FacilityPlanning

Design,Construction,Development,Selectionetc.

HotelDesignandSpaceAllocation
April16,2011

HotelFacilityDesignandArchitecturalConstruction
Peopleinvolvedindesigningandconstructingahotelare
1.Owneri.e.Investor
Objectivetoearnprot
Ownerseesthehotelasarealestateinvestmentandopportunity
2.Consultant(FacilityPlanner)
Expectahoteltomeetthestrategicgoalsforthemanagementaswellasrevenueearnerfortheinvestor
3.ArchitectalongwiththeteamofEngineers
Worktogetherforthedevelopmentanddesignoftheproject
Designmustbesuchthat:
Itsuitstheinvestmentavailable
Easytomaintain
Musthavesucientcirculationareai.e.vacantspacearoundthebuilding
Itprovidesproperowofwork.Ex.Machinesplacedinkitchenaccordingtotheprocessofproduction.
Aprojectmaybeinitiatedin2ways:
1.Asiteexistsinaparticularlocationandthestudyisconductedtoexplorethefeasibilityfor
developmentasahotel
2.Itisconsideredthataparticulartown/areaoersopportunitiesanditisstudiedinordertoconrm
theproject.

Fortheabove2pointsaFEASIBILITYREPORTmustbeprepared.Itshouldincludethe4PsPhysical

Fortheabove2pointsaFEASIBILITYREPORTmustbeprepared.Itshouldincludethe4PsPhysical
facilities,Place,PriceandPromotion.
TheFEASIBILITYREPORTmustcover
1.L.A.E.LocalAreaEvaluation
Analysisofeconomicvitalityofthecityorregion.
DescribethesuitabilityofaprojectsiteforthehotelEx.AgrafortheTajMahal.
2.L.M.A.LocalMarketAnalysis
Assessthepresentdemandandfuturegrowthofseveralmarketsegment.
Identifytheexistingpropertiesandtheirprobablegrowth
ExGingerHotelsEconomichotelsinindustrialareas,Relianceacquirementofmajoritylandareain
Alibaugforfutureprojects.
1.ProposedFacilities(PF)
Itproposesabalanceofguestroomsandrevenuegeneratingpublicfacilities.
ExRoomrevenuegenerationisgenerallyhigherthanrestaurantsoithelpsinplanningfacilitiesin
ordertosellacompleteroompackage.
1.Guestroomsblockarea6575%ofthehotel
2.Publicfacility
(Lobby,diningroom,swimmingpooletc.)1020%
1.Supportfacilities
(Kitchenstewarding,laundryetc.)1015%
1.HotelAdministration0102%

1.FinancialAnalysis
Estimateincomeandexpensesforahotelover5yearsperiodtoshowitspotentialcostowafterxed
charges.
Thisanalysismakessurethattheprotgraphprogresses.
Developmentprocessstartswith
1.Predesignphase
2.Establishprojectobjective
3.AssembledevelopmentteamFacilityPlanner,Architect,Engineeretc.
4.Commissionfeasibilitystudy
5.Establishprojectbudgetandschedule.

5.Establishprojectbudgetandschedule.
6.Investigatepotentialnancingandnegotiatejointventuresanactionbytheownerorinvestor
7.ConductMarketStudyandpreparenancialanalysis
8.Recommendarchitect,establishdesignandoperatingcriteriaThese2actionsaretakenbyf.planner/
consultant.
9.Analyzesite:Selectedsitewithsurroundingsofthatareawhicharebenecial.
Ex.Nondesiredroomviewslikeslumareafacingroomsofthebuildingshouldbeprovidedwithspecial
facilities.
1.Prepareinitialconceptualdesign
Sitelayoutwithblocksassignedtospecialpurposei.e.ConceptualPlanning
1.Reviewprogramandbudget
TimescheduleissetandjudgedwhetherappropriateornotItsanactionbytheArchitect
SpaceAllocationProgram
Spaceallocationofvariousfacilitiesinahotelisataskthatinvolveslotofstudyandresearch.
Impetusisalwaysgivenonhigherrevenuegeneratingareaslikeroomsthenthesupportareas.
1.RoomsDivision
2.PublicFacilities
3.SupportFacilitiesandServices
4.HotelAdministration
1.ROOMSDIVISION
Thetotalsq.ft.areafortheguestroomblockvariesbetween6575%ofthetotaloorareaofthehotel
.Thenetguestroomareaincludedlivingspace,bathroomandwaterclosetasfollows
1.Budgetcategoryhotel:200275sq.ft.
2.Standardhotel:275325sq.ft.
3.FirstClasshotel:325375sq.ft.
4.Luxuryhotel:375450sq.ft.
Todeterminethetotalareaoftheguestroomblockincludingcorridor,elevators,stairways,storage
generallyadd50%ofthenetguestroomarea.
Theminimumnishwidthofthecorridoronguestroomoorisusually6ft.whichmaybereducedto5
Ft.ifguestroomdoorsareopeninginside.
1.PUBLICFACILITIES
(Restaurants,Spa,Lobby,Washrooms,Banquets,ConferenceHalls,Loungeetc.)
Theamountofspaceallocatedtothevariouspublicfacilitieswilluctuate.
Itvariesbetween10to20%ofthetotaloorareaoftheentirehotel
a).Lobby

