1. Hotel Design and Space Allocation
June 2018

2. Table of
Contents
Impact of design 3 Reception 7 Guest rooms 9 Administrative area 16 ICT, signage & other installations 21 Access and security 25 The Process 27 Discussion 30

3. Impact of Design

4. People involved in designing and constructing a hotel are-
Impact of Design
Managing design is a discipline as important and functionally necessary as the accounting process
People involved in designing and constructing a hotel are-
Owner or Investor – objective is to earn profit. It is a real estate investment and opportunity
Architect, engineers and design team - development and design of the project
Consultant (Facility Planner) - a hotel that meets strategic goals for management and revenue earner for the investor
Project should suit the investment available, be efficient, easy to maintain and have sufficient circulation area

5. Space allocation of various facilities involves study and research
Design
Impact of Design
Space allocation among the principal functions in a hotel varies from property to property
Most obvious difference is ratio of guest room space to public area and support area space.
90% guest room space in budget hotels and motels
75%- 80% guest room space in mid market hotels
60-75% guest room space in upscale and luxury hotels
Space allocation of various facilities involves study and research

6. Design
Impact of Design
Facility design proposes a balance of guest rooms and revenue generating public facilities
Room revenue generation is generally higher than restaurant so it helps in planning facilities in order to sell a complete room package
Guest rooms block area – % of the hotel
Public facility (Lobby, dining room, swimming pool, etc) – %
Support facilities (Kitchen stewarding, laundry, etc) –  10-15%
Hotel Administration –   %

7. Reception

8. General Considerations
Guest Rooms
General Considerations
Design influenced by location and guest mix
Commanding view of the entrance of the hotel and guest elevators
Welcoming, quality finishes and reflects the brand
Ergonomic efficiency and the efficient setting of staff levels 
Consider automation and contiguous open spaces to reduce staff costs
Reception desk design suitable for working while standing

9. Guest Rooms

10. Bedroom design considerations
Guest Rooms
Bedroom design considerations
Study by Westin Hotels and Hilton showed
82% of respondents can cite something they disliked about hotel beds
93.8% of respondents said that comfortable mattresses and pillows were important to them in their selection of a hotel room
83.6% of respondents said that the firmness of the mattress was important to them in their selection of a hotel room
U.S . Business Travelers listed noise from neighbors as the No. 1 sleep inhibitor
Other sleep inhibitors included outside noise, unfamiliar environment, room temperature, & mattress/strange bed

11. General Considerations
Guest Rooms
General Considerations
Room size and variety will determine star rating – space is luxury
Net guest room includes living space, bath room and water closet as follows-
Budget category hotel: sq. ft.
Standard hotel:  sq. ft.
First Class hotel: sq. ft.
Luxury hotel: sq. ft.
Total area of the guest room block including corridor, elevators, stairways, storage generally add 50% of the net guest room area.
Minimum finish width of the corridor on guestroom floor is usually 6 ft. which may be reduced to 5 Ft. if guest room doors are opening inside.

12. General Considerations
Guest Rooms
General Considerations
Guest-room floors must consider
designated number of guestrooms or suites
conveniently located away from public and service elevators
fire, life health and safety considerations
linen and cutlery storage
electrical requirements
Noise - consider the sound transmission and placement of elevators, stairways and public areas/services in relation to guest rooms

13. General Considerations
Guest Rooms
General Considerations
Provision for disabled hotel guests
Wheel chair access
Separate beds or interconnecting rooms for caregivers
Considerations for sight and sound impaired guests – alarms with sound and/or light
Corridors
Pleasant
Easy to navigate
Central guest elevators to avoid long corridors
Aesthetic considerations: art, furniture, nooks
Energy saving lighting

14. Bedroom design considerations
Guest Rooms
Bedroom design considerations
Bed type and layout – single, double, interconnecting, quality
Creating darkness – window treatments must ensure complete darkness
Reading area – consider ergonomics and comfort
Tea and mini bar service area – adequate space on the table to avoid crowding
Wardrobe and luggage storage – consider for suitcases and laptops
Lighting – adequate, simple switches, energy saving, task lighting, durable
Plumbing, sockets, switches and power saving installations must follow room layout
Durable finishes – floor, furniture, artwork

