Hotel Habakuk is well established and well recognized throughout Slovenia and the only one of its kind in Slovenian Styria. In recent decades it has fulfilled and complemented the demands of both Slovenian and international tourism markets. Maintaining and improving of quality and competitiveness require keeping up with global trends, and their implementation in the local environment with adaptation to local conditions and requirements, within the given circumstances. In the last decade, the hotel complex has not undergone major changes except maintenance work and minor upgrades. Consequently, a major upgrade has now become necessary.

Despite its diverse and high-quality hotel programmes and its excellent location (natural features of the surroundings, the proximity of Maribor, good transport links with other major Slovenian cities and the proximity of the Austrian and Croatian borders), the hotel's potential has not been fully exploited. There is room for improvement both in the architecture and ambient of the hotel, as well as in its programmes.

In hindsight, the gradual upgrades of the hotel's buildings and the expansion of its services have led to an inconsistent and unbalanced utilization of space in regards to the relative importance of individual programmes, and to an inappropriate placement of some facilities (e.g. the main kitchen and restaurant), causing a series of problems and increased costs in the regular operation of the hotel. Expansion of services and programmes required more built-up space, which has resulted in the degradation of the natural environment; grass surfaces within the hotel area were replaced with buildings, affecting both the accommodation quality and the hotel's visual impact on the environment, thus clashing with contemporary green thinking. A need has also arisen for renovation of the hotel's interior in accordance with the redesigned architecture and ambient, to re-establish the hotel's freshness and natural sophistication.


Programme concept

The programme concept of hotel amenities and marketing of Hotel Habakuk is based on the natural features of its environment. Thus, both the hotel's programmes and its architectural and ambient organization must take into account environmental concerns (use of local natural resources - wood, stone, creative synchronization of the architecture with the natural environment, environmental awareness and sustainable development, introduction of "green" programmes), as well as the urban component of the location (proximity to Maribor, good traffic links).

The primary objectives of the renovation are given in the introduction to this document, the intent of this section is to clarify and present them in more detail. The client wishes to find out whether, due to subsidence issues in a part of the building, numerous logistical problems, and the inappropriate ratio of public vs. accommodation spaces, it would be preferable to demolish a part of the existing building and build new facilities. The crucial factor in the decision making process will be the profitability of each option, and not just the appearance.

The client desires to create a fresh, attractive, modern hotel, with top-quality and balanced offerings, and a clearly defined programme orientation and philosophy. A modern ambient in harmony with nature and carefully selected hotel programmes should merge into one and become synonymous with luxury and relaxation along with business, cultural and social events and meetings, and link the Slovenian cultural identity with cosmopolitanism. 

Primary objectives

Primary starting points:

  • The client's vision is to reinvent hospitality business in the wider region, broadly the area of ​​the former Austro-Hungarian Empire.
  • Reinvention applies both to hotel's amenities and services and to innovative technical solutions.
  • Reinvention should be evidenced by flexibility of hotel's amenities (mogoče bolje- facilities) and programmes, with flexible capacities. The ambient and architectural solution should, when necessary, allow for different programmes to be carried out in the same spaces. The exception are hotel rooms, which are intended exclusively for accommodation, only suites may be used for smaller meetings.
  • The hotel must have appropriate programmes and economic viability for all four seasons.
  • The hotel should still concentrate on guests travelling outside tourist seasons, i.e. convention and business guests, who are generally better consumers than other target groups.
  • Other travelling motives should not be neglected - classic tourism, culinary, wellness during weekends, public holidays and summer vacations, training or competitions of various professional and amateur athletes.
  • Apart from its own services, the hotel is marketed as a destination which offers access to ski slopes, sporting halls and facilities, hiking tours etc.
  • Through its architecture, design and placement in the environment, as well as its innovative and exclusive offerings, Hotel Habakuk should become the flagship, i.e. the top brand hotel of the Terme Maribor group. The desired effect is for guests to decide to visit Maribor because they wish to stay at Hotel Habakuk.
  • Products and programmes must be balanced and complementary, to create synergy effects and provide the hotel with a recognizable added value compared to the competition, i.e. a unique selling proposition.
  • The designer should evaluate the possibilities for linking the hotel with other buildings in the area, both in the direction of the parking lot to the east, and towards Hotel Hotel, with shopping-mall-like facilities with varied contents and a unified logistics organization. The contents can later be varied based on market demand and performance of tenants, to provide an attractive offering and thus increase the frequency of visits.


The designer should provide a balanced solution for three equally important programme components:

  • MICE (including weddings and other gatherings),
  • Wellness & Spa program (flirting with Med Spa),
  • Food & Beverages programme.

The main messages of the renewed and upgraded hotel complex, which are also the guiding principles for designing the amenities and services of the hotel and preparation of project documents, and subsequently for marketing of hotel services, are:

  • "RELAXATION THROUGH SOCIALIZING" - Meetings, Incentives, Conferences and Events, in combination with a top-quality Food and Beverage offering, henceforth referred to as MICE and F&B, with the possibility of outdoor exercise in the park beside the halls and/or the restaurant,
  • "NATURAL BALANCE" (Sport & Recreation + F & B),
  • "LUXURY PAMPERING" (F&B + Wellness & Beauty & Spa - Regeneration).


The hotel complex must provide a comprehensive range of amenities and services for these programmes:

  • The accommodation section, including a business floor,
  • MICE:
    • Entertainment,
    • Conventions / Congresses,
  • Wellness & Spa with sports and medical sections,
  • Food & Beverage amenities,
  • Supplemental activities:
    • Shops,
    • Park - multifunctional outdoor surfaces appropriate for all-seasons use (sports, socializing, events ...).

The hotel should have the appearance of an enclosed unit.

The guiding principles for preparation of project documents and ensuring the quality of service MAY be examples from the "Leading Hotels of the World" chain, as well as the "Hotellerie Suisse" quality standards ("5-star MUST conform to Slovenian guidelines and standards for "5*" level of hotel services.


The client desires to increase accommodation capacity by increasing the number of rooms from the existing 137 to 250. If spatial evaluations show that the desired number of rooms is impossible, the solution should propose the maximum number of rooms which, in relation to other hotel amenities, must satisfy both programme requirements and economic viability.

Basic assumptions and guidelines:
Flexible arrangement of rooms is preferred, so that two rooms of a particular category can be combined into a single room of a higher category.


The emphasis in the marketing of the hotel is given to organization of conventions and business, cultural, protocol and other events, as well as social events, meetings, gatherings, which take place during 6-8 months of the year. The proposed solution should aim for providing the highest quality of service in the segment and the region, and building of the brand "Habakuk - events, meetings, gatherings".

The solution should improve the daily programmes of the hotel with varied offerings. The Park may be used for casual garden parties, tea parties, outdoor dinners, possibly musical performances, cinema screenings or theatre performances under the stars, etc.

Superb entertainment amenities (facilities) and services should be conceptualized as themed experiences, increasing the guest's willingness to spend more. 

The proposed solution must provide answers to these questions: what is the appropriate entertainment for a top-grade hotel (dances, concerts, etc.), how to motivate and retain guests with top-quality offerings (beverages, e.g. brandy, rum, cigars etc.).

A spacious Congress and Events Centre, equipped with the most advanced technology and supporting facilities should be designed both for convention activities and for organization of various cultural and artistic performances and other events (weddings, important meetings, board meetings, as well as the Slovenian state protocol).

The current convention facilities in the hotel:

The Congress and Events Centre comprises 6 convention and event halls for up to 830 participants; the halls are connected with a hallway on two floors and equipped with facilities for all required accompanying programmes.

  • Congress Centre Ground floor - Turner Hall: 404 m2, floor with theatre seating for up to 400 participants or, including the balcony, up to 500 participants. In parliamentary seating up to 180 participants.
  • Congress Centre First floor - Minařik Hall: 230 m2, in theatre seating up to 220, or in parliament seating, up to 140 participants. In front of the Hall, there is a foyer of 200m2.
  • Crystal Hall: 150 m2, in theatre seating up to 120 participants, in parliamentary seating up to 70, or in U-seating up to 50 participants. In front of the Hall, there is a lobby suitable for exhibitions or banquets.
  • Priol Hall: 76 m2. In theatre seating, up to 60 participants, in parliamentary seating, up to 40, or in U-seating, up to 32 participants.
  • Primožič, Vokač, Teply Halls: 54 m2. In theatre seating up to 50, in parliamentary seating up to 28, or in U-seating up to 22 participants. Primožič Hall can be combined with the lobby.
  • Diplomatic Club: The Round room can accommodate up to 20 round table participants, others sit in the second row around the table. The Oval room can accommodate up to 12 participants. The two rooms are linked with a reception area.
  • The congress section has two lobbies (400m2), suitable for various banquets, receptions, events, exhibitions.

