FACILITY PLANNING – 6th Semester (Hotel Design)

Hotel Design
The main objective of any business organization is to earn profit. This depends not
only on the working of an organization but also on its presentation; more so in the
hotel and hospitality sector. The prime motive or objective of any hotel property is to
attract more and more clients and guests and make their visits a memorable
experience. Architecture and designing of a property play a great role in this,

Architecture is the art or science of designing and constructing buildings. It should be

technically sound as well as aesthetically appealing. Any building design is invariably
influenced by the technologies applied. The process of planning, designing and
construction of a hotel is known as its integration.

According to noted hotel architect Morris Lapidus, hotel guests fall into two
categories- Business travelers and other travelers. Business travelers require a
comfortable bed, easily accessible food, drawers’ space, good lighting for reading
and quick service. Other category appreciates all these necessities, but wants the
atmosphere of their room and hotel to reflect the culture of the city or country they
are visiting. All these travelers expect something different in a hotel than what they
find in their homes.

Design Considerations

A project is--- * an investment which can be analyzed and appraised independently.

* a series of activities.
* to bring into existence a business organization on a viable economic
opportunity within an established cost and time framework.

Basic characteristics

# Involves a current capital investment

# Ensures a yield of benefits in the future
# Has specific life span
# Calls for a teamwork, the members of which are drawn from various
disciplines of management.

Ex. A company may take up a project for the construction of a motel in a

tourist resort. Company may desire to invest Rs. 50 lakhs expecting a return of Rs. 8
lakhs after-tax per annum for next 15 yrs from restaurant sales and room rentals.
The completion of this project requires co-ordination of engineering, marketing and
financial experts.

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There are a number of sources from which an entrepreneur can gain knowledge
about project ideas like:-

i) Performance study of existing units with particular reference to profitability

of units and capacity utilization allow an entrepreneur to identify risk-free
opportunities. For example, if a majority of hotels in a town enjoy an 80%
occupancy rate, it indicates that there is still a need for lodging facilities.
ii) Encouragement from financial institutions indicates that these sectors are
highly viable and hold promise since financial institutions back projects
after thorough analysis.
iii) Study of economic trends and consumption patterns of individuals help to
generate new project ideas. For example, increasing affluence of the
middle class, growing expenditure on tourism, travel, leisure indicates a
vast potential for travel agencies.
iv) An enquiry into the prevailing social and cultural trends of a society may
provide valuable insights. For example, the search for Indian identity has
caused a boom in the sales of ethnic fashion designers in the country.
v) An enquiry into the business practices in foreign countries may provide
valuable clues. For example, adventure sports as part of tourism has been
essentially borrowed from western countries.
vi) An investigation into locally available resources and raw materials and
skills may indicate the availability of business opportunities. For example,
Puppets are made in Jaipur, Rajasthan, which enjoys a worldwide market,
and opportunities still exist for marketing them within the country.
vii) A study of developments in technology may also provide new product
ideas. Often, new technologies allow a better utilization of locally available
raw material as witnessed in the coir industry.
viii) A constant search for the unfulfilled needs of the market allows
identification of a series of business opportunities. The development of any
product/service which satisfies a human need not catered earlier ensures
a steady market. This phenomenon is observed in the quick success of
fast food joints, pre-school nurseries and labour saving kitchen devices.
ix) Quite often the plans of the Government provide new business
opportunities in a country like India, where Government plays a significant
role as a regulator as well as promoter in framing the policies. For
instance, the hosting of the 2010 Commonwealth Games in Delhi has
triggered the construction of many Star category as well as Budget class
hotels, restaurants and fast food joints in that region.
x) Various incentives given to small scale industries, units set up in backward
regions; tax exemptions for specific products etc. create new business
opportunities. For example, the scheme of export incentives, financing the
project at low rate of interest through Tourism Financial Corporation of
India (TFCI), tax free holidays, single window clearance for hotel projects
introduced by the Government has led to a boom in the development of
new hotel projects throughout the country.

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The above mentioned steps should be carefully considered keeping in mind the
specific goals and objectives related to design considerations. Basic function of a
design is to facilitate the flow of work with satisfaction keeping in mind the needs and
wants of the end user- user friendliness and operational efficiency.

