Asset Management

Technical Services - FF&E / OS&E

The Procurement Consultant will submit a rough estimate of the cost of all necessary furniture, fixtures and equipment as set out below and materially in line with a Hotel of the general quality level intended, however this shall be prepared without having regard for the Interior Designer’s actual choices of furniture, fixtures and equipment. 

 

We shall confirm with the Quantity Surveyor which items are considered to be part of the Building budget and therefore exclude these from FF&E budget.

Based on our brief, the Interior Designer, together with the Procurement Consultant shall provide a full list of specific requirements.  The list shall be based on the specifications, budgets and timelines as per the Design Program, taking into consideration operational practicalities and requirements and will be revised to reflect changes from time to time.

 

Please click on CHECKLIST for further detailed information or feel free to CONTACT US to discuss your particular requirements.

Technical Services - Interior

Conceptual Phase

              a.      We shall assist in the selection of an Interior Designer and in defining the content and manner of presentation of the Interior Design submittals to be prepared by same.

              b.     We shall advise and provide technical recommendations to Interior Designer on functional layout of guest rooms, corridors, all public areas, food and beverage facilities, banqueting and function space.

              c.      We shall provide to the Interior Designer:

                          1. Hotel Design Program establishing space and required seat counts;

                          2. Preliminary Room Mix and Suites required; and

                          3. Suggested operating and design theme for food and beverage areas.

 

              d.     Interior Designer will meet with our Team prior to start of the preliminary design phase.  Interior Designer will at this stage present:

                          1. Small scale (1:50, 1:20) floor plans with proposed furniture layouts for public spaces and guest rooms;

                          2. Sketch perspectives, with colour, to communicate overall design concepts;

                          3. Samples of proposed materials to be used, including some alternate selections; and Catalogues of furnishings proposed.

 

        2.   Design Phase

              a.     The preliminary Interior Design specifications will consist of at least the following:

                          1. Room layouts with indication of the nature and location of furniture and furnishings for the following areas:

                                    (a)  Guest Rooms and Guest Room Bathroom;

                                    (b)  Suites and Towers Lounge (if applicable);

                                    (c)  Lobby;

                                    (d)  Food and Beverage outlets;

                                    (e)  Function and Meeting Rooms;

                                    (f)   Pool and Health Club;

                                    (g)  All of the above shall indicate electrical power outlets required which shall be co-ordinated with the electrical design documents referred to in Paragraph C above; and

                                    (h)  Manager's Apartment (if applicable).

 

                          2. Reflected Ceiling Articulation Plans and Lighting Plans indicating special Interior Design Lighting (Chandeliers, Wall and Picture Lights, etc.).

                          3. Perspective room sketches or models or any other means of showing overall Design concept, colours, lighting and materials.

                          4. Presentation boards containing:

                                    (a)  Samples of floor, wall and ceiling treatments as well as furnishing materials; and

                                    (b)  Digital photographs or drawings of furniture, lighting fixtures and accessories.

                                5. Artwork, and to the extent covered by the Interior Design responsibility, uniform design and graphics.

                          6. Line item budget, by space, for furnishings and special finishes.

 

              b.     We shall:

                          1. Review the preliminary design presentation prepared by Interior Design Consultants and make recommendations for improvement where appropriate;

                          2. Approve preliminary design presentation when acceptable.

 

        3.   Final Design Phase

              a.     The final design documents submitted will consist of at least the following:

                          1. Final room layouts of all internal front of house areas

                          2. Complete set of final plans, specifications, elevations and reflected ceiling plans;

                          3. Lighting plans;

                        4. Samples and/or specifications of all floor, wall and ceiling treatments and of all furniture and furnishing materials to be used, including complete swatch specification books for all Interior Design of all areas of the hotel;

                          5. Detail drawings of specially designed furniture, lighting fixtures and accessories;

                          6. Photographs of selected items;

                          7. Artwork Selections; and

                          8. Reproducible renderings of the typical guest room and public areas of quality and character suitable for marketing and advertising purposes.

 

              b.     We shall:

                          1. Review final design presentations and conduct in-house operational review and make necessary recommendations for improvement;

                          2. Approve the final design documents when acceptable and complete.

 

              c.      At the time of Final Design Presentation, or shortly thereafter, the Interior Designer will:

                          1. Provide an introductory overview to our uniform specialist and assist in stimulating creative design solutions;

                          2. Provide input to the design for all graphics, signage, logos, guest room literature, food and beverage printed material;

                        3. Provide specifications for the furnishings and finishes for the purchase of all items required for a typical Mock‑up room. These specifications would cover the Guest Room, Guest Room bath and guest room corridor and include all items designed and/or selected by the Interior Designer.

                          4. Be available to attend meetings with us to assist in the selection of table top items for food and beverage outlets.

 

              d.     At the earliest possible date, the Project Team must:

 

1. Construct a mock‑up of each typical Guest Room type.  This mock‑up shall include a Guest Room bathroom and Guest Room corridor at least two Guest Rooms long.  The mock‑up shall be complete with all furnishings, finishes, equipment, lighting, plumbing fixtures, HVAC unit (Heating, Ventilation and Air Conditioning), hardware, alarm devices, etc.

 

                        2. Provide, at the time of the mock‑up room reviews, a sample of each seating and table item being proposed for all food and beverage outlets.  These items must be available at the time when the mock‑up room review will take place.

 

              e.     We shall:

 

                          1. Review the mock‑up room and food and beverage seating and top of table items and make necessary recommendations for improvement.

The Development Management Model

 

Hotel Developments are one of the most complex and multi-faceted projects in real estate development, requiring a vast range of skill sets in order to effectively understand and manage all inputs and requirements for a highly specialized business model and product, such as; product design and development, statutory compliance and processes, construction, fit out and completions and handover, inside the legal and financial and constraints of a successful development.

When the complexities of hotel operational requirements are added to this mix it becomes clear that the highest level of expertise and experience is needed to ensure that your interests are protected, as well as the successful opening of the hotel, without compromising the product quality and ultimately, the guest experience.




Our service and its processes, roles and responsibilities are summarized as follows:
(More detailed summaries of these processes are available in PDF format by clicking on the blue links below)

1. A definition encapsulating the responsibilities of THE DEVELOPMENT MANAGER

- Developmental Responsibilites

- Operational Responsibilites

2. THE DISCIPLINES are the skill-sets within which the Development Manager is providing the service.

3. THE WORKSTAGES are the phases during which the roles and responsibilities and disciplines are provided, as a function of the project process.


Additional Services


Project Finance Procurement
The financial requirements of each owner / investor are different from case to case, as is indeed every project from one to another.  Based on your particular set of circumstances and taking into account the intelligence from the INTEGRATED FEASIBILITY ANALYSIS we endeavour to assist you with advice on the optimal gearing for your project, as well as the procurement of the required project finance from a reputable financial institution, taking into account the short term financial requirements of the project, as well as the long term sustainability of the going concern.

 
Once we have developed a proper financing strategy and we are appropriately mandated, we will put in place an agreement covering the agreed minimum criteria, conditions and costs.

In order to put us in a position to successfully source the requisite funding, the following typical issues must be put in place:

  • Our appointment to act on your behalf.
  • Full access to all material information of the development.
  • A copy of all relevant financial documents required from you as part of the submission.
  • Our appointment or a hotel brand to aid with the Sales & Marketing of the property.
  • Our appointment or an experienced team to aid with the Operation of the property.
  • The co-operation of the Client’s team where necessary.


Bidding and Negotiating

Typically, these processes are initiated by a Request for Proposal (RFP) submissions, which will set out details of the opportunity in question, the process to be followed and the timelines attached thereto.

In most cases, these do not include too much detail of the potential upsides and/or the risks associated with such an opportunity.  Since there are really three major components that make up the bid, namely; The Developer, The Brand/Operator and the Financial Ability to be able to deliver a hotel project, we coordinate the bid process to produce thoughtfully conceived and holistic proposals that match the needs of the clients as well as the tendering authority which issued the RFP.  Our bids are professional in presentation, delivered on time and in compliance with the RFP and your brief.  We facilitate the bid and negotiation process from start to finish.

In South Africa, it is not unlikely that there may be a requirement for the economic participation of Previously Disadvantaged Communities, particularly if this involves a public entity, whereas in other African countries there may be similar requirements (in cases of Government involvements) however based on different beneficiaries and structures. Should this form part of the bidding or procurement process for finance, we shall include this under section.