All the halls have all required accompanying facilities (storage, technical equipment).

Visitors of the Congress centre can use 200 free parking spaces in the hotel's covered garage, and 300 free parking spaces in the immediate vicinity; public transport is available 100m from the venue.


The extent of the Congress Centre can remain within the current gross surface area, but with improved space economy and layout. A change in the layout of halls is required to allow for a hall on one floor to accommodate as many participants as current halls on two floors. Innovative solutions, flexibility and quality are expected, both in terms of conceptual design solutions and in terms of service offerings.

As an example, a "safe room" for persons with protected status under protocol rules could be a Unique selling proposition for the hotel.

Key events take place in the congress centre.

Events must not be disruptive to other guests of the hotel. Events should be aimed primarily at the guests of the hotel, and at important external guests.

Logistics and flexibility are extremely important for workforce optimization, to allow for a rational number of POS and the possibility to use a single POS for multiple purposes depending on occupancy and time of day.

The hall should have a capacity for 1200 people. It should allow subdivision and conversion into four smaller halls. The hall must have access to daylight, the foyer of the hall should be connected to F&B. The Great Hall must be accessible with large vehicles. The Congress Centre must be linked to the outdoor terrace. The congress centre should have a multifunctional design, suitable for various events, and usable for live screenings of important events, as well as weddings. Technical equipment must conform to the most recent standards. The Congress Centre should be linked to the nature, i.e. the park where outdoor events can be organized. The solution should provide for two smaller halls for up to 200 persons and a separate business club.

Wellness & Spa programme (flirting with Med-Spa)

The next focus of the hotel's offerings is the health and relaxation programme - relaxation of the body and mind, tranquillity, intimate pampering, regeneration and health care.

This focus centres on leisure, sport and recreation, culture and entertainment, and connecting with the nature and the environment. It is based on the natural features of the environment with its alpine climate, revitalising and healing mountain air, peace and quiet, typical forest vegetation and spectacular views, as well as the proximity of the urban centre of Maribor, providing an escape into the cultural and historical heritage. The fundamental guiding principle in the design for this focus is Balance.

The common thread: Natural Balance


The Wellness & Spa Centre is to be reduced in size, primarily its outdoor surfaces and the pool area, but not the number of massage and cosmetics parlours. The indoor and outdoor pools may be connected, the pool area should be reduced in size. Saunas can be located on upper floors and don't require daylight. The space reserved for massages and the "medico" centre requires a solution in terms of design and equipment. Wellness is not a priority of the hotel.

Pohorje has earned its reputation with mountain, especially winter tourism, which has developed here due to the impressive natural features – the beauty and vibrancy of unspoiled natural habitat, regenerative, soothing and healing effects of the climate and native vegetation, unrestricted freedom of movement, harmony with mountain and forest fauna. These are also the main factors on which wellness services can be based to provide synergy effects with recreational and F&B programmes. The wellness programme is thus expanding in terms of quality and alternative method, which will increase the value of the product through innovation and specificity.

The guiding principle is "natural balance", since health, beauty and well-being are a function of interconnectedness with nature – balance between exercising in nature, health food (F&B offering), relaxation of body and mind, using soothing and healing therapies – with natural herbs, essential oils, traditional treatment methods, perhaps in combination with modern techniques. Given that the current hotel programme includes a wide range of therapies, it is also an upgrade in terms of exclusivity and treatment of guests at the highest possible level.

F&B programme

The third focus is on top-level F&B offering (preparation of food and beverages) as an essential, perhaps even the central component of socializing, and the basic component of health. F&B program builds both on the convention programme (socialising) and the wellness & spa program (health food). The guiding principle is Balance In Luxury – front cooking (required), cooking technology innovations, reinventing cooking. The client requires a central kitchen which will supply all Terme Maribor hotels (approx. 650 rooms and approx. 2,000 meals simultaneously) and provide for all of the client’s boarding and a la carte needs, as well as for catering at the Congress Centre or other locations. This makes the placement of the kitchen, quick and easy access, delivery and transport to other locations within the hotel essential. A part of the kitchen should be open so that guests can observe preparation of food.

The common thread: Hotel Habakuk with exquisite contemporary international cuisine and the best of traditional Slovenian cuisine

Individual areas of the F&B programme must have a story tied to the common thread of the hotel:

  • CENTRAL KITCHEN with access and storage, also intended to serve other hotels,
  • VINOTHEQUE (wine bar),
  • BAR (lobby bar).
  • A smaller health food restaurant in the Wellness section.
  • A satellite kitchen in the Congress section to meet the needs of the Congress Centre.
  • A "Cigar Room" is desirable, located adjacent to the A La Carte Restaurant or the Wine Bar, in accordance with Slovenian legislation.


The common thread: connection to the natural environment – the forest, Pohorje on one hand, connection to the urban environment – the city of Maribor, on the other.

"HABAKUK GARDEN" - reorganization of the park, which will be available for use with the Congress and Event Centre, for banquets, performances, concerts, outdoor weddings, etc. Landscaping should take into account the native vegetation, walkways with benches can connect the park to the surroundings and continue into the forest. The park should preferably replace the demolished unnecessary buildings and terraces, greenery should replace concrete construction and connect it with the environment and break up the mass and volume of the existing terraces and built-up areas. To allow for the functioning of the hotel through all seasons and multi-functionality, the designer should evaluate various options, e.g., using the outdoor pool for skating in the winter, using walkways for barefoot running, which is rapidly evolving, etc.


The hotel is designed for guests with high purchasing power (affordable luxury) the target sales price for a room is € 250 per night for two people, bed and breakfast;

  • Leisure guests, so called DINKS (Double Income No Kids), WOOPIES (Well-Off Older People) and Empty Nesters (Couples travelling alone with grown up children at home).
  • Special interest groups (gourmet, culture, round tours, wellness).
  • Pampering seekers - top wellness guests.
  • Med Spa guests.
  • MICE and corporate guests.
  • Top recreational athletes.
  • Top professional athletes and sports teams.

Target markets can be divided into the following priorities and development phases:

  • Priority and phase 1: Ex-Yugoslavia, Slovenia, Austria, Italy, Germany and Russia,
  • Priority and phase 2: CIS other EU countries, Turkey, Far East, Middle East,
  • Priority and phase 3: United States, South America, India.



Tabulated breakdown of planned surfaces by programme



Expected area, including hallways and communications (m2)

Current area  (m2)

Difference between expected and current area (m2, approx.)

No. of rooms

No. of rooms












SECTION - ROOMS including balconies




+ 4,000





- double









- king size









- junior suite









- senior suite









- presidential


















CONGRESS SECTION including communication









Hotel lobby with the reception, including communication









WELLNESS, FITNESS, SPA, including communication and outdoor terraces



























FOOD AND BEVERAGE (including kitchen, communications and supporting facilities)































- 6,000







Graphical overview and architectural projects of the existing surfaces of the hotel are given in digital version.


Current logistics organization of the hotel is evident from the preceding text and existing project documents. The designer can also review it on the spot. The following are starting points for further design.

Access to the hotel

The access to the hotel must be well visible and must make an appropriate impression on the guest upon their first visit. Upon arrival at the entrance platform, guests must be met by a porter, who will escort them to the entrance into the hotel and park their car in the garage. Adjacent to the entrance plateau, there should be several parking spaces for short stops of buses, cars and taxis. 
Traffic arrangements should be further evaluated during design to determine the best organization in accordance with the proposed solution - it should follow the current state and guidelines in spatial planning documents and/or propose appropriate changes.

Interior orientation

Guests must perceive the main features and main directions of movement immediately upon entering the hotel. The reception, concierge space, elevators and the main connections to the Congress Centre, accommodation, the Wellness & Spa centre, and the major F&B points of the hotel must be visible from the entrance. The programme requirements and the existing layout dictate a clear main axis of communication. The designer must provide clear and easily understandable routes to the guests' desired destinations, based on the guidelines in the tender documents.

Separation of programmes

The hotel's programmes can be divided into peaceful and active programmes. They should be organized so that they constitute encapsulated units which do not intersect or interfere with each other. It would therefore make sense to locate all active programs on the ground floor and the mezzanine floor. The exception are new extensions and programmes on upper floors. Designers must provide a simulation of movement of different groups of visitors to events at the hotel. The guideline principle for the hotel is an active but peaceful rest, so more attention should be devoted to appropriate connections between the programmes.

