travelodge hotels limited outline requirements january 2018 · travelodge are suitable to...

11/12 Highfield Road, Edgbaston, Birmingham B15 3EB

Tel: 0121 454 4581 Fax: 0121 454 5206

Travelodge Hotels Limited

Outline Requirements

January 2018

Travelodge Hotels Limited Outline Requirements – January 2018

J:\TRAVELODGE\Tenants or Employers Requirements\Outline Requirements\Outline Spec Jan 2018\Travelodge Outline Req Jan 18.doc

Index

1.00 Introduction

2.00 Scheme Design

Appendix A Drawing Schedule and Construction Guidelines Drawings



1.0 Introduction

1.01 This document, together with all enclosures referred to herein have been provided to identify outline requirements for a Travelodge hotel.

1.02 The information provided is to be used to assess whether the outline requirements of Travelodge are suitable to incorporate into a particular scheme.

1.03 This document should only be used in the early stages of discussions between the parties and to fully ascertain the detailed requirements of Travelodge a full copy of the Tenant’s Requirements should be obtained through the Travelodge Development Manager.

1.04 The following Consultants act as advisers to Travelodge and can be contacted to seek clarification of any areas of uncertainty.

Consultant Advisors

Tenant’s Agent/Quantity Surveyor M&E Services Consultant

Wakemans Limited 11/12 Highfield Road Edgbaston Birmingham B15 3EB

Contact: Nigel Himpson Tel: 0121 454 4581 Fax: 0121 454 5206 Email: [email protected]

MRB Consulting Engineers LLP Unit 1 Waterside Old Boston Road Wetherby LS22 5NB

Contact: John McElwee Tel: 01937 585 082 Fax: 01937 584 700 Email: [email protected]

Planning Consultant Incoming Services Consultants

Smith Jenkins Ltd 30A High Street Stony Stratford Milton Keynes MK11 1AF

Contact: Nick Jenkins Tel: 01908 410 422 Mob: 07931 154 777 Email: [email protected]

SMS PLC Prennau House Copse Walk Cardiff Gate Business Park CF23 8XH

Contact: Jessica Hart

Tel: 02920 893883 Email: [email protected]

1.05 This document contains information showing the Tenant’s methods of operating and other confidential data, etc. Parties who receive this document must restrict the use of such information.



2.0 Scheme Design

2.01 The Landlord will be expected to deliver to Travelodge a full turn key project and be responsible for all associated costs – including: the capital costs for the LF&F fit-out elements of the hotel bedrooms; corridors; reception and Bar Café, where applicable; site specific details to be agreed later.

2.02 For the value of the LF&F contact should be made with the Travelodge Development Manager.

2.03 A Technical Services fee will also be levied on the developer for payment prior to Practical Completion. For the value of the Technical Services Fee contact should be made with the Travelodge Development Manager.

2.04 Drawings have been provided within the Appendix to identify typical floor plans and bedroom layouts.

2.05 The Landlord shall obtain agreement from Travelodge to the room mix to be used. For conversion projects the Landlord must verify that any non-standard rooms will satisfy the minimum dimension requirements for a standard room layout as shown in the drawings included at appendix A. Where non-standard rooms are included the Landlord must provide fully detailed drawings at 1:20 scale including all critical dimensions in order to demonstrate that the non-standard rooms satisfy the minimum dimension requirements for a standard room.

2.06 Accessible rooms should be included at the a minimum rate of 1 per 20 bedrooms or greater if required by the Planning Authority, although the Landlord will retain the responsibility of confirming this ratio with Building Control.

2.07 The Landlord must confirm with Travelodge which of the following food and beverage offers will apply to the site. The Landlord cannot rely on the indicative bedroom numbers shown for each offer in the typical layouts.