a).Lobby
Itvariesbetween2to6%ofthetotaloorareaofthehotel
Mainlobby(forthecirculationandmovementofguest)is7to10sq.ft./guestroom
*Seatingarea0.7to1sq.ft./guestroom
*FrontDesk3to4sq.ft./guestroom
*LeftLuggageRoom0.5to1sq.ft./guestroom
*Publicwashrooms0.5to1sq.ft./guestroomforgentsandladies.
b).RetailShop
Agift/sundryshopisincludedwith1to1.5sq.ft/guestroom.Thesizeoftheoutletcanrangefrom100
to1200sqftdependingonwhethertheyaredeskoperationsorregularshop.
(DeskOperationstablespacetocarryouttaskslikeairlineticketing,carrentals,touristguidesetc.)The
scopeisdependentonmarketrequirement.
c).DiningRoomandlawn.
Variesbetween4to6%ofthetotaloorareaofthehotel
Coeeshop15to18sq.ft./seat
SpecialtyRestaurant18to20sq.ft./seat
Formaldining20to22sq.ft./seat
Cocktaillawn15to18sq.ft./seat
d).Functionspace
canrangefromnonetosubstantialdependingonmarketrequirement.
Whenmeetingspaceincludeditvariesbetween1to2meetingseat/guestroom,
Functionspacecouldbeofvariousnature
*Ballroom10to12sq.ft./seat
*Conference/Meetingroom10to12sq.ft./seat
*Boardroom12to16sq.ft./seat
*Publicwashroom0.4to0.6sq.ft./seat
Prefunctionarea25to40%ofthemeetingroomarea
e).RecreationalFacility
Canrangefromnonetoextensivedependingonmarketrequirement
*Swimmingpool1020sqft./guestroom.

*Swimmingpool1020sqft./guestroom.
*Locker/Shower/ToiletArea02sqft./guestroom
*HealthClub02sqft./guestroom
*Greeneryrequired1500sq.ft.lumpsum
*CirculationAreaItvariesfrom15to20%ofthetotalpublicarea(excludingmeetingroomareaasitis
alreadyconsideredunderprefunctionarea)
1.SUPPORTFACILITIES&SERVICES
Thesearerequiredtorunthepublicfacilities
ExSwimmingPoolFiltrationPlantandPumphouseissupportfacility
RestaurantKitchenissupport
Theamountofspaceallocatedherevariesbetween10to15%ofthetotaloorareaofthehotelwhich
dependsuponthepublicfacilitiesprovidedbythehotel.
1.FoodPreparation
Coeeshopkitchen:10to25%ofthecoeeshoparea
Maindiningroomkitchen(Anyspecialtyrestaurant):30to45%ofthespecialtyrestaurantarea.
Banquetkitchen(formaldining):20to30%ofthemeetingroomarea.
RoomService:01sqft/guestroom
F&BStoragearea(dryfruits,liquoretc.):35to40%ofkitchenspace.
1.Receiving
Receivingoce0.3to0.5sqft/guestroom
Receivingplatform100to250sqft

1.HotelEmployeefacilities
Locker/restrooms06to10sq.ft/guestroom
Cafeteria04sqft/employee
Lounge01sqft/guestroom
1.Housekeeping
Laundry07sqft./guestroom
Linenstorage(notontheguestoor)03sqft./guestroom
GuestLaundry(receiveanddispatcharea)0.8to1.5sqft./guestroom
UniformIssuing01sqft./guestroom

1.Otherstorageareas,MaintenanceandMISCELLANEOUS
Hotelgeneralstorage03to07sqft./guestroom

Hotelgeneralstorage03to07sqft./guestroom
Meetingroomstorage01to1.5sqft./seatOR10to20%ofmeetingroomarea
Miscellaneousstorage(Garbage,emptyboles,cansetc.)01to1.8sqft./guestroom
Telephoneswitchboardandequipment1.3to02sqft./guestroom
Computerroom(Mainserveralongwithbaerybackup)01to1.5sqft./guestroom
Mechanical,ElectricalandAirhandlingroomsandsystems13to18sqft./guestroom.
Maintenanceworkshop05sqft./guestroom
Security0.3to0.6sqft./guestroom
Circulation10%ofthetotalareaforsupportfacilitiesandservices
1.HOTELADMINISTRATION
Canrangebetween01to02%ofthetotaloorareaofthehotel
ItincludestheExecutiveOcesaswellasSales,AccountingPersonnelandanyotheradmin
supportoces.
Atotalof10sqft./guestroomisallocatedforthiscategory.