Organization of the service section and service routes

The service section of the hotel is located only partially in the basement, and mainly on the ground floor - central kitchen and associated facilities. In service organization, the designer must pay attention to apportioning enough but not too much space to each segment, reasonable interconnection of activities and rational use of connections between them. Special attention should be paid to delivery and manipulation of incoming goods. All deliveries of food, equipment, clothes, waste removal, security services, maintenance services, arrival and departure of staff from work, must take place without intruding on guests, removed from view and concentrated in a single location. The design must include a layout of all clean and dirty service routes, which should in principle not be crossed.
Service facilities located in areas used by hotel guests must be placed inconspicuously and allow for hidden movement of staff throughout the hotel for housekeeping and room service. The service routes from the kitchen to all restaurants must be designed with simple solutions, short paths and without excessive height differences.

Technical requirements

The layout and design of surfaces for each programme must respect the provided tabulated programme requirements, and must also be verified against the international technical standards for top-level hotels. All logistical connections must be planned in accordance with the requirements of the fire protection study. The design must ensure appropriate access for disabled persons. The widths and gradients of all routes, dimensions of elevators and bathrooms, etc. must be verified. 
Attention should also be paid to the logistics of regular maintenance of the building. This applies particularly to individual points on the facade, flat roofs, green roofs and glass roofs.



Project area and influence area

The project area is regulated by the site development plan. The current relevant documents and adopted plans are based on the existing project documents and several additional proposals, one of which was designed in 2006. This provided for the expansion of the original hotel, which was built before 2002. The expansion of the hotel was planned in the form of a separate building (number 5 on the site plan). This planned building was quite large (21×120m - B+G+5). CAUTION - THIS TENDER DOES NOT APPLY TO THE PLOT ON WHICH THE DESCRIBED SOLUTION WAS PROPOSED. DESIGNERS SHOULD NOT CONSIDER THESE PLOTS AS A PART OF THE PROJECT AREA.

Another modification of the plan was proposed in 2013. It provided for an expansion of the hotel and construction of a multi-purpose building (convention centre, pools ....), in total height of B+G+3. It also provided for arrangement of a new green belt. The graphics are available on demand only at the relevant local authorities. The amended documents include plots no.1177/1 and 1771/2 which were originally intended for an expansion of the hotel (no. 5). HOWEVER THIS TENDER DOES NOT APPLY TO THOSE PLOTS BECAUSE THEY ARE NOT OWNED BY THE CLIENT.

The current state of Hotel Habakuk buildings is thus generally in accordance with the current site plan.

A more extensive reconstruction of the hotel will require amendments to the site plan. The amending procedure is well-established and takes approximately one year to complete. The designer must consider this timeframe in the proposed solution, but changes to spatial plans should not be viewed as an obstacle for preparing and submitting design solutions.

The City of Maribor has not yet adopted its general spatial planning act (GENERAL URBANISTIC PLAN) i.e. the municipal spatial plan (OPN), but it is in preparation. The municipal spatial plan will likely introduce new guidelines which will have to be considered in preparation of new detailed spatial plans. However, at this moment, this is not relevant to the preparation of design solutions for this tender.

The site plan for the project area is available at the following link: = 1048 & Ko = 677 & Parc = 1173/1

The project area is primarily intended for tourism and associated support activities. Depending on the purpose, function and visual characteristics, the area is divided into three morphological units – the original Hotel Habakuk area, the area on the north (forest) and east sides of the hotel, and the area of ​​the existing access routes and road infrastructure.

Project area in detailed site plan "Hotel Habakuk"

List of current relevant documents:


Detailed site plan

*The relevant extracts from the Ordinance on the municipal detailed spatial plan (MUNICIPAL URBANISTIC PLAN ?) (OPPN) are available at the above web address, or at the Maribor administration unit.



The design solution for the reconstruction of the old hotel building must follow the two basic requirements of the client:

  • high-quality reconstruction of the existing buildings with as little demolition as possible and
  • potential reconstruction of Hotel Habakuk with newly built extensions to satisfy the programme requirements of the client as closely as possible.

Designers should propose their own design solutions for the buildings. The solutions must follow the client's requirements in terms of capacity, connections and quality, other issues are up to designer's choice.

All new extensions must be visually congruent with the hotel complex as a whole.

The client also wishes the facades of the old and new buildings to be stylistically congruent. Buildings with lower elevation heights must be, as much as possible, covered with greenery.

The client also expects the designers to use well-tested construction technology solutions which are economically justified and will allow straightforward long-term maintenance at the lowest possible cost.


The basement should be used for service, technical and technological spaces and possibly for storage. In the existing hotel buildings the basement may be only partially exploited.


The ground floor and the mezzanine have interrelated purposes. They must include the following sections:

  1. Reception desk and entrance hall.
  2. Access to the garage for hotel guests and the main service access.
  3. Wellness & Spa section with indoor and outdoor pools.
  4. Central kitchen and a considerable part of the F & B program.
  5. Congress Centre with meeting halls, reception, storage, kitchen, etc.
  6. Commercial area – optional.
  7. Park and connection to the surroundings of the hotel.

Guidelines for individual sections:


The kitchen must provide for an optimum organization and rational use of surfaces and observe the highest professional standards. The central kitchen will serve all areas of the hotel, meaning that elevators and corridors for vertical and horizontal communication must be optimally placed. The kitchen also requires organization of storage spaces for food and logistics for food deliveries. The central kitchen is also intended to serve other hotels.

Indoor pool

The indoor swimming pool must be designed for peaceful swimming activities. Adequate dry surfaces should be included in the design. The pool should be designed with soft lines and multiple bays to allow intimate conversations in small groups. The pool should have quiet massage nozzles, without strong jets, waterfalls or similar high-speed flows. The selected materials must be top-quality, slip-resistant, and allow for easy and high-quality maintenance. The pool should be decorated with greenery, which may be placed near the water surface. Designers may also propose several smaller pools, but without much differences of their levels

The design for the pool area should follow a story, i.e. a common thread. All passages between changing rooms, the Wellness Spa reception area , the indoor bar, rescue service, and the wellness complex should be clear and allow for easy movement. The guest should be given the option to access the pool from their room in a bathrobe, without having to pass through representative areas. The indoor pool space should also house all the facilities (changing rooms, hygiene, safety and others) for outdoor areas. Designers must follow the relevant safety regulations for public baths.

Outdoor pool

The shape of the pool should be pleasant and related to the design of the indoor pool. Designers should provide for at least two swimming lanes (25m), either in a separate pool or as a part of a larger pool. If these can't be incorporated into the design, a counter flow system with adjustable speed may be used instead. Designers should consider a possible water connection between indoor and outdoor pools. The outdoor area should include a high-quality sunbathing surface, using rich horticultural decoration, gravel, grass, wood, etc. The pool should be fenced so that guests can enter only at the reception. The outdoor pool can have an outside bar, a small playground for children. The lighting should be suitable for evening swimming and pool parties.


Design and technological equipment for the wellness centre are described in a separate chapter in the Terms of Reference.

The architectural design should consider the following requirements:

  1. The pool and spa areas must be interrelated and mutually connected.
  2. There must be a good stairway and visual link between the mezzanine and the ground floor.


Parking spaces are located partially or completely underground. The garage must have a transparent traffic orientation and a clear direction of vehicle movement. A part of the garage may be set aside for service facilities - engine rooms, boiler rooms, air conditioning and storage of fuel, waste compacting, delivery, security service and entrance for employees. An appropriate share of the parking spaces must be reserved for disabled persons.

The Congress Centre

See the description above under "Content Part".

Entrance hall

The entrance hall is what makes the first impression on the guest, so it must be attractive, luxurious and spacious. We want the guest to be immediately pleased that they chose Hotel Habakuk for their stay! On the other hand, it is the central component of the hotel, the crossroad and the meeting point of visitors and guests. The location of the reception and passages to various parts of the hotel, as well as to the congress centre, to the park and the outdoors must be clearly visible upon arrival to the entrance hall. The hall should be have multiple seating islands with comfortable seats and smaller storage surfaces. There should also be an information space for advertising the services of tour operators, the hotel and the region. Vertical communication must be easily accessible and well visible. The entrance hall must be air-conditioned and equipped with an audio system and a video supervision system.

Reception desk

  • The reception area must include a separate office for the Head of Reception, adjacent to the reception desk.
  • The reception counter must meet all the requirements of the reception desk. It must be deep enough for normal communication. The client wants a "sitting reception", meaning that both guests and reception staff can sit down during their interaction.
  • In addition to room safes, some safes must be provided in the reception area, located near the Reception Head's office.
  • A room for the guest relation service and for concierge service should be located near the reception desk.
  • There will be at least 3 employees working at the reception desk per shift.

Hotel Manager

The design should provide for a representation room for the Hotel Manager. This room must be located near the reception. The room should be about 25 m2 in size.

Storage space for luggage

At the level of the reception, there should be a space for storing the guests' luggage after they leave their rooms and before they leave the hotel. The storage space must be located so that it can be easily supervised from the reception desk. The storage space can also be used to store luggage trolleys.

Sanitary facilities in the entrance hall

Toilets in the main lobby must be elegant, but not too numerous. The sanitary facilities for the Congress Centre must be separate and accessible only from the foyer of the Congress Centre.

Commercial area

An optional commercial area with shops and other services for guests and external visitors may be located on the mezzanine floor or another location in the hotel. It can be connected to the pool area and the wellness centre.


Programme and technical requirements for the design of the accommodation section of the hotel

Double Double-room (see "HotellerieSuisse: Guidelines for Standard-5 star hotels and Exclusive standard ")

  • Twin room with two separate combinable beds
  • The minimum size of beds is 100×205 cm
  • Two separate movable nightstands
  • The room must have a safe, a minibar, a table with two chairs, a cosmetic cabinet with a table, the passage between the bed and the wardrobe must be at least 90 cm wide
  • 70% of DD room bathrooms must have a bathtub
  • 50% of bathrooms must have a bidet
  • All bathrooms must have a double sink and a toilet
  • The balcony should be spacious enough to set up a table and two chairs and, if possible, a deck chair
  • On each floor there must be two DD rooms designed to be optionally linked

King Size-room (see "HotellerieSuisse: Guidelines for Standard-5 star hotels and Exclusive standard ")

  • Double room with a fixed double bed
  • The minimum size of the bed is 180x205 cm
  • Two nightstands
  • The room must have a safe, a minibar, a table with two chairs, a cosmetic cabinet with a table, the passage between the bed and the wardrobe must be at least 90 cm wide
  • 70% of KS room bathrooms must have a bathtub
  • 50% of bathrooms must have a bidet
  • All bathrooms must have a double sink and a toilet
  • The balcony should be spacious enough to set up a table and two chairs and, if possible, a deck chair

King Size-room, larger (see "HotellerieSuisse: Guidelines for Standard-5 star hotels and Exclusive standard ")

  • Double room with a fixed double bed
  • The minimum size of the bed is 220x220 cm, optionally water bed
  • Optional expandable sofa, which can be used as a third bed
  • Two nightstands, may be fixed
  • The room must have a safe, a minibar, a table with two chairs, a cosmetic cabinet with a table, the passage between the bed and the wardrobe must be at least 90 cm wide
  • 70% of KS room bathrooms must have a bathtub
  • all bathrooms must have a bidet, a double sink and toilet
  • the balcony should be spacious enough to set up a table and two chairs and, if possible, a deck chair

Junior Suite, at least 36 m2 + balcony (see "HotellerieSuisse: Guidelines for Standard-5 star hotels and Exclusive standard ")

  • A room with separate living and sleeping areas
  • The sleeping area must meet the requirements for a KS room
  • The living area must have a two-seater or a three-seater as optional extra beds
  • A separate stand for a TV or LCD screen,
  • A separate minibar, a table with two armchairs
  • If possible, the bathroom and the toilet should be separate
  • The bathroom must contain a bathtub with optional massage
  • The bathrooms must have a bidet, a double sink and toilet
  • The balcony (or two separate balconies) should be spacious enough to set up a table, two chairs and two deck chairs

Senior Suite, at least 45 m2 + balcony (see "HotellerieSuisse: Guidelines for Standard-5 star hotels and Exclusive standard ")

  • Three senior suites are required
  • A room with separate living and sleeping areas
  • The sleeping area must meet the requirements for a KS room
  • The living area must have a two-seater or a three-seater as optional extra beds
  • A separate stand for a TV or LCD screen
  • A separate minibar, a table with two armchairs
  • The bathroom and the toilet must be separate
  • The bathroom must have a massage bathtub, a bidet and a double sink
  • The interior design should be of a higher standard than in JS rooms
  • The balcony (or two separate balconies) should be spacious enough to set up a table, two chairs and two deck chairs

Presidential Suite (see "HotellerieSuisse: Guidelines for Standard-5 star hotels and Exclusive standard”)

One presidential suite is required

  • Two bedrooms, each must meet the requirements for a KS room. The master bedroom must be equipped and furnished so as to give a clear impression that it is the bedroom intended for the main guest.
  • At least one living room, suitable for smaller meetings, receptions or for serving meals for up to 6 persons
  • A separate reading room with a work desk,
  • Two bathrooms and two separate toilet rooms
  • Both bathrooms must have a bathtub with optional massage
  • The bathrooms must have a bidet, a double sink and a toilet
  • The standards of interior design should be of highest level, superior to SS rooms
  • A large balcony or terrace, possibly multiple separate balconies

All floors

  • Each floor in the accommodation section must have a room/office for room attendant staff
  • The floor which houses the presidential suite must have a separate room/office for room service

Communication routes and auxiliary rooms in the accommodation section

Communication routes in the accommodation section should be large enough, easy to understand and use, allowing easy identification of floors and rooms. The corridors must allow the movement of disabled persons, as must room doors and bathroom doors in the required number of rooms.

The corridors must be air-conditioned, ventilated and fitted with an audio system.



Description of building construction and structural engineering of existing buildings is partly given in the preceding chapters, see “Current State”. All reconstructions in the proposed design solution must be thoroughly studied, so that all interventions in the existing structures are designed rationally, prudently and correctly. All proposed demolitions and expansions must take into account the actual situation on the ground - it is possible and desirable for designers to review it on site. All project documents for existing buildings must be considered. They're available for viewing from the client.


Demolition works

The designer should plan for any required demolition of existing buildings. In particular, the attention should be paid to removal of the large platform and large construction elements in the mezzanine. Those construction works require careful technical inspection and it is necessary to design new or renovated elements in accordance with all construction and static propositions and standards. THIS IS ONE OF THE ESSENTIAL ISSUES TO BE ADDRESSED BY PROPOSED SOLUTIONS.

Basement and ground floor

All newly constructed buildings should offer renovation and reconstruction of the basement floor and of the ground floor. The arrangements of new and existing surfaces of the basement and ground floor should be carefully planed and designed not only according to the programme guidelines but especially in accordance with technical, safety and functional guidelines of the hotel.


Foundation method for each newly constructed building should follow the experience i.e. the technical solutions of existing buildings. Proposed solutions must provide for adequate protection during demolition and removal works and appropriate foundations for new buildings.


In underground basements, the outer walls of the supporting structure will be executed in reinforced concrete. Above ground we expect a simple reinforced concrete frame structure. Stairwells and elevator shafts will form the reinforced concrete core of the structure. Interior partition walls may be executed in brickwork or reinforced concrete, and must provide for sound insulation in accordance with regulations and standards.


Floors will be executed with reinforced concrete slabs. Particular attention should be paid to preventing the transmission of sound through concrete. If the solution proposes open walkable terraces, it should not neglect to provide for adequate thermal insulation, waterproofing and drainage.


Several types of roofs may appear on new buildings- few proposals:

  • Classic and different solutions of flat roofs.
  • Green roofs, which should be supported by a reinforced concrete substructure.
  • The roof over the ground floor, which could become a park or a green surface, currently used for pools and terraces.

All roofs of buildings must be designed to allow cost-effective construction and easy maintenance. Flat roofs must have effective drainage. Green roofs must have a sufficiently thick layer of earth and be easily accessible. Methods for maintenance and watering of green roofs must be considered in the proposed solution.


The facades of new buildings should be functional, sensible, interestingly design and suitable for maintenance. The materials used and design solutions should follow the guidelines and the common thread of the hotel - natural materials, functional and innovative solutions, "natural and free spirit." The materials used must ensure the basic functions of the facade, such as waterproofing and thermal insulation. This will have to be thoroughly detailed in the future detailed design, primarily to prevent occurrence of thermal bridges between the horizontal and vertical structure.


General instructions

The choice of interior finishes must follow the "common thread" of the design and is crucial for successful presentation of the hotel. The choice of materials should be consistent with the architectural design of the building and particularly with the function of the room. Finishes should be of appropriate quality, allowing for simple and streamlined maintenance with simple technology and without requiring any special skills to maintain.