Designing and constructing a hotel is an uphill task. The overall ambience may
generate a feeling of sophistication to make a guest feel special, but it should no way
be imposing or intimidating. Basic building design should take care of –

- Pocket of the promoter

- Profile of the targeted clientele
- Expected return on investment (ROI)
Following points need to be considered while designing a hotel:-

• Good location
• Attractive appearance / Architectural features and plans
• Efficient Plan
• Suitable material
• Good workmanship
• Sound financing
• Structural regulations laid by town and country planning
department
• Competent management

Good location and site:

Selection of location and site is a very vital issue in the development of a hotel
project. The selection of suitable sites for hotels is a complex job. It is a matter of
choosing from among a number of possible sites the one that has highest number of
positive features or the fewest defects- as no site is likely to have all the desired
merits. To look into for selection of a site following considerations are to be kept in
mind:-
# Financial aspects of the site:- Pertains to the cost of land, construction cost, cost
related to developing the building systems, cost of furniture fixture, equipment, R & D
costs, maintenance costs etc.
# General aspects:- Which could have a direct bearing on the business and so
selection of sites. Such aspects are:-

- Accessibility of transport, especially from airports and railway

stations.
- Existence of present and planned future social centres.
- Special attraction in locations, such as proximity to parks or open
space.
- Proximity to business houses and amusement centers.
- Residential or non-residential areas.
- Level of sound during night.
- Access for service deliveries.
- Suitability of ground floor street frontage for shops

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- Class of surrounding property, whether free from industrial

buildings.
- Good sub-soil to eliminate excessive foundation costs.
- Possibility of providing garage and/or parking arrangement.

Each of the above factors must be weighed before the final decision is made after a
thorough analysis as to whether the site is suitable for a hotel and if so, for what
type.

Attractive appearance/Architectural features

A building of a hotel must be as impressive as its interiors. Its distinctive features

begin from the designing itself. Our various civilizations over the ages and their
influence can be seen in some modern structures even today. In fact, the principal
guiding factor for any hotelier is ensuring maximum occupancy at minimum
maintenance cost.

Architectural styles of various civilizations:-

1. Hindu Architecture- Modern Indian style
2. Greek Architecture
3. Roman Architecture
4. Christian Architecture
5. Romanesque Architecture
6. Islamic Architecture
7. Renaissance Architecture
8. Gothic Architecture
9. Art Nouveau
10. Modern Architecture
11. Innovative Architecture
12. International Architecture

1)Indian architecture:
Found its earliest expression in brick buildings that were contemporary
to buildings that were constructed of wood. Over the centuries wooden structures
disappeared, but they were succeeded and imitated in stone buildings, which have
survived.
This kind usually includes hemispherical mounds, domes with more
concern for sculptural mass than for enclosed volume. Hotels like Amarvilas, Agra,
Udayvilas, Rajvilas etc. are some examples of typical Hindu architecture.
Hindu style is closely related to the Jain style. It is divided into three
general categories- northern, central and southern. In these three types, the style is
marked by great ornamentality and the use of pyramidal roofs. Spire like domes
terminate in delicate finials. Other features include the elaborate, grand-scale gates
and the ceremonial halls.
Modern Indian style- These include the vaulted structure, topped by a huge, concrete
roof umbrella and the use of concrete grille and bright pastel colours.

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2) Greek Architecture
Greeks put their walls inside to protect the cella and their columns on
the outside, where they could articulate exterior space.
The building seen as a beautiful object externally, while at the same
time containing precious and sacred inner space.
Greek architects have been commended for not crushing the viewer
with over monumentality.

3) Roman Architecture
Romans widely used domes and vaults in their architectural style.
Cylindrical and spherical spaces are the elements of design.
The domes that the Romans introduced proved to be more stable.
The formed by the intersection of two identical barrel vaults over a
square plan.

4) Christian Architecture
In early Christian architecture, buildings were of two types- the
longitudinal hall or basilica, and the centralized building - baptistery or a mausoleum.
The buildings mostly consisted of sloping roofs supported by wooden
framework and a series of pillars.
It was generally made out of bricks.

5) Romanesque Architecture
The structures were often crude and of relatively modest proportions.
The circular and polygonal domed structure. An outstanding
achievement of these architects was the development of stone vaulted buildings.
A major reason for the development of masonry vaulting was the need
to replace the highly flammable wooden roofs of the pre-Romanesque structures.

6) Islamic architecture: The basic structural elements are arches and domes. The
motifs are geometrical designs, floral arabesques and Arabic calligraphy. The
materials are glazed tiles, wood joinery and parquetry, marble, mosaic, sandstone,
stucco carving, gemstones etc.

7) Renaissance Architecture: In early renaissance period the elements are

combined in rather static compositions. The buildings mostly consist of files of
columns, domes, all assembled in a restrained and elegant harmony in strong
contrast to the spirited elaboration of forms in the medieval North.

8) Gothic architecture: The aesthetic qualities depend on a structural development.