1. Bar Café

2. Vending only

2.08 Comfort cooling will be required to all bedrooms, the reception, Bar/Cafe and back office area. The bedroom heating and cooling solution is a bulkhead mounted VRF scheme from Samsung. Further details can be obtained from Jason Allen at Samsung, Tel: 07788338253 and Qamar Khan at Samsung, Tel: 07826 896 734

2.09 The structural design must be on the basis of using a timber frame and / or modular construction system; Travelodge are happy to consider several types of modular constructions systems from: CIMC Modular Building Systems Ltd; Caledonian Building Systems; Elements Europe, Servacomm; further details can be provided upon request. Travelodge are also happy to consider alternative modular construction systems that the Landlord may propose; the criteria will be on the basis that the proposed system achieves the standard room layout and dimensions and utilises the standard components and the completed modular building is acceptable from a design; construction and operations perspective.



2.10 Construction must be based on the use of bath/shower room pods manufactured by Walker Modular, Westmoreland House, Westmoreland Street, Hull, East Yorkshire, HU2 0DJ. Contact: Phil Trotter, [email protected], Tel: 01482 590730/737, Fax: 01482 590739. Mobile: 07947589004.

2.11 Travelodge has an agreement with SMS PLC to manage and coordinate applications for new electricity, gas and water connections for new sites. The Landlord is required to utilise the services of SMS PLC for all applications and processing of quotations/installations. The Landlord is also required to pay for all costs in association with the new services installations on the site and to liaise with SMS PLC in order to ensure that all services are installed and functional at Practical Completion.

2.12 The Landlord will place orders for all incoming services prior to commencement of works on site. The design must achieve the following minimum acoustic performance.

Sound Insulation

AIRBORNE SOUND INSULATION BETWEEN SPACES SHALL BE NOT LESS THAN THE VALUES SCHEDULED BELOW, TO BS EN ISO 140-4:1998 AND BS EN ISO 717-1:1997

Room Areas Performance

Bedroom – Bedroom Bedroom – Bathroom (different rooms) Bedroom – Reception Bedroom – Ancillary Bathroom – Bathroom

Walls Floors

DnT,w + Ctr 43 dB DnT,w + Ctr 45 dB

Bedroom – Other users DnT,w + Ctr 60 dB (1)

Bedroom – Corridor note (2)

Bedroom – Plantroom DnT,w + Ctr 50 dB (3)

Bathroom – Corridor DnT,w + Ctr 43 dB

Reception – Other users Hotel Restaurant/Café/Bar – Other users

DnT,w + Ctr 55 dB

Notes: (1) See also “Noise Transfer From Other Users”. Reduction in performance possible if it can be shown and guaranteed that “other user” will not generate high noise levels, provided always that the criteria in “Noise Transfer From Other Users” is always maintained. Details and justification for any reduction to be issued to Travelodge for approval prior to proceeding. (2) Not subject to test. Wall construction to be the same as party walls; however, may be modified to account for the presence of a bathroom pod, provided the same overall performance would be achieved. Doors to achieve not less than Rw 29 dB (ref. BS EN ISO 140-3:1995 and BS EN ISO 717-1:1997) (3) See also “Background Noise Levels – Heating/Ventilation/Air Conditioning”



IMPACT SOUND INSULATION BETWEEN SPACES SHALL NOT EXCEED THE VALUES SCHEDULED BELOW, TO BS EN ISO 140-7:1998 AND BS EN ISO 17-2:1996.

Room Areas Performance

Bedroom – Bedroom L'nT,w 62 dB

Bathroom – Bedroom L'nT,w 62 dB

Corridor – Bedroom L'nT,w 62 dB

Other Users – Bedroom L'nT,w 52 dB

Other Users – Hotel Restaurant/Café/Bar L'nT,w 57 dB

Reverberation In Common Parts

SOUND ABSORPTION TO BE PROVIDED IN CORRIDORS, STAIRCASES AND HALLWAYS IN ACCORDANCE WITH THE REQUIREMENTS OF THE BUILDING REGULATIONS 2010 APPROVED DOCUMENT E SECTION 7.

Noise Transfer From Other Users

AIRBORNE AND STRUCTUREBORNE SOUND TRANSMISSION FROM ANY OTHER USER IN THE SAME DEVELOPMENT, INCLUDING BARS / CLUBS / GYMS OR ANY OTHER NOISE PRODUCING ENVIRONMENT, SHALL BE CONTROLLED SUCH THAT THE RESIDUAL NOISE LEVEL IN ANY ADJACENT HOTEL AREA DOES NOT EXCEED THE CRITERIA SHOWN BELOW AT ANY TIME.