Floor finishes should be appropriate for the function of each room. For the entrance hall, designers should choose e.g. high-quality stone flooring, which should then also be used for all public space surfaces. For the entrance hall they can also select rich carpeting, which should contribute to the richness of interior design.

For the corridors in the accommodation section, designers should select textile fabrics of the highest quality, which will also provide for soundproofing. Walking areas of parquet floors should be covered with high-quality carpets in appropriate for the style of the room. Similar principles apply to rooms in the new section.

Floors in the area of pools and saunas and the connecting routes between them should be finished with high quality ceramic tiles and have underfloor heating. High-quality rubber flooring can be used in the massage and fitness programme area. In kitchens and other service areas, floors should be finished with high-quality ceramic tiles suitable for this purpose.

All flooring should be laid on quality floating floors. Float floors should be well soundproofed. All floors should allow regular and easy maintenance, polishing and washing, they must be slip resistant and abrasion resistant


For wall finishes in hotel rooms, designers must select appropriate paints or wallpapers with rich mouldings and other decorations.

Conspicuous finishes and glamorous decoration are particularly suitable for the entrance hall and restaurant facilities. Wall decoration in the reception and other common areas should be suitable for hanging of large paintings. Walls in all wet rooms should be covered with suitable ceramic tiles, rounded at contact with the floor. Walls in service areas should be finished appropriately to their function.

Selection of finishing technologies should conform to all professional standards, both for work and for materials.. For walls which have windows, designers should select textile curtains in the style of interior design.


Designers should also select decorative and other features for ceilings, especially those in rooms used for hotel's programmes. The architectural design should also include the selection of lighting fixtures and lighting effects that can be conjured with artificial light.

The choice of materials for ceilings should allow for easy maintenance of conduits. All suspended ceilings must be executed with high-quality gypsum systems and not as prefabricated panels. Gypsum ceilings should only have small co-planar surfaces. In humid spaces, the substructure must be made of stainless steel materials, ceilings must be made of durable materials. All suspended ceilings should have the required substructure for chandeliers and similar decorations.

Design and visual image of the hotel - BRAND / Flagship

The designer should include a presentation and description of some basic ambient and interior design solutions in the form of visualization and/or images of the proposed ambient:

  • The entrance and reception area of ​​the future Hotel Habakuk.
  • Some pictures of visualisation of Congress Centre, Wellness & Spa, the restaurant and landscape.
  • Design of a typical hotel room
  • 3D Views of facades and the overall visual image of the hotel exterior - buildings and landscaping.

The client will choose the interior designer in a separate selection procedure. But the interior design will be one of the important point of client’s final comparison of different solutions and decision for the best solution of this tender.



The existing system of mechanical installations in the hotel is inefficient and functionally limited. In some segments, the system is either too extensive (e.g. too many air conditioners, pool equipment) or lacking (e.g. water cooling). The operation of mechanical installations is financially wasteful, particularly with regard to maintenance costs and its poor performance. Therefore the renovation of the hotel should include a complete replacement of the mechanical installations system with state-of-the-art equipment and technologies. Designers should take into account the current relevant Slovenian legislation. All equipment must be suitable for connection to a central control system.

Water supply and vertical faecal sewage

Provide for a drinking water supply system connected to the existing water supply mains connection. Recalculate peak domestic water usage to account for new requirements of the fire safety study.

Hygienic water should be used for:

  • Supply to sanitary facilities and fixtures,
  • Supply to technological consumers in the kitchen,
  • Supply to swimming pools,
  • Supply to internal hydrants,
  • Supply to water heating/cooling systems.

Provide separate metering of hot and cold domestic water per programme using subtraction meters.

Domestic hot water generation

Provide for central generation of domestic hot water. Domestic hot water storage tanks should be located close to consumers (eg. kitchen, showers), so that hot water pipelines are as short as possible. Domestic hot water should be heated to 60 °C with the option of periodical superheating to 70 °C. The domestic hot water generation system should allow for preheating of water through heat exchange. The domestic hot water generation system must meet the requirements of DVGW W551 and W553. Provide a system for thermal disinfection with automatic regulation and appropriate valves for thermal balancing with electromagnetic actuators (eg. Danfoss MTCV).

Pipeline network

Provide galvanized steel piping for supply of cold domestic water to technological consumers and internal hydrants. Provide either multilayer composite piping with a diffusion barrier and press-fit joints, or stainless steel piping for distribution and circulation of hot and cold domestic water. Galvanized steel piping may not be used for distribution and circulation of domestic hot water. The pipeline distribution network should be designed for continuous flow, without the possibility of stagnant water pockets.

Vertical faecal sewage

Provide lightweight PP sewer piping with sleeve joints for local internal sewage in all sanitary and working spaces. For vertical sewers, provide either thick noiseless PP sewer piping with sleeve joints or lightweight cast-iron piping joined with rubber sealing and metallic strap clamps. Provide grease and starch traps for kitchen sewage.

Heating and cooling

Provide heating and cooling of all habitable rooms using water systems. Calculate the heat loss of rooms in accordance with EN 12831 and heat gains of rooms in accordance with VDI 2078.

Generation of heating water and chilled water

Select heating water and chilled water systems based on the "Feasibility study of alternative energy supply systems". Water-to-water heat pumps are recommended. Provide installation of bivalent heat pumps. All equipment must allow low-noise operation. Provide for heating water temperature regime at 45/40 °C, and chilled water temperature regime at 7/12 °C. Provide only for quantitative control (pressure independent gate valves) on the secondary network. Provide separate energy consumption metering for each hotel programme. All equipment must have a valid EUROVENT certificate and conform to the "Rules on efficient use of energy in buildings - PURES OJ RS 52/2010". All energy systems should be provided with adequately softened water with corrosion and scale inhibitors. The pipeline network should be rooted inside the building, meaning that use of glycol mixtures is not needed. Provide for system pressure maintenance with electronic pump, with automatic refilling and bleeding of the system.

Heating and cooling bodies

Provide for heating and cooling in common habitable spaces with four-pipe fan coil systems of parapet or cassette type. Provide for fan coils installed in suspended ceiling above the door in hotel rooms (standard hotel solution). Particular care should be taken to ensure an appropriate level of noise in the rooms. Provide for floor temperature control with underfloor heating in public spaces (entrance hall, reception) on the ground floor. Provide for underfloor heating in the pool, dressing rooms, the wellness centre and all sanitary facilities. Bathrooms and other sanitary facilities and smaller auxiliary rooms, provide for heating with radiators with integrated radiator valves with integrated thermostatic sensors. Provide for cooling of IT and electric facilities with Freon split systems.

Pipeline network

Provide for steel piping (DIN 2448 and DIN 2440) with welded or grooved joints (eg. Victaulic) for the main distribution pipeline network for heating and cooling should be provided. Provide for either multilayer composite piping with a diffusion barrier and press-fit joints, or stainless steel piping for supply to final consumers. The pipes should be thermally insulated with synthetic rubber, select thickness in accordance with the Slovenian legislation.

Ventilation and air conditioning

Provision forced ventilation of all rooms with modular air conditioning units. All units should be equipped with water cooling and heating registers (heating - cooling - reheating), silencers, direct-driven fans and a heat recovery system. Provide for two-stage filtration on intake with grade G4 and F7 bag filters, and grade G4 on exhaust. Provide for air humidification. All ventilation devices must have a valid EUROVENT certificate and be manufactured in accordance with RAL-GZ 652 and VDI 6022. Provide for separate ventilation of each functional assembly. Provide for ventilation with isothermal air (except in the wellness centre and the swimming pool).

Ventilation of the swimming pool

Provide ventilation of the swimming pool in accordance with VDI 2089 with a mixture of fresh and recirculated air. If the pool is to be closed during the summer, provide for a ventilation unit with an integrated heat pump for dehumidification. If the pool is to be open during the summer, the heat pump is not needed.

Ventilation of the kitchen

Provide for ventilation of the kitchen in accordance with VDI 2052. The kitchen should be ventilated with a ventilated ceiling with built-in UV lights on exhaust.

Ventilation of hotel rooms and other rooms

Provide for ventilation of hotel rooms and other rooms with 100% fresh air.

Ventilation of unclean spaces

Provision for ventilation of unclean spaces with direct exhaust through roof exhaust fans. These exhausts may be connected to the ventilation device. In this case, cross-contamination must be prevented with air-tight dampers and use of suitable air conditioning devices.

Air distribution

Provide for distribution of air exclusively through galvanized sheet steel ducts in accordance with DIN standards. Provide for thermal insulation of supply air ducts with 13 mm synthetic rubber insulation panels. Exhaust air ducts should not be insulated, except for ducts passing through cold environments (engine room shafts). Provide for additional protection of exterior ducts with aluminium wrapping. Provide for installation of vortex or linear diffusers for intake distribution elements. Provide for installation of ventilation grills for exhaust elements, and ventilation valves for exhaust from unclean spaces.

Fresh air intake and waste air exhaust

Provide for fresh air intake at the cleanest possible location preferably on the north or east side. Provide for waste air exhaust at a location that prevents contamination of fresh air intake and of indoor and outdoor spaces.

Gas installations

Provide for gas installations for supply to the kitchen and possibly gas boilers.

Fire-protection installations

Provide for fire-protection installations in accordance with the requirements of the Fire Safety Study.



The following are the guidelines for the preparation of project documents for electrical installations in Hotel Habakuk. The structural concept of the building is evident from the current architectural drawings, more accurate plans will be available after the architecture design is prepared.

The electrical installation design should be prepared on the basis of the Terms of Reference, the architectural design and the client's requirements, as well as in accordance with relevant Slovenian legislation, SIST standards and European norms and standards for such facilities. All works must be carried out according to the relevant technical regulations and in compliance with regulations and rules on work safety.

The design must also meet the requirements of the fire safety study, once it is prepared.

The architecture design must consider the location and surface areas of ​​the facilities where electrical installation systems will be located, in particular:

  • The main low-voltage room,
  • The main communication node and other communication nodes,
  • Shaft accesses from the corridors between rooms,
  • Location of the central control system for mechanical installations,
  • Location of the control computer for technical security and for security video cameras,
  • Location of UPS systems and batteries,
  • Location of the fire alarm control panel,
  • Potentially spaces for mobile operators,

Adequate cooling and/or ventilation of the above-mentioned areas should be provided for in cooperation with the designers of mechanical installations.

Current state

The existing Hotel Habakkuk was built in several stages. The first two stages were carried out in mid-1990s, and the third in early 2000s.

Current equipment and electrical installations are out of date and are generally no longer suitable for modern use. Lighting fixtures use incandescent light bulbs or fluorescent tubes. The control systems for equipment and mechanical installations are based on outdated platforms. Distribution of wiring through access chambers is not properly designed, because not all access chambers can be accessed from the corridors in front of rooms. Technical security systems do operate on multiple different control system platforms.

The only locations and equipment which could be reused in the renovation of the hotel are the electrical substation, MV supply, MV cells and possibly the diesel generator. Distribution cables of larger dimensions could possibly be reused.

Power supply

Transformer substation

All facilities of Hotel Habakuk will be supplied from the existing transformer sub station 20/0.4 kV, located in the vicinity of the existing hotel. The substation should be properly integrated into the overall architectural solution. The connection of the substation to the public electricity network, equipment and metering must be coordinated with the electrical distributors and the client before design.

Combined metering of electrical energy should be provided on the MV side of the substation, using appropriate instrument transformers and electronic meters.

All outputs from the low voltage side of the substation should be equipped with meters readable through the central control system.

Electrical energy metering

Combined metering of electrical energy should be provided at on the MV side of the substation, using appropriate instrument transformers and electronic meters.

Diesel generator

Two backup power sources should be provided in case of power outage.

The first is a diesel generator which will maintain a minimum functionality of the facility in case of failure of the public network . This backup power source must therefore provide energy for: lighting to the extent that enables continued operation of the building, elevators, all security systems, fire pump stations, sprinkler pump stations, heating station, UPS devices, the cold part of the kitchen and other facilities that are required for the basic functionality of the building and the safety of guests. The adequacy of the existing diesel generator should be verified as a part of the design.

The diesel station is located near the transformer substation, and it should be architecturally integrated with the building. There should be an automatic changeover in the event of a network malfunction. The generator should also be used for peak shaving.

Uninterruptible Power Supply - UPS

The second backup source is the UPS system. To ensure reliable operation and quality power supply to essential consumers, these should be connected to an uninterrupted power supply (UPS) with appropriate power and autonomy time. This ensures resistance to various (over)power surges, irregular waveforms and voltage fluctuations in the mains supply and ensures power supply in case of mains failure. In addition, UPS is also a backup power source for essential consumers, from the moment of power failure voltage until the diesel generator takes over. 

The following consumers should be powered through UPS:

  • Security cameras,
  • All technical security systems,
  • Cash register systems, 
  • Communication nodes,
  • Central control system controllers and associated equipment,
  • Security control room.

Provide approx. 30% reserve for the UPS. The room for the UPS systems and batteries should be properly ventilated and cooled.

Automatic compensation of reactive energy

Automatic compensation of reactive power should be provided at the RG switchboard. (OK) Reactive power compensation should be determined for each RG (OK) switchboard.

0.4 kV power distribution

Power distribution cables should be wired partly on cable shelves and partly through cable conduits. Power cables should be rated NYY-J or equivalent. They should be protected with appropriate protection tubes.

The existing cables of larger dimensions may be partly reused, if they are assessed to be adequate.

All distribution cabinets should be equipped with a main load switch and surge arresters for protection against overvoltage surges.

Vertical lines and major cable conduits must be accessible after completion of works, for later interventions. The high-amperage vertical line must be adequately physically separated from the low-amperage vertical line.

Individual switchboards in the building - final consumers

On each floor, there should be a switchboard connected by cables to final consumers:

  • For lighting - mainly in technical ceilings and partially in floors for floor lamps and sockets,
  • For general sockets, technical connectors and parapet cable channels - on shelves in suspending ceilings and through conduits in walls,
  • For technical connectors which are not located along the walls - in floors.

In the garage and engine rooms, wiring should be surface-mounted, placed on shelves or in conduits.


General lighting

The design must conform to existing regulations and recommendations for such facilities (5 * hotel). 

The selection of lighting fixtures must be coordinated with the client and the interior designer. All lighting should use energy-saving technologies with appropriate light temperatures. Energy saving light bulbs with Ra rating greater than 80 and traceability by BIN code should be used. Light bulb lifetime should be at least 50,000 hours.

Lighting bodies should be selected based on the calculated luminance level at 0.85m above ground, and in accordance with the requirements of the interior designer.

Special attention should be paid to selecting correct colour temperatures for each room.

Lighting in all common areas (garage, halls, corridors, stairwells) should be controlled centrally, with a KNX/EIB central control system with touch screen control panels. The system should allow for multiple lighting regimes (full night/half night/day). The same system should control illuminated signs, advertising, and outdoor lighting. Touch screen panels should be graphical for ease of operation.

Light switches in rooms where lighting can be controlled locally should be located near doors. For staircases, side corridors, the garage, hotel corridors, lighting should be partially or completely controlled by sensors (depending on settings) to allow further savings. Lighting in corridors and illuminated signs can be partially controlled by light sensors and timers. 

In the public areas (halls, restaurant, lobby, ...), the control system should allow the optimal adjustment of illumination depending on the current needs for ambient lighting, time-based parameters (day, evening, night, ...), as well as energy efficiency. Illumination monitoring and control should be operable with a computer, supported with appropriate software.

Emergency lighting

Emergency lighting should be designed in accordance with the fire safety study, European standards, DIN - VDE 0108, and the recommendations for such facilities.

Emergency lighting includes safety lighting and backup lighting.

Safety lighting (exit signs above doors and direction signs for escape routes) should be permanently powered with required autonomy as per the fire safety study. 

The safety lighting system should be provided with a central battery with adequate autonomy time.

Individual fire compartments should be connected with fire resistant EI30 wiring in accordance with the fire safety study.

The entire safety lighting system should be monitored with a control computer, and should be compatible with the central control system for the entire building.

Outdoor lighting

The design should provide for outdoor lighting of the building (facades, access routes, service entrances, parking areas, advertising signs ...). Other outdoor lighting should be mostly of representative nature to illuminate the park areas, water features and walkways. Lighting fixtures should be selected in accordance with the requirements of the architect. Outdoor lighting should be controlled with a control system allowing custom control settings depending on light intensity, programmable scenes and time settings.

The design must meet the requirements of the Slovenian Decree on limit values due to light pollution of environment.


Wiring for technical equipment and power sockets

Wiring for technical equipment should supply power to:

  • Switchboards required by technical equipment (Kitchens, Bars, elevators ...),
  • Switchboards required by mechanical equipment (air conditioning, smoke exhaust, pressurisation.)
  • Power connections for sensor taps, automatic urinals, water heaters, refrigerators, cooker hoods, automatic doors, air curtain, fan convectors, window blinds, etc.
  • Parapet channel power sockets, 
  • Power sockets in walls and floors,
  • Telecommunications and security systems control panels, security cameras, door phones, communication nodes, etc.
  • Electrical locks (identification and access control),
  • Switchboards for heating of gutters, drains, ramps.

Power connections in hotel rooms supply power to distribution cabinets for each room and to power socket consumers. Room distribution cabinets are supplied from floor distribution cabinets. Room controllers are installed in the room distribution cabinets. They must be labelled to indicate that they are still powered when the main distribution board switch is switched off. When the room is unoccupied, all consumers in the room, except the refrigerator power socket and air conditioning, are switched off using a contactor. Power sockets should be located 0.4 m above floor. All sockets in the building should be safety sockets with contact protection and mechanical locking.

All bathrooms should have power sockets for hair dryers.

Wiring for mechanical installations

Wiring for mechanical installations must be coordinated with the mechanical installations designer.

Wiring for mechanical installation should provide power supply and control connections for mechanical devices provided in the mechanical installations design.

  • Air conditioning and ventilation systems,
  • Fire safety systems for ventilation, smoke and heat control, overpressure,
  • Chilling engine room,
  • Heating station and domestic hot water generation,
  • Sprinkler system,
  • General building control,
  • Lighting control,

All systems must be compatible with the central control system of the building.

Wiring for pool equipment

Wiring for pool equipment should be designed as a part of the pool equipment design. The pool equipment control system must be compatible with the central control system of the building.

Earthing, equipotential bonding and overvoltage protection

The design should provide for equipotential bonding of all metallic masses in accordance with relevant regulations. The main junction box for equipotential bonding should be located close to the main distribution cabined connected directly to the foundation/loop earthing electrodes. To the main junction box provides star topology connections for sub-junction boxes for equipotential bonding and direct earthing of major structures or devices. The existing buildings should use foundation earthing, new buildings should use loop earthing. 

The entire building should be provided with coordinated (selective) overvoltage protection using surge arresters, namely:

  • At the main LV switchboard (Class I).
  • At sub switchboards (Class II).

Lightning protection

The building must be protected from lightning with a lightning protection device. The lightning device should be constructed on the Faraday cage principle. This should consist of an adequate foundation/loop earthing with sufficient earthing resistance, a network of roof air terminals and vertical connections. Each vertical line should be provided with a measuring element. (OK) Provision should be made for connecting all external metalwork to the air terminal network, and for implementation of all necessary connections inside the building. The new lightning protection device and earthing must be correctly connected to the existing lightning protection device of the existing buildings.

The design should be coordinated with the architect in terms of external appearance.


Wiring for information technology

A structured wiring system will connect universal connector sockets at workstations and patch panels in the communication cabinet. Universal wiring will connect applications (data transfer, telephony, video) on the patch panel side, and users on the socket side (phone terminal, server, ...).

Individual communication nodes will be connected with optic cables for data transfer and copper cables for telephony. Horizontal wiring will use 4-pair Cat6 UTP cable and RJ45 connectors. Patch panels are used for connecting horizontal cables to chosen network segments using flexible patch cords.

The number of connections should be determined by the number of workstations and their purpose. It is useful to consider the number and density of workstations per useful work surface. The number and placement of nodes depends on the architecture of the building, any interference and the specific needs of the client. Floor nodes are most usefully located one above the other, making the connections between them shortest possible. Hotel rooms must be provided with at least two connection sockets, above the work desk and near the bed.

Vertical lines

In order to maximize the reliability and durability, floor nodes and the main node should be linked with fibre optic connections. These connections should use star topology, as it is more resistant to potential failures and allows for better network segmentation. Floor nodes should be additionally linked with the main node via UTP cables. These will both provide redundancy for the main optical connection and enable easier integration of applications that do not allow communication via optical cable.

Horizontal lines

Horizontal lines between floor nodes and workstation should use 4-pair cat6 UTP cables, HFFR (Halogen-Free Flame-Retardant). Star topology should be used.

Telecommunication network connections

The network will be connected to the public distribution network of Telekom Slovenia, and may also be connected to networks of other telecommunications services providers.

The connection should use a 50 of pair copper cable and 36 SM fibre optics cable.

Terminal equipment for both cables and the associated patch panels (optical and classical, multi-pair) will be located in the communications node, on the ground floor of the building.

Wi-Fi network

The entire hotel and all rooms should be covered with a Wi-Fi network. Particular attention should be paid to the quality of the signal in the rooms and in the public areas of ​​the hotel. The network should also cover all outdoor areas of the hotel.

This network can also be used for communication between hotel staff.

Mobile phone network

In coordination with mobile operators in Slovenia (Telekom, Si-mobil, ...), mobile network coverage should be ensured in the entire hotel. In case of rebuilding of the hotel, measurements should be carried out to determine the adequacy of the signal before design.

Adequate space must be provided for installation of mobile operators' equipment according to their instructions.

Public address system

A public address system should be installed in the reception, corridors, restaurant, congress halls, bars, spa centre, rest areas, etc. It should be equipped with a CD player, tuner, USB input and radio, and the appropriate number of amplifier units, depending on the arrangement of the hotel. The amplifier unit should be located in the reception area. The public address system should also be used for transmission of messages from the fire alarm control system. A 100V system should be used.

Interactive pay TV system

Required guest services are: welcome message, alarm, personal message, Pay TV, hotel information pages, View Bill, Internet and e-mail services, and Video on Demand.

Multimedia equipment

To allow for use of latest trends in conferences, lectures and presentations at the hotel, multiple systems of interactive multimedia applications will be required, namely in the large and small halls, conference rooms, the Congress Centre lobby, etc.

The selected systems must allow the lecturer to present the subject matter in all formats: video material, VHS tapes, DVDs, audio materials, CD, USB, digital images supported by sound, a computer with a mouse and keyboard, integrated into the local computer network and with access to the Internet, connectors for laptops, VGA, audio, and network, direct connection to the Internet, presentation of 3D objects and paper materials.

Control systems

The central control system

The central control system (CCS) should be provided for easy and user-friendly management and control of mechanical installations, and for general control of the facility using a central control computer with the possibility of remote access.

The system is composed of individual controllers connected to the central control PC. Selected controllers must be from the same product line of the same manufacturer. Communication will be conducted via an Ethernet network.  

  • The CCS should be modular in design, allowing custom programming and configuration depending on the future needs of the client. The modularity and openness of the system must allow easy and affordable subsequent extensions of the CCS. The central control system should allow control of the entire building. It should allow monitoring, control and graphical representation of the following systems:
  • Hotel room systems (smart rooms), including: fan convector control, checking for open/closed windows, checking for presence of guests (chip card key), and checking for open/closed doors. Different heating/cooling/lighting regimes can be enabled depending on the status of these conditions. 
  • Electrical energy system.
  • Other energy systems, heating (gas) and cooling (compressor) station.
  • Ventilation and air conditioning (air conditioning units, fan convectors).
  • Lighting and light regulation in public areas of the hotel.
  • Shading (blinds) controlled according to the natural light and temperature.
  • Checking for open/closed doors (except room doors which are included above).
  • Fire alarm system (status and position sensors).
  • Staff time and attendance control using cards.
  • Parking spaces.
  • Hydrophore station, pumping station and sprinkler system.
  • Harmonic compensation generator.
  • Transformer substation, diesel generator and UPS.
  • Swimming pool equipment.

In addition to performing their basic functions, these system must send error messages which will be registered in the control computer and transmitted over the mobile phone network to their respective maintainers. The central control system should be connected to the hotel information system database, as well as to other systems, including security lighting control, video surveillance system, PAY TV system, other specific systems in the hotel, etc. 

The technical security control system should use separate hardware and software from energy control systems.

Technical security


All technical security systems must be mutually compatible. All systems should be integrated with the control system, which must be used exclusively for technical security. Certain alarms and status messages should be transmitted to the energy control system and the hotel information system.

Time and Attendance

Time and attendance registration system should provide connectivity with the hotel information system and the payroll system.

Access control system and anti-theft protection

Access to individual hotel rooms should be controlled with a system of electronic door locks that meet highest security standards and are designed and manufactured specifically for use in hotels. The access control system should be used in all hotel rooms and suites, conference and other halls, fitness and wellness areas and the swimming pool.  Contactless identification card readers should be used for access control at individual doors in the service sections of the hotel.