TheSpaceAllocationProgram
Amongthemanytasksofthedevelopmentteamistoestablishaspaceallocationprogram.The
allocationofspaceamongtheprincipalfunctionsinahotelvariesfrompropertytoproperty,Themost
obviousdierenceamongpropertiesistheratioofguestroomspacetopublicareaspaceandsupport
areaspace.Thisvariesfrom90%inbudgethotelsandmanymotelsto5065%inlargecommercialhotels.
ArchitecturalConsiderationswillincludetheSiteDesignandtheDesignPhase
SiteDesignTheArchitectisresponsibleorsiteplanning,analysisofsite,itsconstraintsand
opportunities.Beforermingupdesign,theArchitectmustconsider
1.VisibilityandAccessibilityConsiderroadaccessandsurroundingstreetpaerns.
2.SurfaceConditionsAnalyseterrain,vegetation,existingbuildingsandroadsandenvironmental
constraints.
3.SubSurfaceConditionConrmlocationandundergroundutilities,heightofthewatertable,
bearingcapacityofthesoil,existenceofenvironmentalhazardsetc.
4.RegulatoryrestrictionHeightrestrictions,parkingrequirements,highwayrestrictionsetc.
5.SiteCharacterDescribequalitiesofthesitesuchassurroundingusesandviews.
6.OrientationforSunlight
7.AdaptabilityPotentialforfuturedevelopment
DesignPhase
Commenceswiththepreparationofschematicdesign(setofalternateplans)andestablishdesign
directionsconsideringthespaceallocationprogram.Providedesignteamswithapprovals.Establish
designschedule.Freezestructuraldrawingsandspecicationsofnishesetc.
Whileworkingondesign,itisimportanttoconsider
1.SiteBenetPotentialsitesneedstobeconsideredinrelationtothemaintouristandservice

1.SiteBenetPotentialsitesneedstobeconsideredinrelationtothemaintouristandservice
araction.Viewinuencestheplanfromcompensatoryaraction(gardenview,recreationalfocuses)
shouldbeprovidedfordisadvantagedrooms.Theorientationofsun,shadeandprevailingwinds
willaectbuildingdesign.
2.TracAnalysisAnanalysisoftracowsisnecessarytoidentify
i.Counterowoftrac.
ii.Restrictionsonnewentriestothehighwayand,
iii.Conditionrelatingtosignageonhighway
iv.DensityandHeightThedensityandmassingofbuildingisdictatedbylocation,landcostsand
localregulation.
v.CirculationsThemovementofguests,nonresidentvisitors,staandsuppliersinahoteltendto
owdistinctcirculatorypaerns.Wherepracticalguest,supplyandstacirculationbekept
separate.
vi.GuestRoomPlansGuestroommaybearrangedinrowsodoneonbothsides,ofthecorridor
formingaslabplanorstackedaroundthecirculationcoreofatowerstructure,whichare
explainedasunder
i.SlabPlanCanbedoubleloadedslaborasingleloadedslab.Inadoubleloadedslabthe
roomsarelaidoutonboththesidesofthecorridorwhereasinsingleloadedslabtherooms
areonlyononesideofthecorridor.Doubleloadedcorridorsaremostecientasfarasspace
utilizationisconcernedandworkouttobemorecosteectiveandeconomical.
ii.AtriumdesignsTheseareinternalcorridorsoverlookingthecentralspacewhichmaybe
openorsubdividedbymezzanineextensionstoincreaseutilization.Elevatorsextending
throughtheatriumareinvariablytransparent.Theguestroomsarearrangedinasingle
loadedcorridor.
iii.TowerStructureTheroomsarespreadoveraroundacentralcorewhichenablestheguest
roomstobecantilevered,proppedorsuspendedaroundthesides.Theproportionofspace
takenupincirculationincludingcorridorsoneachoorishighandtowerstructuresare
generallyusedforhighrisebuildingswheretheadvantageofviewjustifythehighercosts.
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