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 specifics 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 Tenants Requirements and the drawing contained therein. For the further development of the scheme, then the full Tenant’s Requirements document must be utilised, which is available by disk from Wakemans. Authorisation for the release of the Tenant’s Requirements will 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 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, but as a guide the following can be utilised:-
  • Business/Leisure sites – 20% family/80% double rooms
  • Leisure sites – 50% family/50% double rooms
  • London – 100% doubles
  The accessible and ambulant 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 will be staffed by one person on the evening and therefore need to be located adjacent each other.
• 10) On sites where ground floor accommodation is at a premium it will be acceptable to have only a lobby with stairs and lift leading to a first floor reception area. In these situations a linen intake room will usually 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 50% of the overall bedroom number.
• 12) A Bar Café 1 will require 53m² of kitchen area including the bar store; a Bar Café 2 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 opposite 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 numbers will be confirmed by the Development Managers.
• 21) Layouts are to take into account plant areas and the requirement of 200 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 Furness Green Partnership.
• 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 accrediation 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:

• Management
• Health & Wellbeing
• Energy
• Transport
• Water
• Materials & Waste
• Land Use & Ecology
• Pollution

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:

PASS, GOOD, VERY GOOD, EXCELLENT or OUTSTANDING.

The Travelodge specification and operational requirements should enable a very good score to be achieved, subject to site specifics.  Recent experience has shown that if an Excellent or Outstanding rating is insisted upon by the LPA then the proposed Hotel scheme is likely to be financially unviable.

The process of undertaking BREEAM Bespoke criteria for both single Hotel use and mixed use buildings is as detailed on the Process Disgram 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:
 

The Landlord will need to allow for all the works necessary to achieve the BREEAM standard, including professional fees and administration costs.

BREEAM Office Tel:   01923 664462
www.breeam.org 

Further assistance in the preparation of BREEAM assessments for Travelodge hotels is provided in our Tenant's Requirements Document.