The information below provides key details of the matters to be taken into account when designing a new Travelodge hotel. For further information, please contact Nigel Himpson of Wakemans on 0121 454 4581, or via the link below.
The initial scheme design should be based upon the drawings within the Tenant’s Requirements documentation.
When preparing the drawings the following should be considered:-
1) Layouts should be based upon the standard drawings.
2) If deviations from the standard drawings are required to accommodate site specific issues then they will be subject to approval by Travelodge. Wakemans can be contacted to advise on any particular deviations required.
3) Initial space planning can be undertaken by using the Outline Tenant’s Requirements and the drawing contained therein. To obtain a copy of our Outline Tenant’s Requirements document, please contact the Development Manager responsible for the area in which the opportunity is located, or Nigel Himpson at Wakemans.
For the further development of the scheme, our full Tenant’s Requirements Document (TRD) must be utilised, which is available by disk from Wakemans. Authorisation for the release of the TRD must come from the Development Manager.
4) Consideration is to be given to the servicing of the building. Linen intake rooms are to be provided at ground level with external level access. The external door for the linen intake rooms is to be adjacent to a suitable delivery point. It will not be acceptable to bring deliveries through the main reception area.
5) Bin store provision will need to be detailed on the plans in a suitable position to allow for the staff to fill the bins and a refuse vehicle to empty them.
6) Accessible rooms are required at the rate of 1:20 bedrooms (1:10 within London) or part thereof. These should ideally be positioned close to the lift cores.
7) The room mix will be confirmed by the Development Manager and the mix will be dictated by location.
The accessible rooms will also need to be considered when calculating the overall room mix.
8) Ground floor bedrooms will not usually be acceptable where rooms are adjacent to the public highway.
9) The Reception and Bar Café need to be located on the same floor. The reception desk and the bar may be staffed by one person during the evening and therefore need to be located adjacent to each other.
10) On sites where ground floor accommodation is at a premium it will be acceptable to have only an entrance lobby with stairs and lift leading to a first floor reception area. In these situations a linen intake room will be required at ground floor level.
11) The vending offer will be confirmed by the Development Manager. If a Bar Café is required, then the number of covers needs to be approximately 65% of the overall bedroom number.
12) A Bar Café will require 42m2 of kitchen area including the bar store. On schemes with vending only, a breakfast prep room is required as detailed on the standard drawings.
13) Public WCs should be kept to a minimum on Bar Café schemes. A public WC can be utilised as a staff WC.
14) Linen space needs to be provided on the basis of approximately 1 sq m per bedroom on a floor-by-floor basis.
15) An accommodation staircase will be required on all projects, located around the reception area.
16) Reception desks should always be positioned facing the entrance doors.
17) It is not acceptable for guests to walk though Bar/Restaurant areas to get to bedrooms.
18) Travelodge does not require a lift on two storey buildings where accessible rooms can be located at ground floor. The number of lifts required for other schemes will be dependant upon a traffic analysis assessment which can be undertaken by Kone who is Travelodge’s nominated lift installer.
19) It is not acceptable for bedrooms to open directly into lift areas and these are to be lobbied off accordingly.
20) Car parking requirement and numbers will be confirmed by the Development Managers.
21) Layouts are to take into account plant areas and the requirement for 150 litres per bedroom water storage.
22) Ribbon and full height windows can be accommodated by the use of boxing out internally to provide the appearance of a traditional window from the bedroom.
23) Shared access and/or fire escapes with other users will not usually be acceptable.
24) On multi-tenanted sites consideration needs to be given to drainage drops from the Travelodge and service riser through the Travelodge.
25) Travelodge is supportive of modular construction and advice regarding types of system and suitability can be obtained from Wakemans. As a minimum, bathrooms pods are utilised on all projects, including conversions.
26) Any questions regarding mechanical and electrical issues can be addressed to MRB Consulting Engineers.
27) Any questions regarding layouts and other general issues can be addressed to Wakemans.
What is BREEAM?
BREEAM (BRE Environmental Assessment Method) is the leading and most widely used environmental assessment method for buildings. It has become the de facto measure used to describe a building’s environmental performance. Whilst Travelodge accept that various planning authorities insist upon a BREEAM rated building, we do not request a BREEAM accreditation as part of our standard specification.
BREEAM enables developers and their design team to prove the environmental credentials of their buildings and benchmark their building against others by the use of a scoring system. The BREEAM assessment process is updated on a regular basis and different versions have been created to assess various building types.
There is however no specific version for Hotels. A BREEAM bespoke assessment must be carried out for Hotels on a building by building basis. Upon application, the BRE will provide a site specific set of criteria for your hotel to allow for assessment and certification. The bespoke assessment will look at a range of environmental impacts these include:
- Health & Wellbeing
- Materials & Waste
- Land Use & Ecology
Appropriate criteria are selected and a scoring equipment spreadsheet is created for each building being assessed. Credits are awarded under each of the above list of environmental impacts according to performance. A set of environmental weightings then enables an overall score to be calculated. The Score then rates the building on a scale of:
The Travelodge specification and operational requirements should enable a very good score to be achieved, subject to site specifics.
The process of undertaking BREEAM Bespoke criteria for both single Hotel use and mixed use buildings is as detailed on the Process Diagram attached. We recommend you contact an assessor at the earliest opportunity.
Travelodge have two preferred BREEAM assessors, with experience of Travelodge assessments, who can complete the assessment with the assistance of the entire design team:
MRB Consulting Engineers LLP
11 The Shambles
Contact: Sam Jones
Tel: 01937 585 082
The Landlord will need to allow for all the works necessary to achieve the BREEAM standard, including professional fees and administration costs.
Further assistance in the preparation of BREEAM assessments for Travelodge hotels is provided in our Tenant’s Requirements Document.
Nick Jenkins of Smith Jenkins is retained by Travelodge to provide planning consultancy advice in connection with all of Travelodge’s development projects. He is also advising Travelodge on the Community Infrastructure Levy.
Nick can provide initial advice to landowners, developers and funders on the planning feasibility of including a Travelodge hotel in any scheme and act as planning consultant on developer-led schemes, progressing to application and approval. This includes scoping and identifying, at the outset, the key technical issues involved in supporting a planning application for any site.
Should Travelodge’s developer partners already have a planning team in place, Smith Jenkins is retained by Travelodge to work alongside this team, guiding them with their knowledge of the Travelodge product, related planning issues and precedents, through their extensive experience in Travelodge development.
Nick Jenkins has over 15 years’ experience in delivering Travelodge projects and has overseen the delivery of over 250 planning permissions. These include those for standalone hotels, changes of use of existing buildings and hotels forming part of wider mixed-use schemes, in city and town centres, edge-of-centre sites and out-of-centre locations. Permissions have been secured in historic and sensitive locations, including the city centres of Bath, Chester, Chichester, Edinburgh, Epsom, Harrogate, Liverpool, London Greenwich, London Richmond, London Twickenham, St Albans, Windsor and York and edge-of-centre sites in Cambridge, Durham, Lincoln, Oxford, Marlow and The City of London. A number of these schemes have included the conversion of listed buildings.
Should you wish to discuss the planning issues associated with any potential Travelodge project, please contact Nick Jenkins:
Smith Jenkins Ltd
30A High Street
01908 939 028
07931 154 777
To visit the Smith Jenkins website, please click the link below: