travelodge hotels limited outline requirements june 2014 · j:\travelodge\tenants requirements...

$: Travelodge Hotels Limited Outline Requirements June 2014 · J:\TRAVELODGE\Tenants Requirements etc\Tenants or Employers Requirements\Outline Requirements\OutlineReqmts-June14\Travelodge_Outline_Req_June2014.doc$
11/12 Highfield Road, Edgbaston, Birmingham B15 3EB

Tel: 0121 454 4581 Fax: 0121 454 5206

Travelodge Hotels Limited

Outline Requirements

June 2014

Travelodge Hotels Limited Outline Requirements – September 2013

JOB TITLE: J:\TRAVELODGE\Tenants Requirements etc\Tenants or Employers Requirements\Outline Requirements\OutlineReqmts-June14\Travelodge_Outline_Req_June2014.doc

Index

1.00 Introduction

2.00 Scheme Design

Appendix A Drawing Schedule

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 E:Mail: [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 E:Mail: [email protected]

Planning Consultant Incoming Services Consultants

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

Contact: Nick Jenkins Tel: 020 7851 5724 Mob: 07931 154 777 Fax: 020 7851 4020 E:Mail: [email protected]

The Energy Solutions Group Ocean Court Caspian Road Atlantic Street Altrincham Cheshire WA14 5HH Contact: Sunjit Saroya Tel: 0161 927 8664 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 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.

2.09 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

2.10 Travelodge has an agreement with The Energy Solutions Group to manage and coordinate applications for new electricity, gas and water connections for new sites. The Landlord is required to utilise the services of The Energy Solutions Group 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 The Energy Solutions Group in order to ensure that all services are installed and functional at Practical Completion. The Landlord will place orders for all incoming services prior to commencement of works on site.



2.11 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 – Meeting Room Bedroom – Reception Bedroom – Ancillary Bathroom – Bathroom

Walls Floors

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

Bedroom – Other users DnT,w 65 dB (1)

Bedroom – Corridor note (2)

Bedroom – Plantroom DnT,w 55 dB

Bathroom – Corridor DnT,w 45 dB

Meeting Room – Meeting Room DnT,w 45 dB

Meeting Room – Plantroom DnT,w 55 dB (3)

Notes: (1) See also “Noise Transfer From Other Users”

(2) 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

Reverberation in Common Parts

SOUND ABSORPTION TO BE PROVIDED IN CORRIDORS, STAIRCASES AND HALLWAYS IN ACCORDANCE WITH THE REQUIREMENTS OF THE BUILDING REGULATIONS 2000 APPROVED DOCUMENT E SECTION 7.



Noise Transfer from Other Users

AIRBORNE AND STRUCTUREBORNE SOUND TRANSMISSION FROM ANY OTHER USER IN THE SAME DEVELOPMENT 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 LAmax,F 35 dB

Meeting Rooms LAeq,5minutes 35 dB

Entrance Lobby LAeq,5minutes 35 dB

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.

Period Noise Level

Daytime (0700 -2300 hrs) LAeq,16hour 40 dB

Night-time (2300 - 0700 hrs) LAeq,8hour 35 dB LAmax,F 45 dB (1)

Notes: (1) For regular events only – excludes infrequent and irregular sources.

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.

Period Noise Level

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

Night-time (2300 - 0700 hrs) LAeq,5minutes 25 dB LAmax,F 35 dB

Vibration Levels – Road / Rail Traffic

VIBRATION DOSE VALUES IN BEDROOMS SHALL NOT EXCEED THE FOLLOWING VALUES WHEN ASSESSED IN ACCORDANCE WITH BS 6472:1992

Period VDV

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

Night-time (2300 - 0700 hrs) 0.13 m/s1.75



Provision of Mechanical Ventilation / Air Conditioning

AT SITES WHERE THE EXTERNAL NOISE LEVEL AT 1 M FROM ANY RELEVANT BEDROOM WINDOW IS EXPECTED TO EXCEED THE LIMITS SHOWN BELOW, PROVISION SHALL BE MADE TO MECHANICALLY VENTILATE OR AIR-CONDITION THE ROOMS SUCH THAT WINDOWS DO NOT ORDINARILY NEED TO BE OPENED.

PERIOD NOISE LEVEL

Night-time (2300 - 0700 hrs) Laeq,8hour 62 Db Lamax 72 Db (1)

Notes: (1) F time weighting. For regular events only – excludes infrequent and irregular sources.

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, WHETHER INTERNALLY OR EXTERNALLY LOCATED, SHALL NOT EXCEED THE FOLLOWING AT ANY TIME.

Room Areas NOISE LEVEL

Bedrooms Bathrooms Meeting Rooms Corridors Externally, 1m from bedroom windows

NR 30 NR 45 NR 35 NR 40 NR 42

Note: In addition, there shall be no perceptible plant and equipment vibration in any hotel space.

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

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

2.12 Comfort cooling will be required to the reception, Bar Cafe and back office areas.

2.13 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 Andy Shearer of Kone Lifts on Tel: 01535 662 841.

2.14 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.

2.15 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.

2.16 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.

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

Travelodge Hotels Limited Outline Requirements - April 2011


Drawing Schedule

Typical Layouts Number Issue

Typical ground floor layout for Bar/Café LA – 001 Rev C February 2007

Typical upper floor layout for Bar/Café LA – 002 Rev B February 2007

Reception area for Bar/Café LA – 003 Rev C February 2007

Typical ground floor layout for vending only LA – 004 Rev B February 2007

Typical upper floor layout for vending only LA – 005 Rev B February 2007

Reception area for vending only LA – 006 Rev A February 2007

Bedroom Corridors & Linen Rooms

Standard family room – setting out and fixtures BD – 001 Rev E February 2007

Shower room – setting out and fixtures BD – 011 Rev E February 2007

Accessible room – setting out and fixtures BD – 021 Rev E February 2007

Squeeze room – setting out and fixtures BD – 031 Rev D February 2007

Linen room – general layout BD – 041 Rev C February 2007

Food & Beverage

Bar Café - floor finishes and furniture FB – 001 Rev D February 2007

Bar Café – Typical kitchen layout (80-120 bed) FB – 007 Rev C February 2007

Bar Café – Typical kitchen layout (120-200 bed) FB – 009 Rev B May 2008

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