15. Bathroom design considerations
Guest Rooms
Bathroom design considerations
Understand the likely guest profile of the target audience
Size of the bathroom – individual traveller or family
Sufficient vanity space and under counter storage
Create the “wow” factor – tile or stone finishes (non-slip), soaking tubs with roll tops, dimmable lights or alternative lighting layouts, TV’s, sound systems
Mirrors – should be well lit and free of misting

16. Administrative Areas

17. General considerations
Admin Areas
General considerations
Constitutes 30% of built up area
Guest to staff ratio varies with level of service
Three star: 1.5 to 1
Four star: 1 to 1
Five star: 1 to 2
Separate guest and staff circulation
Separate staff access
Back of house areas should be well concealed
Consider service elevators
Provide adequate storage, relaxing and working areas
Adequate public restrooms

18. Typical office spaces Admin Areas Offices Front office back office
General administration office – may be accessed by guests
HR office – consider confidentiality
Accounting office – sufficient storage
Housekeeping office
Maintenance office and stores
Food & Beverage office – close to restaurant and kitchen
Supplies receiving office

19. Staff changing rooms – with locker space Staff canteen
Admin Areas
Back of House areas
Staff changing rooms – with locker space
Staff canteen
Trash storage and disposal – air conditioned in hot areas
Maintenance stores – gardening, furniture & disposals
Food & Beverage stores - central & dispense stores
Delivery zone
Laundry and linen store
Cleaners closets – on each floor
Server room
Luggage stores – easy access to reception

20. Business centre Meeting rooms Gym and swimming pool Spa & sauna
Admin Areas
Optional facilities
Business centre
less frequently used
mostly lobby printing for guests
Meeting rooms
number and size depend on market segments
Gym and swimming pool
Spa & sauna
Laundry on location
Retail shops

21. ICT, Signage and Other Installations

22. General Considerations
ICT
General Considerations
Requires adequate provisions and detailed consideration
Structured cabling – to cater for data & telephone
CCTV – camera locations, layout and monitoring
Hotel operating software equipment and servers
Television – MATV or IPTV solutions
Digital signage requirements – reception, directional and meeting rooms
Conference room AV fittings and equipment
Integrated fire alarm systems

23. General Considerations
SIGNAGE
General Considerations
Marketing essential for hotel survival
Adequate signage reduces staff requirements
Areas to consider:
Directional and road signage – adequate and clear to enable
Property signage – perimeter wall, building and entrance
Reception signage
Directional signage – within the hotel
Door signage
Statutory signage
Traffic and parking

24. General Considerations
Installations
General Considerations
Generator and power back up options
Easy location for access to put fuel
Secured
Solar installations
Power saving options
Gas supply
Adequate provision for kitchen use
Consider any suites and/or apartments for guest use
Water storage facilities
All shielded from guest view

25. Access & Security

26. In Nairobi considerations went up after Westgate terror attack
Admin Areas
Back of House areas
In Nairobi considerations went up after Westgate terror attack
Areas with space considerations
Main gate access – double barrier
Consider vehicle and personal inspection area
Electric fence
CCTV installation and monitoring
Luggage scanners and metal detectors
Secure gas and generator installations
Bullet proof glass in certain areas

27. The Process

28. Services Offered Planning Services Technical Pre-Opening Services
Feasibility Study, Concept Design, Development Cost, Investment Appraisal, Project Funding Assistance
Technical
Detailed Design, Process Plan & Timelines, Operations Advisory, Shared Services, Rental Pool Planning
Pre-Opening Services
OSE Budget, Sales & Marketing, Staffing & Training Plan, Licenses & Permits, Computer Systems, Operating Capital, Physical Plant Inspection at Handover
Management
Operating & Capital Budgets, Operating Standards, Food & Beverage Management, Service Contracts, Licenses, Taxation, Staffing, Training, HR , Insurance, Working Capital, Reporting Requirements

29. Final word
“In this current era of disruption, hotel design is proving itself to be an inescapable tool for survival. No longer is it only accessible to five-star properties or a vanity project for billionaire owners. Rather, design is now a key differentiator for all hotels in the face of near- infinite travel accommodation options. The spaces we invite our guests to experience must constantly elicit a positive emotional response.” Larry Mogelonski, “The importance of hotel design in the era of disruption”, E-hotelier

30. Discussion