Safe boxes for money and valuables, as well as the main cashier's desk, should be equipped with an anti-theft protection system A suitable addressable alarm control panel should be installed in the control centre with a built-in modem for remote alarm transmission to the intervention centre, a personal computer and a printer for events. Time schedules must be programmable separately for each sector. The system can be activated or deactivated using remote keypads. Room security should be provided with IR / MW sensors, wall vibration sensors, and robbery alarm buttons at cashier's desks.

The proposed solution must include an access control plan for individual areas. Particular attention should be paid to door fittings (cylinders, striking plates, electric locks, etc.)

Video Surveillance System

Security cameras should be positioned outdoors at all entrances, and indoors in the common areas of the hotel (lobby, corridors, and garage). They must be placed in locations that prevent interference with the camera (for security reasons). The cameras are connected to a central digital recorder that captures video images from connected cameras and stores them on a hard drive for subsequent viewing.

Cameras located in poorly lit environment must have Day/Night functionality with IR illumination (invisible to the human eye), which can record images even in complete darkness. Cameras in common areas should be of dome type and should be coordinated with the interior designer. Outdoor cameras should have protective enclosures with an integrated heater with thermostat.

Cameras should be connected to the digital recording system with UTP cables (IP). To ensure adequate video quality on longer connections, optic fibre cables and optical video converters should be used where needed. The digital recording system should be based on a PC platform and run on a reliable modern operating system allowing for comfortable and intuitive use. Recording system should allow the storage of recordings from all cameras and must have a sufficient number of unused video inputs for future use depending on the client's needs. The recording system must allow motion activation of individual cameras. The detection zone of each camera must be freely configurable according to the needs of the user. The system will thus record only those video cameras, which detect motion (of persons, objects, animals, etc.) in the chosen zone of the camera view.

Garage parking system

The garage parking system consists of two interrelated assemblies:

  • Garage access control for registered hotel guests, using contactless cards which guests receive upon registration at the hotel.
  • Garage access control for visitors who are not hotel guests, using an automated parking metering system.

Garage entrances and exits are equipped with barrier gate or roll-up doors which prevent unauthorized access to the garage. At the gates there are readers for contactless cards (which guests are given upon registration at the hotel). These are connected to the CCS. After verifying the validity of the card and the presence of a vehicle in the driveway, they trigger opening of doors/gates through the CCS. The garage should also be equipped with illuminating traffic signs and a system of barrier gates and doors for access control with the option for future extension or connection to a parking metering system.

Fire detection and alarm system

The fire detection and fire alarm system must be designed in accordance with the requirements of the Fire safety study. Automatic fire detectors should be installed in all the rooms, except those that are not susceptible to fires (sanitation facilities, etc.).

Manual fire alarms should be provided along communication routes and at all building exits. The design must provide for automatic detectors, manual detectors throughout the facility, sampling chambers in ventilation ducts, etc. The fire alarm panel should be equipped for shutting down air of conditioning units, possibly for emergency control of fire doors, elevators, smoke exhaust hatches, alarms, sprinkler systems, etc.

The system should be addressable and powered from a separate power source for 30 minutes of operation or 48 hours of standby time. A remote display should be installed in the hotel reception.

The fire alarm system must allow for transmission of fire alarms by telephone to the fire emergency service, and for connecting the system to the central control system of the building.

Requirements and implementation of the system must be designed in accordance with the fire safety study.

Sprinkler control systems

Electrical installations in the sprinkler station must be coordinated with the manufacturer of the sprinkler system.

Gas detection system

Areas which are susceptible to gas leakage must be equipped with gas detection devices connected to the fire alarm panel. Requirements and implementation of the system must be designed in accordance with the fire safety study.

Garage CO detection system

In absence of natural ventilation in the garage, it is necessary to provide for a CO detection system with an independent control panel, detectors and signage. Requirements and implementation of the system must be designed in accordance with the fire safety study.


As noted above (see "Park and landscaping"), the client wishes the design of green spaces to produce an attractive "HABAKUK GARDEN". The park between the old and the new part(s) of the hotel needs to be rearranged. The park should be preferably arranged as a substitute to the demolished unnecessary buildings and terraces, greenery should replace concrete construction and connect it with the environment, and break up the mass and volume of the existing terraces and concrete, built-up areas.

The landscape design should also take into account the role of lighting in exterior design. Appropriate park equipment should be selected (benches, bins, park decoration features, orientation signage). The design should provide for collection and storage of rainwater for use in watering of the park areas.

The organization of driving, walking and stationary traffic surfaces should be logical and clearly visible. Special attention should be paid to appropriate hotel signage, hotel totem signage and flag poles.



* Estimated investment value is based on data for comparable works (new construction) in Europe and America

Maximum costs and used data are as follows:

  • Data on the planned and expected value of the investment
  • The cost of investment per m2 of net indoor area = € 1,250 / m2
  • Cost of construction, installations and finishing per m2 of net indoor area = 900 EUR / m2
  • Cost of furnishings m2 of net indoor area = 350 EUR / m2

Using the above assumptions and subject to the following baseline costs for future facilities of Hotel Habakuk …

  • Net indoor area = 28,500 m2  
  • Net indoor area excluding garages = 21.500 m2
  • Number of hotel rooms: approximately 220-250
  • At least 11,500 m2 of net indoor area of the accommodation section including corridors (i.e. at least 50% of net indoor area excluding garages) 
  • Common areas including corridors = 9,000 m2
  • Approximately target ratio for public areas vs. accommodation areas = 45:55

The following maximum design costs:

  • ESTIMATE - total value of construction, installation, finishing and furnishing works = € 26,000,000.00 
  1. ESTIMATE - total cost of construction, installation and finishing works = € 26,000,000.00
  2. ESTIMATE - total value of furnishing = € 8,000,000.00
  3. Expected value of community infrastructure (depending on future measures) = € 500,000.00
  4. Expected value of other works = € 1,000,000.00
  5. Expected value of landscaping and horticulture works = € 500,000.00
  6. Expected value of demolition works = € 1,000,000.00

The total estimate cost of investment for above items in case of new construction - € 29,000,000.00. 

  1. Estimated savings on construction, installation and finishing works on the account of already constructed buildings and garage: Approximately 15,000 to 20,000 m2 net usable area of ​​construction and partly finishing works = € 8,000,000.00 (estimated value of buildings that could be reused in the renovation)
  2. The value of equipment which can be reused into the renovation is approximately € 1,000,000.00

TOTAL REDUCED INVESTMENT COSTS (i.e. the value of existing buildings and equipment) - € 9,000,000.00

The difference = € 20,000,000.00 represents the maximum value of investment in a complete renovation of Hotel Habakuk under these guidelines (excluding the cost of project engineering, project documents, financing costs, project management costs, legal issues, etc.)



Approximate average international investment values for luxury hotels in the USA and Western Europe*

Investment value / gross building area

1100 - 1350

€ / m2

Investment value / net building area

1300 - 1550

€ / m2

Value of construction, installation and finishing works / gross building area

700 - 900

€ / m2

Value of construction, installation and finishing works / net building area

870 - 1000

€ / m2

Value of furnishings / gross building area

220- 300

€ / m2

Value of furnishings / net building area

270 - 350

€ / m2

Investment value / number of hotel rooms

125,000 - 150,000

€ / room

Value of construction, installation and finishing works / hotel room

110,000 - 135,000

€ / room

Value of furnishings / hotel room

20,000 - 26,000

€ / room

Real costs of room furnishings per room

12,000 - 15,000

€ / room

Total net building area per room


m2 / room

Share of accommodation in total net building area excluding parking spaces



Share of accommodation in total net building area including parking spaces (garages)



Ratio of accommodation areas vs. public areas

45% : 55% -
60% : 40%




The design must include all design solutions in accordance with these Guidelines and be produced in accordance with current applicable legislation Slovenia for construction and spatial interventions. The design should follow the current spatial plans adopted by the Urban Municipality of Maribor. Solutions that would require changes in spatial planning documents may also be proposed, but this must be clearly explained, with time and cost factors taken into account.

Applicable regulations include (the client expects that the designers are acquainted or will become acquainted with relevant Slovenian regulations before submitting designs):

  • Construction Act (ZGO-1-UPB1)
  • Spatial Management Act (ZUreP-1)
  • Rules on project documentation
  • Other relevant regulations
  • Adopted spatial plans and spatial documentation for the project area and neighbouring areas


  • Architectural plans of the current state in digital form (Jože Grošelj, BSc)
  • Existing project documents - all parts available for inspection on client's premises
  • Geodesic survey of the current state of the building
  • Extract from the business strategy of Terme Maribor d.d. relating to Hotel Habakuk
  • Data from the currently valid spatial planning regulations for the project area - web address for data access; The textual part of current planning documents for the project area