Travelodge developments fall into three categories; new build, conversions of existing buildings and going concerns. All can be standalone or part of mixed-use schemes.

There are five bedroom types; standard family, squeeze family, double showers, and accessible. The Development Manager will advise you of the appropriate room mix in each case.

On average, each bedroom equates to approximately 250 sq ft GIA, inclusive of circulation space.

Our absolute minimum requirement is for 40 bedrooms.

Travelodge does not have a standard foot print, nor a minimum or maximum number of bedrooms per floor. However, please bear in mind that the most efficient floor plate has bedrooms either side of a central corridor and that a linen room is needed on each floor. Building regulations also requires minimum travel distances for fire escape purposes and this will determine how many fire escapes are needed.

For food & beverage, Travelodge has three offers; vending, bar café 1 and bar café 2. The Development Manager will advise which will be required in each case.

Please see the scheme design section for specific details of our Tenant’s Requirements.

Modular Build

Travelodge has recently introduced modular build as an option for our construction process, which enables us to take advantage of low cost manufacturing, factory quality and reduced construction time.

Two modular build manufacturers have been approved by us; Verbus and Sisk+Corus.

The Verbus modular system used container technology and patented designs to allow delivery through standard container shipping infrastructure.  The design allows the locking together of both vertically and horizontally modular units which are structurally capable of reaching more than 16 storeys in height.  The units can be pre-fitted to our specification and fittings fixed and ready to be used, all certificated to international standards for both products and workmanship.

The Uxbridge Central Travelodge used the Verbus Modular Build system.  The 121 bedroom hotel was constructed out of containers and opened in August 2008.  The DVD shows the manufacturer process of the modular units and the erection process of the hotel in Uxbridge.

The Sisk+Corus modular system comprises of light steel frame and hot-rolled elements for strength and structural stability with the walls fully boarded to provide the required fire rating, thermal and acoustic performance.  The modules can easily be supported on all types of foundation solutions or podium structures, and are lighter than many traditional forms of construction and can be stacked up to 12 storeys in height.  They use additional stability modular cores, (e.g. lift and stair cores) for a fully modular structure.  The modules are fully fitted out, in a controlled factory environment, to include bathrooms, floor finishes and furniture.

Whilst we are not proscriptive about the construction method to be used, a modular build solution may well be advantegeous for schemes with over 80 bedrooms, both in terms of cost and programme.  Please contact Nigel Himpson or Shaun Baugh at Wakemans if you wish to discuss which construction method may be most appropriate for your site.  Alternatively, please contact Paul Blackmore at Verbus or Jerry Browne at Sisk+Corus direct for further details of their systems.

Office Conversions

The Travelodge at Battersea was the first office that was converted to a hotel.  This opened in 1996 and in the intervening 13 years we have converted numerous more across the UK.

Bespoke hotels are obviously more efficient that a conversion, but the economic viability for the owners of the office can make a conversion significantly more attractive than a demoliton and rebuild.  This is because a refurbishment can cost less than a new build property, planning can be easier to achieve and conversions are quicker to undertake than a new build, meaning not only funding over a shorter period, but also an earlier rent commencement.

Office specification is constantly improving.  Some offices built less than 15 years ago cannot now be refurbished economically to provide up to date Grade A office specification and so not only will the Open Market Rental Value decrease compared to more modern offices, but the inherent value of the property will continue to decline over time.  Very few offices of more than 25,000 sq ft are let to one tenant of good covenant on a long lease.  The combination of a mix of short leases, with comparatively long rent free periods constant voids, management fees, service charge costs and the empty business rate liability for owners, significantly impacts on investment yields for secondary offices.  Letting the entire office space to Travelodge eliminates these holding costs and can not only improve the capital value, but also makes the asset more institutionally appealing.

Further details of the advantages of a conversion to a Travelodge hotel can be found in our Office Conversion Brochure.

Prime Grade A offices tend not to suffer in the same way and so it is unlikely that a prime or high specification property will be financially viable to convert to a hotel.

Recent conversions we have undertaken include:

Kingston -             102 bedrooms at £35,000
Tower Bridge  -    190 bedrooms with two storey roof extension at £40,700
Wolverhampton - 99 bedrooms at £40,900
Drury Lane -          249 bedrooms at £39,000

The above schemes are either just started, on site or just completed.

To confirm the following are included:

• The works involve the fit out of the existing envelope, to the Travelodge specification dated July 2009
• The food and beverage offer will Bar Cafe
• Existing windows retained
• Existing roof covering retained
• Existing lifts upgrade rather than replaced
• Holes can be formed through the floor slabs for services without major structural alternations
• Modifications to incoming services
• Construction fees
• Planning fees change of use only
• Party wall fees
• LF&F
• BREEAM assessment, but not upgrade works
• Normal working hours

The cost excludes:

• Upgrade of any underground drainage
• Section 106 payments
• Payment to third party tenant's surrounding the property
• Technical Services Fees
• Any additional cost over and above the Travelodge specification
• Renewable Energy provision based on experience at the recently completed Tower Bridge site
• Upgrade of provision of a new substation
• Removal of asbestos
• Legal Fees
• Funding charges
• Interest
• Fund Surveyor Fee

All above amounts exclude VAT.

        FAQ's

• Floor plate depth should be a minimum of 27m (length) x 12m (width) to a maximum of 16m
• Floor to ceiling height a minimum of 2.3m
• 'Grid' depth a minimum of 6m (such as window bays or columns)
• All bedrooms need openable windows or air conditioning
• All bedrooms need natural light
• Lifts must serve every floor
• Above 3rd party demise, drainage solution needs to be considered
• No stepped access for customers or delivery (ramp or same level)
• Floor loadings and M&E specification less than that of an office
• Dedicated staircase for customers use, but will share fire escape stairs

For further details, please contact Wakemans.