Early in the 12th century, masons developed the ribbed vault, which consists of thin
arches of stone, running diagonally, transversely and longitudinally. In this case, the
new vault which was thinner, lighter and more versatile, allowed a number of
architectural developments to take place.

9) Art Nouveau: It had simple shapes of the brick and stone exterior clearly
indicating the division of space within the building, while the large expanses of glass
provided a strong visual connection between the interior spaces and the outside
world. The style basically aimed at rejection of earlier architectural styles with the
view of introducing something new.

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10) Modern architecture introduced use of concrete, steel and iron and construction
of skyscraper facilitated by the introduction of the electric elevator and the
abundance of steel. A transition was made from the masonry-bearing wall to the
steel framed load bearing structure. The building’s skeleton could be erected quickly.

11) Innovative architecture introduced construction of molding spaces with utmost

sophistication, great care in the distribution of light, the use of materials- stone, wood
and copper with familiar and sympathetic tactile qualities.

12) International architecture: The style is geometric and asymmetrical and

features such modern materials as concrete, steel and glass. Functional, logical floor
plans and simple unornamented walls of glass and concrete are emphasized. This
method is extremely efficient for large-scale construction in which the same module
could be repeated.

Efficient Building Plan

Some of the popular types of modern hotel plans are:-

• Modular Construction
• Slip forming
• Arch design
• Cylinder like structure

Modular Construction- This is most recent and promising development in the

construction of hotel buildings. The technique has cut down the construction time
and costs by 40% as compared to traditional construction method. In this method,
room units are constructed separately and hoisted into the place with the help of
cranes. Buildings are relatively low cost, time saving, fire resistant and sound proof.

Slip forming- This was first used in 1930’s in the buildings and erection of grain
silos and other similar structures. Early slip forming techniques relied on hydraulic
jacks and the pouring of concrete into a form work made of timber. Today slip
forming is used to build everything from silo to complexes, chimneys, reservoirs,
medium to high-rise buildings, office buildings, hotels, hospitals, bridge support piers,
in-ground shafts to dams and power stations. It was used to raise the exterior walls
and some of the interior walls and structures of a 15-storey hotel in Petersburg,
Florida. It enabled the hotel to be ‘topped out’ (constructed till the top storey) in just
eight days. In Norfolk, Virginia, this technique, which was used in the construction of
a 14-storey motor-inn, enabled the builders to cut three months from the normal
construction time for a property of that size.

Arch design- These designs have cent percent useable clear span space and do
not have any beams, poles and trusses. They are easy to construct and most of the
buildings are erected in just a few days. These buildings are well ventilated and have
better air flow than other building types. These buildings are very cost effective and
have very low cost in developing heating, ventilation and air conditioning system.
The maintenance cost of these buildings is also very low and they are fire resistant.

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The idea of tri-arch design was introduced by Travelodge International. Main

advantages of arch designing are:
• Each room has a view.
• The wedge shape of guest rooms permits each to have an unusually large
bath and dressing area.
• The control core containing elevators, linen room, utilities and ice cube
machines facilitates economies in construction and operations.

Cylinder like structure- This design of hotel building has a distinctive appearance
as seen in the Radisson property in Berlin. It has also advantages like:
• Concentration of service and utility equipment at the centre core.
• Lower construction and operating costs.
• All guest rooms on the outer side with view.
• Ready-made for the popular roof top revolving restaurant or lounge.
• Minimum resistance to wind.
• Suitable for site where land costs are high and minimum area is available.
• Compatibility with circumferential ramps leading to parking.

Curtain Wall : In this system the exterior wall of each floor is hung on the iron or
steel frame so that the wall supports only its own weight and not the floors above it.
This method of construction reduces the overall weight of a building, which allows it
to built higher and permits the extensive use of glass on the façade.

Rooms : As guest rooms or bed rooms constitute a major part of hotel construction,
the key to economical design lies largely in layout of the guest room block. Some of
the variants in the design layout of guest rooms are as follows:-

a) Double-loaded block- Considered the most economical layout, is capable of

development into courtyard plan. It required two staircases.
b) Double-loaded T-shaped block- This capable of being developed into cross;
also economical, but required three staircases.
c) Single-loaded block- This is capable of being developed into courtyard plan;
not an economical solution but may be desirable.
d) Square block- Comprises a central core containing all vertical services such
as maids rooms etc. It is compact and useful for small sites where tower
development may be desirable.
e) Y Plan- It has more complicated structure than straight blocks and requires
three staircases. The disadvantage is that the structural system may cause
problems in public areas.
f) Tri-arch Plan- this is similar to ‘Y’ plan, but more space is taken up by
circulation; concave curve results in a bedroom wider at bath room end
providing opportunity for larger bathroom and dressing area.
g) Circular Plan- This requires careful handling; avoid outward and inward facing
rooms; not capable of extension.
h) Circular with Central Core- This design is similar to square block one. This too
requires careful handling to avoid awkward room.

