Design Competition
Applications were closed on
15th July 2023
Design proposals are under review
Lux’Me Briefing Download
International design competition for the development of a private Boutique Hotel in Saranda, Albania.
Project Brief
GENERAL INFORMATION
Saranda Vacations Sh.P.K is hosting an architecture competition for the Concept Design of a unique hotel situated next to the beach in Saranda, Albania. The investor aims to create a one-of-a-lifetime experience for its guests based on a unique narrative that explores the limits of history, nature, future, and characters. The Competition has two major focuses that are blended together: Create a narrative, a history for the unique and mysterious hotel and then, translate it into a building.
The investor is seeking an experienced, excited architecture studio that is on board with a project that exceed the limits of the usual design. The enthusiastic winning team should be able to provide the best idea for the site development based on their knowledge of unique experiences from a professional point of view. The design should be totally able to be implemented and should also comply with the local regulation.
The project should be divided into three main categories: The building, which will be located in the northeast part of the site, the landscape in the middle property and the beach in the southeast land which is right in the shore of the Saranda’s sea. All the primary functions of accommodation and F&B will be developed within the building, while a beach bar and a sunny deck can be developed both in the landscape area and in the beach area according to the architect’s suggestion. The hotel will be operational year-round and will consist of 14 accommodation units, two restaurants, and utilitarian areas for the building. The Concept Design should include the proposal for the architectonic project of building, the interior design, the landscape and the beach area too.
The favorable location of the site welcomes tourists from all over the world and the hotel’s selling point will be the various themed accommodation units. The unique experience of the guests should be extended through for more than a weekend due to its diverse evocations. The target tourist group is unlimited and almost everyone should be able to find at least one suitable theme for their preferences.
The hotel’s service will be in the category of upper upscale hotels and overall design should be respectful of the site, the nature, the history, and the tradition while emphasizing modern materials and building techniques. An important point within the design will be the proposed solution for the sea shore in order to be protected from the winter’s wild sea. The design should provide a functional and child-friendly solution for the beach area while ensuring the easy access to the sea during the worm season.
THE SITE LOCATION
https://www.google.com/maps/@39.8704191,19.9965046,87m/data=!3m1!1e3
The site is centrally located in Saranda, with direct access to the beach. The city itself has multiple access points, including driving and ferry options from Greece and Italy with daily service. Saranda boasts its own port, and a yacht port is currently under development near the site, which will increase the potential for clients from the Mediterranean region. Vlora is only a two-hour drive away, and the site can be conveniently reached from Vlora’s airport.
Regarding the micro-location, the site is bordered by an existing two-way road to the west, which allows for easy access at any point.
The site is oriented towards the east-south direction, providing an unobstructed view of the sea with a clear frontage of 37 meters. The building plot is situated approximately 47 meters away from the shore, which highlights the importance of optimizing the building design to take full advantage of the breathtaking views of the sea
LOCAL REGULATION AND URBAN CONTEXT
The project should respect all the local regulations.
- The site is part of the units SA. UB.3.399 and SA.N.457 and will be developed in three main properties with three different typology approaches. The “Building Property”, the “Garden Property” and the “Beach Property”.
Figure1. Zoning of the Project
- Building Property area: 1750m²
The “Building Property” is divided in two parts according to the local regulations as shown in the image below: 80% painted in red should be developed with the “Hospitality and Services” and the other 20% painted in green will be left natural.
Figure 2. Division between the “Hospitality area” and the “Nature Area”.
In the “Hospitality and Services” area the regulation allows to place the building above and underground under the following general conditions:
Above Ground.
The plot ratio is 1.3 that allows for 2275m² Build Up Area above ground. Balconies are not considered Build Up Area if they do not exceed 50% of the overall square meters of the façade they are placed at.
The maximum allowed building footprint is 40% with a maximum of 700m². A structure that has most of its perimeter built up and is covered by a permanent floor, but is missing only one perimeter wall, is still considered within the building footprint and the build-up area as well. Swimming pools are considered footprints too while they are not considered Build Up Area.
The building code permits a maximum of five stories above ground level, maximum height 17.5m. However, if the building is constructed on sloped terrain, it’s possible that two opposite sides of the building may have a height difference of approximately one floor level. In such cases, if the ground floor is used primarily for open parking which covers at least 70% of the surface area, then this level will not be considered as a story, and it won’t be included in the total building construction calculation.
