Travelodge Hotels Limited Outline Requirements June 2014 - 11/12 Highfield Road, Edgbaston, Birmingham B15 3EB Tel: 0121 454 4581 Fax: 0121 454 5206
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Travelodge Hotels Limited
Outline Requirements
June 2014
11/12 Highfield Road, Edgbaston, Birmingham B15 3EB
Tel: 0121 454 4581 Fax: 0121 454 5206Travelodge Hotels Limited
Outline Requirements – September 2013
Index
1.00 Introduction
2.00 Scheme Design
Appendix A Drawing Schedule
Construction Guidelines Drawings
JOB TITLE:
J:\TRAVELODGE\Tenants Requirements etc\Tenants or Employers Requirements\Outline Requirements\OutlineReqmts-June14\Travelodge_Outline_Req_June2014.docTravelodge Hotels Limited
Outline Requirements – September 2013
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 MRB Consulting Engineers LLP
11/12 Highfield Road Unit 1 Waterside
Edgbaston Old Boston Road
Birmingham B15 3EB Wetherby
LS22 5NB
Contact: Nigel Himpson
Tel: 0121 454 4581 Contact: John McElwee
Fax: 0121 454 5206 Tel: 01937 585 082
E:Mail: n.himpson@wakemans.com Fax: 01937 584 700
E:Mail: John.McElwee@mrb.uk.net
Planning Consultant Incoming Services Consultants
Smith Jenkins Ltd The Energy Solutions Group
30A High Street Ocean Court
Stony Stratford Caspian Road
Milton Keynes Atlantic Street
Altrincham
MK11 1AF
Cheshire
Contact: Nick Jenkins WA14 5HH
Tel: 020 7851 5724
Mob: 07931 154 777 Contact: Sunjit Saroya
Fax: 020 7851 4020 Tel: 0161 927 8664
Email: sunjit.saroya@theenergysolutionsgroup.co.uk
E:Mail: nick@smithjenkins.co.uk
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.
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J:\TRAVELODGE\Tenants Requirements etc\Tenants or Employers Requirements\Outline Requirements\OutlineReqmts-June14\Travelodge_Outline_Req_June2014.docTravelodge Hotels Limited
Outline Requirements – September 2013
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,
philtrotter@walkermodular.com, 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.
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Outline Requirements – September 2013
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 DnT,w + Ctr 43 dB
Floors 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.
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Outline Requirements – September 2013
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
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Outline Requirements – September 2013
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 NR 30
Bathrooms NR 45
Meeting Rooms NR 35
Corridors NR 40
Externally, 1m from bedroom windows 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.
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Outline Requirements – September 2013
• 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.
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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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