For Diagrams of design plans for room layout

Refer to page 66 (figure 2.4) – Hotel Facility Planning by Tarun Bansal

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Following table provides useful insight into the optimum number of guest rooms that
can be accommodated on each floor depending on the design layout

Structure No. of Double Dimensions Remarks

Rooms per
Floor

Single load 12-30 32’ x l Long Corridor

Double load 16-24 60’ x l Long Corridor

Offset Slab 24-40 80’ x l Split Corridor

Rectangular 16-24 110’ x 110’ Space in Centre enhances room appearance

Circular 16-24 130’ Less rooms per floor

Atrium 24 90’ x l Beautification capsule lift can be provided.

Space in
the Centre enhances the appearance.

Suitable Material

Availability of raw material and other inputs is essential for successful

implementation of the project. The availability of inputs of the right quantity and the
right quality on a regular and continuous basis is essential for continuity of
operations. Wherever necessary, the enterprise must enter into supply contracts to
ensure availability of essential inputs. The enterprise may also create their own
source of supply. Various building materials commonly used in modern construction
are:-

Bricks- A brick may be defined as

• a block of clay or other ceramic used for construction and decorative facing.

It resists dampness and heat, cost relatively little, can last longer than stone. Its
colour varies according to the clay used and in proportions according to architectural
tradition. Some bricks are made of special fireclays for use in fireplaces or ovens.
Bricks may be arranged in patterns called bonds according to the way long sides
(stretchers) or short sides (headers) are placed. Can be laid in a variety of intricate
patterns like checker, herringbone, basket wave or Flemish bond.
Concrete- It is the most widely used construction material in the world. It is the only
major building material that can be delivered to the job site in a plastic state. The
unique quality makes concrete desirable as a building material because it can be
moulded to virtually any form or shape. Qualities of concrete as a building material
are its strength, economy and durability.

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Polymer Concrete- A composite material- formulation of thermo set resins and

aggregate that simulates stone. In applications particularly in the usage of
pedestrians, a heavy material may be desirable to provide both the look and feel of
stone or concrete. Has several advantages over real stone- does not absorb
moisture, dirt or graffiti. Stone-like polymer concrete surfaces can also be created on
lightweight fiberglass panels.

Steel- Introduction of steel for construction purpose done by Americans. It acts not
only as a frame but provides tensile strengths to the building. It does not rot and can
be easily moulded.

Glass- Widely used construction materials now-a-days – supported by frames of

wood or steel. Production of more durable glasses made use of them in buildings on
all the sides.

Fiberglass- For specialty applications, decorative fiberglass architectural elements

are becoming the first choice among building owners and architects due to;-
• installed cost is less than traditional materials.
• composites are easier to install and maintain.
• new finishes that simulate traditional material make Fiber-reinforced Plastic
(FRP) (with technological advances) nearly indistinguishable from the real
things.
• number of different finishes to mimic woods, stone, terracotta, concrete, steel
or other materials.

Good Workmanship

Construction documents prepared by Architects and Engineers most frequently use

and refer to the term “workmanlike manner.” This term, an industry standard, refers
to the desired and acceptable standard of quality of work and materials on a
construction project. This entails the selection of appropriate technology, plant and
machinery which ensures efficient and economical operations. Selection of proper
technology as per specific requirements to be done. According to the size or capacity
of the facilities to be created, proper plant and machinery to be chosen. The decision
must be taken after a careful consideration of demand and fluctuations in the market
demand.

Sound Financing

A proper costing of any project is essential for determining its viability and
profitability. Any financial institution entertains an entrepreneur on the basis of the
cost estimates of the project. For any cost over-run, the entrepreneur would find it
difficult to arrange for the extra fund for completion of the project which usually leads
to time over-run, fund flow etc. Hence, there is a need for proper determination of the
cost of capital. Following are the essential elements of project cost:-
• Land and site development
• Building and civil works
• Plant and machinery
• Engineering fees for acquisition of technology

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• Miscellaneous fixed assets which includes:-

Furniture, Office equipment, Cars and trucks, Power equipment, Air

conditioning systems, Fire fighting systems, Pollution control systems and
other such systems.
• An exhaustive schedule of such fixed assets must be prepared and their
prices ascertained for estimation of the cost.
• Preliminary and capital issue expenses.
• Provision for contingencies.
• Margin money for working capital.

A sample table has been shown below for arriving at the summary of Project Cost.

