zandvlei
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
Figure B.21: Chalets at Zandvlei
Figure B.22: Community Hall at Zandvlei
Figure B.23: Day Visitor Area at Zandvlei
© 2009 Grant Thornton South Africa. All rights reserved.
74
City of Cape Town – Evaluation of City Owned Resorts
75
(
!
Figure B.24: Aerial Photograph of Blue Waters
Caravan & Chalet Area
Pavilion and Day Visitor Area
Beach
!
Figure B.25: Caravan Park at Blue Waters
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
Figure B.26: Old Chalet at Blue Waters
Figure B.27: New Chalet at Blue Waters
Figure B.28: Tented Camping Area at Blue Waters
© 2009 Grant Thornton South Africa. All rights reserved.
76
City of Cape Town – Evaluation of City Owned Resorts
77
*
3 1
Figure B.29: Aerial Photograph of Monwabisi
Caravn
and Tent
Area
Chalet Area
Day Visitor Area
Pavilion
!
Figure B.30: Camping Area at Monwabisi
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
Figure B.31: Chalet at Monwabisi
Figure B.32: Day Visitor Braai Area at Monwabisi
Figure B.33: Pavilion at Monwabisi
© 2009 Grant Thornton South Africa. All rights reserved.
78
City of Cape Town – Evaluation of City Owned Resorts
79
+
Figure B.34: Aerial Photograph of Macassar
Caravan & Chalet Area
Day Visitor Area
Possible Food &
Beverage
Concession Area
Beach
!
Figure B.35: Camping Area at Macassar
© 2009 Grant Thornton South Africa. All rights reserved.
Derelict Pavilion
City of Cape Town – Evaluation of City Owned Resorts
Figure B.36: Chalets at Macassar
Figure B.37: Beachfront Ablutions at Macassar
© 2009 Grant Thornton South Africa. All rights reserved.
80
City of Cape Town – Evaluation of City Owned Resorts
81
-%
&
Figure B.38: Aerial Photograph of Voortrekker Park
Beach
Standard Chalet Area
Caravan Area
Permanent Wooden
Holiday Homes
!
Figure B.39: Camping Area at Voortrekker Park
© 2009 Grant Thornton South Africa. All rights reserved.
Luxury Chalets and
Conference Hall
City of Cape Town – Evaluation of City Owned Resorts
Figure B.40: Luxury Chalets at Voortrekker Park
Figure B.41: Standard Chalets at Voortrekker Park
Figure B.42: Ablution Facilities at Voortrekker Park
© 2009 Grant Thornton South Africa. All rights reserved.
82
City of Cape Town – Evaluation of City Owned Resorts
83
.7
&
Figure B.43: Aerial Photograph of Harmony Park
Ocean
Pavilion
Chalets
Caravan Area
!
Figure B.44: Camping Area at Harmony Park
© 2009 Grant Thornton South Africa. All rights reserved.
Day Visitor Area
City of Cape Town – Evaluation of City Owned Resorts
Figure B.45: Chalets at Harmony Park
Figure B.46: Ablution Facilities at Harmony Park
Figure B.47: Day Visitor Area at Harmony Park
© 2009 Grant Thornton South Africa. All rights reserved.
84
City of Cape Town – Evaluation of City Owned Resorts
85
7
&
Figure B.48: Aerial Photograph of Hendon Park
Day Visitor Area
& Fun Park
Midden
Luxury Apartments
Old Non-Electrified
Camping Area
Chalet Area
Ocean
Caravan Area
!
Figure B.49: Luxury Chalets at Hendon Park
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
Figure B.50: Standard Chalets at Hendon Park
Figure B.51: Caravan Area at Hendon Park
Figure B.52: Ablution Facilities at Hendon Park
© 2009 Grant Thornton South Africa. All rights reserved.
86
City of Cape Town – Evaluation of City Owned Resorts
87
9
Figure B.53: Aerial Photograph of Kogel Bay
Camping Area
Biosphere Entrance
Overflow Camping
Area
Beach
Camping Area
!
Figure B.54: Camping Area at Kogel Bay
Figure B.55: Kiosk and Ablution Facilities at Kogel Bay
© 2009 Grant Thornton South Africa. All rights reserved.
City of Cape Town – Evaluation of City Owned Resorts
9
#
Figure B.56: Aerial Photograph of Kuilsriver
Community Hall
Ablutions
Camping Area
!
Figure B.57: Caravan Area at Kuilsriver
© 2009 Grant Thornton South Africa. All rights reserved.
88
City of Cape Town – Evaluation of City Owned Resorts
Figure B.58: Ablution Facilities at Kuilsriver
Figure B.59: Community Hall at Kuilsriver
© 2009 Grant Thornton South Africa. All rights reserved.
89
:
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6:
#