Room Areas Noise Level

Bedrooms LAeq,5minutes 25 dB See note (1)

Reception / Restaurant / Café / Bar LAeq,5minutes 30 dB LAmax,F 35 dB

(1) Lmax,F values in bedrooms to be at least 10 dB lower than the prevailing background noise level L90,F in the bedrooms, in all 1/3 octave bands, with windows closed and background ventilation operating normally.

Background Noise Levels – External Sources - Traffic

THE BACKGROUND NOISE LEVEL IN ANY HOTEL BEDROOM WITH CLOSED WINDOWS AND OPEN TRICKLE VENTS, DUE TO EXTERNAL ROAD/RAIL/AIR TRAFFIC SOURCES, SHALL NOT EXCEED THE FOLLOWING AT ANY TIME.

Period Noise Level

Daytime (0700 -2300 hrs) all sources LAeq,1hour 35 dB

Night-time (2300 - 0700 hrs) all sources road/air traffic (1) (3) rail traffic (2) (3)

LAeq,1hour 30 dB

LAmax,F 45 dB

LAmax,F 40 dB

Notes: (1) For regular events only – to be exceeded by no more than 4 events in any one hour period. Events to be assessed by measurement of one minute interval data – all data to be presented in site survey and/or commissioning test reports. Excludes infrequent and irregular sources, e.g. emergency vehicle sirens (unless the site is in a location subject to



regular emergency vehicle pass-bys). (2) For any rail traffic event. (3) For site with mixed sources, the individual limits for each source type still apply.

Background Noise Levels – External Sources – Others

THE BACKGROUND NOISE LEVEL IN ANY HOTEL BEDROOM WITH CLOSED WINDOWS AND OPEN TRICKLE VENTS, DUE TO NON-TRAFFIC EXTERNAL SOURCES SUCH AS ENTERTAINMENT VENUES OR PUBLIC SPACES, SHALL NOT EXCEED THE FOLLOWING AT ANY TIME.

Period Noise Level

Daytime (0700 -2300 hrs) LAeq,5minutes 30 dB

Night-time (2300 - 0700 hrs) LAeq,5minutes 25 dB LAmax,F 30 dB

Vibration Levels – Road / Rail Traffic

VIBRATION DOSE VALUES IN BEDROOMS SHALL NOT EXCEED THE FOLLOIWNG VALUES WHEN ASSESSED IN ACCORDANCE WITH BS 6472-1:2008

Period VDV

Daytime (0700 -2300 hrs) 0.40 m/s1.75

Night-time (2300 - 0700 hrs) 0.20 m/s1.75

Background Noise Levels – Heating/Ventilation/Air Conditioning

THE LEVEL OF AIRBORNE AND STRUCTURE-BORNE NOISE OF ANY HEATING, VENTILATION OR AIR CONDITIONING PLANT AND EQUIPMENT, SHALL NOT EXCEED THE FOLLOWING AT ANY TIME

Room Areas Noise Level

Bedrooms NR 30(1)

Bathrooms NR 45

Corridors NR 40

Hotel Restaurant / Café / Bar NR 40

External to hotel bedroom windows (1) 45 dBA at 1m

Note: In addition, there shall be no perceptible plant or equipment vibration in any hotel space. (1) Or as stipulated in any planning condition.

A test report must be submitted prior to handover, showing compliance with all relevant Travelodge acoustic specifications.



2.13 The Landlord must allow for incoming services to be dedicated solely for Travelodge Hotels Limited.

2.14 The Landlord cannot rely on the number of lifts shown on the indicative drawings. The number of lifts will be determined by the number of storeys, design of the building and a lift traffic analysis which can be obtained from Stephen Fry of Kone Lifts on Tel: 01535 662 841.

2.15 When undertaking the space planning exercise, sufficient allowance will need to be made for water storage. An allowance of 150 ltrs/bedroom needs to be provided. The typical layout included assumes water storage will be contained in a pitched roof.