 

 

Project Management Services


Project Management provides in depth time, cost, quality and risk control through the application of best practices in communication, coordination, administration and control of your project.

It goes without saying that the faster and efficient the total project duration, the quicker you will be deriving revenue and thus minimising the cost of interim funding and the escalation of cost during the contract period.

In order to provide these services to its maximum benefit, we need to fully understand the business’ and your needs and objectives.

Project Management Services are no longer a luxury or something that can be provided as an ad-hoc services by the architect, as it used to be the case before it became a profession with the necessary tertiary degrees and professional bodies in support thereof, but a critical component of the overall development management services we can provide.

For your information, we have attached a detailed summary of our Project Management Services in PDF format, however we do recommend that you CONTACT US to discuss your particular requirements.

 

 

Technical Services

 

This sections deal with the supply of information required by the various subject matter experts and professionals, working on a hotel project.

Whilst the details provided herein will go a long way to assist the professional team to design a hotel, a common mistake by many a developer / owner is that this is all that is needed to guide a professional team.

Having regard to the aforementioned, we wish to stress that the technical knowhow alone will not be able to ensure a successful hotel development, in absence of detailed market intelligence and the overall design and budget guidelines derived therefrom.

In addition to this, we also wish to stress the importance of incorporating the owners’ objectives, the operational delivery requirements and most importantly, the management of the ongoing decision making process throughout the development phases. 

This latter part is typically not provided by a hotel brand / operator and in absence of this service, an owner may well be paying for facilities / amenities that may not necessarily be essential to have, or deviate to large extent from the overall objectives and viability plans of the development.

 


 

Due to the comprehensive nature of the information contained herein, further details are provided in PDF format:

 

Please feel free to CONTACT US to discuss your particular requirements.

Integrated Feasibility Analysis

 

We are consitent in advocating that one cannot be over-prepared when it comes to complex projects such as hotel developments. 

It is against this belief that we highly recommend to conduct a series of studies, which are aimed at providing you with various opportunities to evaluate the essential success factors of such a venture on a red-light-green-light system, before the point of “no-return” is reached when large quantities of money are committed.

Below, we have outlined the deliverables included in the IFA, but in summary this exercise looks at the three main aspects of a project; The Market Feasibility, The Financial Feasibility and The Construction Feasibility and will take approximately three months (depending on complexity), at the end of which you will be able to make an informed decision based on the following intelligence:


 

Strategy Study
Strategic Objectives And Priorities, Decision Criteria 


Market Study
Market Analysis (Target Markets and Demand, Demographic Mix and Income Sustainability, Expected Market Share), Market Driven Data for the Financial Model.

Product Definition Study
Preliminary Concepts and USP’s, Project Size and Quality, Required Facilities and Amenities.

Legal Study 
Legal and Public Constraints on the Site and the Developer.

Compatibility Study
Aesthetic-Ethical Constraints on the Site and the Developer

Engineering, Land Planning and Architectural Study
Physical-Technical and Aesthetic Constraints on the Siteand the Developer

Financial study
Budget, Development Timeline and Cashflow Schedule, Risk Assessment Measurement, Optimal Gearing Plan

 

 

 

 

Overview

 

If you have a suitable site and are contemplating to embark on one of real estate development’s more complicated challenges, Hotel Development, or you have an existing property and wish to upgrade, refurbish or extend your facilities, then you are at the right address.

Our MDᴣ™ (Market Driven Design Development) approach and generic design concepts (where FormàFollowsàFunction), coupled with our innovative ideas when creating your hotel’s UNIQUE SELLING POINTS (USP’s) ensure that the design of your product is founded on demand based intelligence and set up for success from the first pencil stroke.

The DEVELOPMENT MANAGEMENT MODEL is driven by Disciplines and Workstages which are designed to ensure that nothing falls between the cracks, from inception to conclusion of the Project Life Cycle (see below) and your project costs are managed within the viability model derived from the INTEGRATED FEASIBILITY ANALYSIS and as agreed with you.


  

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For more detailed information, please click on the relevant menu option or feel free to CONTACT US to discuss your particular requirements.