Item Cost (in Rs)

Site
Building
Plant and machinery
Furniture, furnishing and interior
Food and beverage equipment
Laundry and housekeeping equipment
Specialized equipment
Misc. accessories
Linen and uniform
Architectural fee (4%)
Interior designing fee (10%)
Facilities planning fee (10%)
Project management and supervision (1.5%)
Contingency (2.5%)
Pre-opening expenses
Cost of finance

Total

Structural Regulation laid by Statutory Authorities

Every town and city planning authority generally lays down the structural regulations
and guidelines to be followed scrupulously in the event of any mishap such as a fire,
or an emergency like bomb scare etc. It is obligatory for hotel managements to
incorporate such structural regulations while designing their properties. For example,
in case of a fire or a terror attack, safe evacuation of building occupants may present
serious problems unless a plan for orderly and systematic evacuation is prepared in
advance and all staff well trained through evacuation drills. General guidelines are:-

Alarms- Any person discovering fire, heat or smoke should immediately report such
condition to the fire brigade unless he or she has personal knowledge that such
report has been made. No person shall make, issue, post or maintain any regulation
or order, written or verbal that would require any person to take any unnecessary
delaying action prior to reporting such condition to the fire brigade.

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Drills- Fire drills must be conducted, in accordance with the fire safety plan, at least
once every three months for existing buildings during the first two years after the
effective date of these rules, or for new buildings during the first two years after the
issuance of the certificate of occupancy. Thereafter, fire drills must be conducted at
least once in six months.
All occupants of the building must participate in the fire drill. However, occupants of
the building, other than building service employees, are not required to leave the
floor or use the exits during the drill. A written record of such drill has to be kept on
the premises for a three year period and produced readily for the brigade inspection.

Signs and Plans

• Signs at lift landings-A sign shall be posted and maintained at a conspicuous

place on every floor, or near the loft landing, indicating that in case of fire,
occupants shall use the stairs unless instructed otherwise. The sign contain a
diagram showing the location of the stairways, and it must be pasted at
conspicuous places on every floor. It should have the caption, ‘in case of fire,
use stairs unless instructed otherwise’. The font size has to be at least 1.25
cm block letters in red against a white background. The lettering has to be
properly spaced to provide good legibility. The sign shall be at least 25x30
cm. where the diagram is also incorporated in it, and 6.25x25 cm. where the
diagram is omitted. In the latter case, the diagram sign shall be at least 20x30
cm. The sign should be located directly above a call-button, and squarely
attached to the wall or partition. The top of the sign should not be more than 2
metres from the floor level.

• Floor numbering signs- A sign indicating the floor level has to pasted and
maintained within each stair enclosure on every floor. The numbering has to
be distinct and conform to the stated specifications. The numerals have to be
bold type and at least 7.5 cm high. The numerals and background shall be in
contrasting colours. These signs should be prominently displayed on the stair-
side of the door.

• Staircase and elevator identification signs- Each stairway and each elevator
have to be identified by an alphabetical letter. A sign to this effect should be
posted and maintained at each elevator landing and on the side of the
stairway door that leads to the exit. The lettering on the sign shall be at least
7.5 cm high, of bold type and in a contrasting colour from the background.

• Staircase re-entry signs- A sign shall be posted and maintained on each floor
within each stairway and on the occupancy side of the stairway where
required, indicating whether re-entry is provided into the building and the floor
where such re-entry is provided, in accordance with the requirements. The
lettering and numerals of the signs should be at least 1.25 cm high of bold
type. The lettering and background should be of contrasting colour and be
displayed at approximately 1.5 m from the floor level. The fire command
station should be provided with the floor plan of the building and other
pertinent information related to the service equipment of the building.

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Eco-friendly practices- In view of increasing environmental concern and

governmental regulations in this regard, the technical feasibility study must also
outline the systems for safe and non-polluting disposal of solid and liquid wastes.
Use of non-conventional energy resources like renewable energy from sun, windmills
etc. can also be considered, as these now carry extra points when seeking
approval/classification for new or on-going projects.

Competent Management:

Concerns design in the context of the hotel industry in general and, in particular, the
way in which hotel design is currently used to meet business and customer
objectives. Compares this current state and the potential role for design in these
areas. Clarifies the concept of design and then proposes that design companies
focusing on hotel design lag behind their counterparts in other media and contexts in
their understanding of the target environment, their communications with the client
and end user, and in terms of managing the design process as a totality. Part of the
reason for this is the continuing belief, on the part of many hotel design agencies and
hotel design buyers, that interior design is a superficial, rather than a strategic
process. Discusses mechanisms by which a change towards the latter state might be
achieved.

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