2.16 Dedicated car parking should be provided on a 1:1 ratio to the number of bedrooms. Where dedicated parking provision is not provided as part of the development, details of alternative arrangements must be disclosed by the Landlord and agreed with Travelodge prior to the Agreement to Lease being completed.

2.17 As a minimum, the Landlord is to provide a dedicated bin store area comprising the following recyclable waste storage.

• 2 no. 1100 litre Eurobin for General Waste.

• 1 no. 1100 litre Eurobin for Card

• 4 no. 240 litre Eurobin for Glass

The actual requirement will be site specific and the Landlord will need to ascertain the actual requirements from the tenant prior to exchange.

2.18 In the event that the bedroom windows have to be sealed for any reason, then the bedrooms affected must be provided with comfort cooling and mechanical ventilation.

2.19 The Contractor is to allow for the supply and installation, door signage and door locking as detailed on the attached drawings. The Contractor is also to supply and install all Kaba proximity and push button locks to factory pre-cut holes.

New internal door set supplier; included in the supply cost is the door leaf, lining, threshold, door closer, kick plates, door viewers, glazed vision panels and cut outs for Kaba proximity locks and push button locks, together with cut out for duct door budget locks. Contractor to allow for fixing door sets including acoustic/fire packing between door set and opening The supply and installation of all other ironmongery, architraves (both American white oak and MDF), fire escape pictogram are not provided by the door set supplier and the contractor shall allow for the supply and installation of these items. American white oak, doors and linings are provided with a factory finished. The contractor shall allow for on site decoration of all paint grade doors and linings.



Supplier:- PM International Furnishings srl Via dei Cappellari 20 21018 Gaiarine TV Italy Tel: 0434 758 861 Fax: 0434 759 379 Contact: Maddalena Durante Email: [email protected]

2.20 Prior to commencing scheme design, the Landlord is to confirm with Travelodge if a proportion of rooms are to be to the Super Room specification. If required, the drawings, specifications and the like detailing Super Rooms contained within the Tenant’s Requirements document shall apply. These details can be provided on request.

Super Room dimensions are as per the Travelodge standard room types, namely Accessible (3.6 x 6.0m), Family (3.5 x 6.0m) and Double (2.92 x 5.15m). Please note that the Super Room specification is not available for a Squeeze Family room.



APPENDIX A

Drawing Schedule and Construction Guidelines Drawings


JOB TITLE:


Drawing Schedule

Typical Layouts Number Issue

Typical ground floor layout for Bar/Café LA – 001 Rev D 2015 Edition

Typical upper floor layout for Bar/Café LA – 002 Rev C 2015 Edition

Reception area for Bar/Café LA – 003 Rev D 2015 Edition

Typical ground floor layout for vending only LA – 004 Rev C 2015 Edition

Typical upper floor layout for vending only LA – 005 Rev C 2015 Edition

Reception area for vending only LA – 006 Rev B 2015 Edition

Bedroom Corridors & Linen Rooms

Standard family room – setting out and fixtures BD – 001 Rev F 2015 Edition

Shower room – setting out and fixtures BD – 011 Rev F 2015 Edition

Accessible room – setting out and fixtures BD – 021 Rev F 2015 Edition

Squeeze room – setting out and fixtures BD – 031 Rev E 2015 Edition

Linen room – general layout BD – 041 Rev D 2015 Edition

Food & Beverage

Bar Café - floor finishes and furniture FB – 001 Rev E 2015 Edition

Bar Café – Typical kitchen layout (80-120 bed) FB – 007 Rev D 2015 Edition

Bar Café – Typical kitchen layout (120-200 bed) FB – 009 Rev C 2015 Edition

Reference Schedule Drawings

Door Sets D3 – FR30, Rev 02 -

Door Sets D4a – FR30, Rev 02 -




JOB TITLE:


Reference Schedule Drawings Number Issue

Door Sets D6, Rev 02 -

Door Sets D06A – FR30, Rev 02 -


Door Sets D8a – FR30, Rev 02 -








Door Signage and Locking 1 RE-015 2015 Edition




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