Exceeding the Limits of a 3-Star Hotel
Umhlanga’s new Holiday Inn Express reflects elements of 5-Star hotels - though only a 3-Star establishment. This was done by the clients, ISO Leisure, as they had to limit the services, but wanted patrons to have a similar experience as clientele at 5-Star establishments.
“Its an exciting opportunity to build a new kind of hotel because traditionally South African 3-star hotels are deliberately degraded due to the market segmentation, where operators will typically seek to protect its more exclusive brands by deliberately dumbing down their 3-Star properties,” says Robert Silke of Louis Karol Architectural, exclusive brand architects for ISO Leisure and Holiday Inn Express in South Africa.
Tourists and business patrons to Cape Town’s new Holiday Inn Express in Greater Durban will experience top-notch service and amenities upon its construction in 2010.
With panoramic views of the ocean allowing most rooms to have uninterrupted vistas, the site exudes a ‘resort’ ambience. The seven-storey building features 235 double and twin rooms - all exhibiting high-end fabrics, colour schemes and top finishes by Louis Karol Interiors and Atelier MDN. The starting point for the interior design is a new generation room concept by the international brand - and Umhlanga’s hotel will be one of the few global establishments exhibiting the modern, European-influenced theme.
Other features or amenities in the hotel include a dramatic, multiple-volume main reception; efficient but luxurious public areas; two external terrace gardens with pool deck and dramatic sea views; business services; meeting room facilities with sea-facing balcony break-out areas, and the brand’s trademark ‘Great Room’ inclusive of bar, lounge and breakfast buffet.
Challenges
Alex van Zyl of Proman Project Management Services says that the project being on a fixed contractual completion date, due to trade requirements of the 2010 World Cup posed time restraint challenges.
“However, this will be achieved due to the specific contractual conditions between ISO Leisure and the principal contractor—Murray & Roberts. The consultants have an obligation to ensure that all construction information is issued timely. Site progress is checked on a bi-weekly basis and weekly production graphs are being monitored to confirm the progress of the project overall land the progress of certain critical trades are on track,” states van Zyl.
Aside from the time constraints, the team contended with a formidable slope on site, which through design ingenuity, was utilised for hotel parking. The design of the parking basement, influenced by the slope, is partially underground and aboveground allowing natural ventilation, thus eliminating the need for artificial ventilation.
Building Wisely
In current times affected by the global recession, being resourceful may be the saving grace for many developments until the economic climate improves. This is where Holiday Inn Express’s “Stay Smart” business model is most relevant. As explained by Silke, “it is all about touching the earth as lightly as possible and not causing unnecessary expense, by building only what is needed.”
“ISO Leisure has been clever and sparing in terms of what’s provided so we don’t build excessive public areas or large ballrooms and similar components which will not get used. The idea is to create a new sustainable model and we are not only talking about environmental sustainability, but economic and urban sustainability,” adds Silke.
This concept may be best realised through the development’s envisaged beneficial contribution to the existing business environment. Unlike many hotel brands that attempt to retain patrons’ spending to their establishment via hotel retail, restaurant and services; Holiday Inn Express will provide an additional economic catchment area through having its patrons support surrounding establishments for their entertainment, food and service needs.
“Situated in existing commercially-developed areas, we do not go to the wasteful development of placing more retail and leisure facilities in the hotel. Essentially, ISO Leisure supplies rooms and breakfast, allowing its patrons to support the surrounding areas for any specific needs. This benefits the entire area making it more sustainable and produces offshoot business opportunities,” says Silke.
In addition, the hotel’s clean, sophisticated design and quality services will add to Durban’s landscape and accommodation capacity, while raising the standard of what is expected from 3-star establishments in the area.
Project Team
Project Manager |
Proman Project Management Services |
Quantity Surveyors |
MLC Quantity Surveyors |
Architects |
Louis Karol Architectural |
Structural & Civil Engineer |
Aurecon |
Electrical Engineer |
Solution Station |
Mechanical Engineer |
Elshove & Pryce |
Principal Contractor |
Murray & Roberts |
Developers |
ISO Leisure & ZenProp Property Holdings |
Hotel Operator |
ISO Leisure |