If the slope of a roof provides sufficient space for the area under the roof to be utilized at least 50%, then the entire surface is considered a floor. For instance, if the roof has a footprint of 100m² and 60% of the floor directly beneath the roof can be utilized, the surface area of that floor is considered to be 100m². However, if the slope of the roof allows for only 30% to 50% of the floor underneath to be used, then that floor is regarded as half a floor. In other words, if the roof’s footprint is 100m², the floor directly under the roof is considered to be 50m².
The minimum distance from the plot boundary (building property) should be: the height of the building multiplied by 0.4. (for example, a building which is 6m height should be 2.4m internally distant from the property boundary).
The building should not exceed the “Building line” which is an offset of at least 2.5 from the property boundary.
Balconies are excluded from the Build Up Area and are thus subject to different regulations regarding their distance from the building and the “Building Line.” However, certain rules still apply, such as not cantilevering more than 1.6m from the building facade, occupying no more than 50% of the facade, not exceeding the “Building Line” if located less than 5m above the site, and never exceeding the Property Boundary.
Underground.
The Underground construction is not limited. The outside perimeter of the underground building should be at least 1m distanced from the property boundary so that most types of foundations will still remain within the property boundary. The underground structure can not be placed under the road or under the sidewalk even if the those two are partly within the property.
2. “Garden Property” area: 700m²
Temporary structures are allowed in this area. Beach Bar, Shelters, Showers, Gazebo, Decks, Installations can be designed. Other elements like walking paths, trees, benches, kids playground etc. are allowed too.
No underground structures are allowed.
3. “Beach Property” area: 1675m²
Temporary moving structures are allowed in this area like Shelters, Showers, Gazebo, Decks, and Installations.
No underground structures are allowed.
- The physical positioning of the hotel should be such that makes great use of the site and the sea view, while also allowing for the possibility of extending the property to the north boundary. Even if the extension does not happen, the building should still be designed to ensure that the view of the sea from the north area is taken into consideration.
BUSINESS MODEL
The hotel will be a private investments and operated by the investor themselves without the involvement of any brand. The hotel should comply with all of the general standards of upper scale hotels in terms of BOH areas, functionality, story heights, MEP systems, BMS etc. The winning architecture studio will have a great impact on the business model since the competition includes a narrative that decides the way that this hotel will be operated. Open hours, staff number and specializations, booking etc. will all depend on the unique experience that will be offered at the hotel thanks to the special idea included in the architect’s narrative.
FACILITY PROGRAM
Accommodation: 14 suites and bungalows
Food and Beverage: 3 facilities (one traditional restaurant, one modern restaurant, one lounge bar).
Other: Kids area, Beach Bar, Private gardens, Swimming Pool.
Proposed space allocations
| Areas | Quantity | Net surface in sqm | Net Developed Area in sqm |
|---|---|---|---|
| FRONT OF HOUSE | |||
| ACCOMMODATION | |||
| Suites | 11 | 70 | 770 |
| Bungalow | 3 | 100 | 300 |
| House keeping | 3 | 15 | 45 |
| Communications | 300 | 300 | |
| PUBLIC AREAS | |||
| Lobby, reception, front office | 150 | 150 | |
| SPA + Reception | 250 | 250 | |
| SPA + Reception | 150 | 150 | |
| Indoor Pool | 200 | 200 | |
| Public toilets | 2 | 45 | 90 |
| Communications | 80 | 80 | |
| FOOD AND BEVERAGE | |||
| Traditional Restaurant | 1 | 150 | 150 |
| Modern Restaurant | 1 | 150 | 150 |
| Lounge bar | 1 | 150 | 150 |
| ADMINISTRATION | |||
| Manager | 1 | 15 | 15 |
| Finance | 1 | 15 | 15 |
| Maintenance | 1 | 15 | 15 |
| Communication | 15 | 15 | |
| BACK OF HOUSE | |||
| Kitchen | 1 | 200 | 200 |
| Kitchen Storage | 1 | 100 | 100 |
| Reciving, Delivery | 1 | 15 | 15 |
| Laundry | 1 | 40 | 40 |
| Staff warderobe | 2 | 20 | 40 |
| Staff bathrooms | 2 | 20 | 40 |
| Staff dining room | 1 | 30 | 30 |
| Delivery dock | 1 | 50 | 50 |
| Technical electrical | 20 | 20 | |
| Technical mechanical | 200 | 200 | |
| Waste room | 1 | 20 | 20 |
| Communications | 100 | ||
| PARKING | |||
| Underground | 30 | ||
| Outdoor | 15 |
DESIGN GUIDELINES
•The primary objective of the project’s design is to craft a compelling narrative that is unique and appealing to each client. The approach is to develop 8-14 distinct accommodation units, each representing a particular element of the story. The story could be based on various themes such as tradition, history, nature, futuristic events, interstellar fantasies, specific characters, and more. The narrative should be translated into the architectural features of the buildings, including the landscape, lighting, interior design, and overall interior design.
• Maximize the quality of the views toward sea for all accommodation units, restaurants and lounge bar.
• Each unite should have at least one facility like balcony, terrace, private garden, private swimming or more.
• It is imperative to position each restaurant strategically to provide guests with an unobstructed view of the sea while maintaining the privacy and intimacy of the accommodation units.
• The traditional restaurant will have a traditional vibe too in terms of interior design including the layout, the finishes, the furniture, lighting etc.
• The modern restaurant’s design can be part of the main narrative of the hotel.
• The restaurants will share the same kitchen and the same storage.
• Due to the limited property the architects can consider underground structures that connect to the nature through sunken gardens. Those structures and are easily created by using the existing sloped terrain.
• It is advisable to limit the depth of underground constructions to a maximum of one level below ground.
• The 4 meters topographical difference can be used to for the underground levels.
• The lounge bar will be placed in the terrace and it will be considered outdoor space so that it won’t be calculated as a build up area. The same approach can be used for 30% of the restaurants area.
• A swimming pool of at least 6 x 15m should be placed within the “Building property area” of 1750m²
• The greenery should be very present through the building.
• The landscape area can host a beach bar or more according the main narrative.
• The Concept Design should include the beach area with the sun chairs, gazebos and especially a proposal to protect the site from the winter sea, while still letting the shore to be as natural as it can and easily used by the guests.
• Incorporate local materials, recycling systems, and renewable energy for a highly sustainable building.
• The staff should be efficiently moving through the staff’s corridors while not being seen from the guests. Easy and efficient access to the BOH is fundamental. Separate lifts as per International Hotel Standards.
DELIVERABLES
The competition will be developed in two Phases.
- Phase 01: Submission of all the documents by email in: info@luxme.al
Deadline: 15 July 2023
Documents:
− Narrative
− Master plan
− Area Calculations
− All floor plans
− Landscape plan
− Beach plan
− Sections and Elevations to better understand the project.
− At least 3 Building visualizations and 3 interior visualizations.
− Animation is a facultative point.
The preferred working environment is Revit. The deliverables should be in AutoCAD.
Phase 01 shortlisted studios will be announced within: 20 July 2023
- Phase 02: Live presentation of 5 finalists.
Date: Between 22-29 July 2023
− Presentation in any format including but not limited to: Power Point, Animation, pdf files.
− 3 boards (A1 size)
WINNERS
The winning architecture studio earns the right to continue the work developing the project.
• The work includes the following stages:
− Detailed Concept Design
− Schematic Design
− Development Design
− Construction Documentation
− Supervision of the Construction
• The winning architecture studio will also be in charge of getting the “Building Permit” in the authorities. All extra payments of the Permit documents including taxes will be paid by the investors.
• The architecture studio will also have the coordination of all the consultants with in their “scope of work”.
• The total price will be divided as follows:
− Architecture and Coordination: 5€/m²
− Interior design of Front of House and Coordination: 35€/m²
− Interior design of Back of House and Coordination: 7€/m²
− Underground parking and Coordination: 5,000€
− Landscape and Beach area: 2€/m²
− Beach Bar: 2,000€
− All the engineering consultants will be appointed by the investor and will have additional fees that do not affect the architect’s fees.
*** Prices DO NOT have VAT included
• The fees will be delivered according to these stages:
− Winning the Competition and signing the Agreement: 10%
− Approved Detailed Concept Design: 10%
− Approved Schematic Design: 30%
− Approved Development Design: 30%
− Construction Documentation: 10%
− Supervision of the Construction: monthly fee after dividing the remaining 10% in 24 months.
I. Second place wins 3,000 €
II. Third place wins 1,500 €
III. Two honorable mentions.
***
Please confirm your participation UPFRONT by writing an email to info@luxme.al.
Subject of email should be : “Name_of_your_company” confirming participation on Lux’Me design competition.
Ex : Lorem arch. confirming participation on Lux’Me design competition.
You are welcomed to include in confirmation email your website information or some of the best works of your company.
In case you have any questions, please write an email to info@luxme.al.
Subject of email should be : “Name_of_your company” asking questions.
Ex: Lorem arch. asking questions.