Project History - UIstanbul Hotel
Transkript
Project History - UIstanbul Hotel
2.Vakif Han Project Summary March, 2014 PRIVATE AND CONFIDENTIAL NOT FOR GENERAL DISTRIBUTION 2. V A K I F H A N This document contains summary information on the 2.Vakif Han hotel project. Kube Real Estate is the leaseholder for the property until the year 2047. The project is currently in planning and is expected to be granted permission for restoration in Q1 2014. The attached project calls for 32 hotel rooms, with standard, deluxe, and suite layouts. The ground and basement levels will feature a restaurant, massage and spa rooms, and back of house facilities. L o c at i o n Located on the historical penninsula of Istanbul - the seat of power of the old Empires, the 2.Vakif han is at the heart of the richness, the history, and the glory of past millennia. Taksim and Istiklal As the saying goes, history tends to repeat itself. While the area spent much of the 20th century in a power and identity vacuum, the sheer weight of the area’s past has started to guide its path for the future as well. Historic shopping and entertainment district Karakoy and Tophane Cultural and transportation hub 2. VAKiF HAN Sultanahmet and Eminonu Primary tourist district The endless carpet shops and mass touristic character of the region are starting to make way for urban renewal on a grand scale. Many of the historical buildings are currently being renovated, and infrastructure has been radically improved. Within the foreseeable future, this area has the potential to become one of the iconic areas of the city, where past, present, and future will merge to open a window into the timeless spirit of Istanbul. As the income of local residents continues to be matched by tourists of higher calibre and taste, the market is shifting towards higher quality. In the years to come, we believe that this area of Istanbul will be an important destination for locals looking to (re) discover their own city, as well as increasing numbers of tourists that value the experience this city has to offer. We hope that despite its relatively small footprint, 2. Vakif Han will serve as a leader of positive change, guiding the countless others that will follow to prioritize character, quality, legacy, and relevance to this highly unique location. L o c at i o n Galata Bridge Direct walking route to Beyoglu Eminönü Pier and Tramway Public ferry to all points, Bosporous tour, Spice Bazaar Primary tourist site and 2. VAKIF HAN Located within walking distance of many of Istanbul’s most popular destinations, this may be considered a very ‘central’ location in terms of access. Walking distance to the south-east entrance of the Spice Market is less than 50 meters, and it takes less than 5 minutes to walk to the Eminonu tramway and ferry stop. Having said this, it must be noted that this is considered a central location for tourists and pedistrians, NOT necessarily for locals or those arriving by car. As a hotel appealing primarily to leisure tourists, this is not considered to be a major disadvantage, but it is nevertheless a consideration. Sirkeci Train Station Lines to outer Istanbul and Europe One-way traffic artery One-way traffic artery Grand Bazaar Primary tourist shopping site In this location the aim is to create a harmony between the interior look/ feel and the surrounding neighbourhood. There is plenty of food for thought in the immediate area - and a chance to start with a clean canvas as there are very few hotels - and none with the same pedigree as 2 Vakif Han. Sultanahmet / Blue Mosque Aya Sofya / Hagia Sofia Topkapi Palace 2. VAKIF HAN Yeni Cami / New Mosque ITO / Istanbul Chamber of Commerce Spice Bazaar Sirkeci Ferry Port & Tram Stop Galata Bridge Eminonu Square and Bus Terminal l o c a l ity the building t h e a r h c h it e ct We honor Mimar Kemaleddin as the architect of this fine building - which has stood the test of time, due in large part to his careful planning and uncompromising standards. ... Ahmet Kemaleddin (1870-July 13, 1927), widely known as Mimar Kemaleddin, was a renowned Turkish architect of the very late period of the Ottoman architecture and the early years of the newly established Republic. Ahmet Kemaleddin was born into a middle-class family to Ali Bey, a naval captain, and his wife Sadberk Hanım at Acıbadem neighborhood of Kadıköy district in Istanbul. In 1875, he began with his primary education at “Ibrahim Aga Ibtidai Mektebi”. He continued his secondary education in 1881 on Crete (then part of the Ottoman Empire) due to his father’s assignment. Returned soon after to Istanbul, he finished the high school. In 1887 at the age of 17, he entered School of Civil Engineering (Ottoman Turkish: Hendese-i Mülkiye Mektebi, today’s Istanbul Technical University). Ahmet Kemaleddin graduated as an engineer with honors in 1891. He then remained at his alma mater and worked as an assistant for four years. During this time, he created his own works in his office he had opened outside the university. In 1895, promoted by his professor German architect August Jachmund, designer of the Sirkeci Railway Terminal in Istanbul, and supported by a state scholarship, he went to Germany, where he was educated two years in architecture at the Technische Hochschule Charlottenburg in Berlin. Afterwards, he worked twoand-half years in various architecture offices gaining professional experience. In 1900, Ahmet Kemaleddin returned home and resumed work at the university. Following the leaving of August Jachmund, he assumed his post as lecturer. In 1908, he played a pioneering role in the formation of the first vocational organization in the Ottoman Empire, the “Chamber of Architects and Engineers Association”. After the proclamaition of the Second Constitutional Monarchy in 1908, Ahmet Kemaleddin Bey was appointed director of the Construction and Restoration Department at the Ministry of Foundations (Ottoman Turkish: Evkaf Nezareti). As one of the pioneers of the Turkish national architectural movement, Mimar Kemaleddin Bey was inspired by the Ottoman classical architecture, and tried to create a new style by combining the distinct features of German and Ottoman architecture. He rendered the characteristics of Ottoman and Islamic structures so that they reflect the Turkish national identity. He put arches, copings and tiles on the facade of his buildings in foreground, emphasized symmetry and highlighted conventional style with turrets and cornices, Source: www.wikipedia.org the building BRIEF HISTORY OF 2. VAKIF HAN Vakifhans 1 through 5 were built in the early 20th century when Mimar Kemalledin was working for the Ministry of Foundations (Vakifler). The buildings were initially built to serve various purposes, all with the intent of providing the Minstry a reliable source of income for years to come. Each of the buildings was designed and built to withstand the test of time, and the 2.Vakif Han building is no exception to the rule. Designed in 1911 and likely completed around 1914 just before the outset of WWI, the building served as a 20th century office space or ‘han’ for up and coming businesses in the area. Built on a very narrow historical street, the construction was considered to be somewhat of a marvel for the time. Amongst other innovations, the building was one of the first in Turkey to be purpose designed with an elevator, reflecting the intent to propose a truly modern building that stood out from others in the area. Together with its clear Ottoman Revivalist architectural style, the intent of the architect was clearly to marry historical style with modern technology and building efficiency. Throughout the 20th century and until very recently, the building served its original purpose with grace and dignity. Now well into the 21st century, and as the building celebrates its 100th birthday, our aim is to continue its legacy with a revised use that is now more appropriate to the location, and much more personal in its approach. Put another way, our aim is to write the next 100 years of history for 2. Vakif Han. “ the building İstanbul’un en yoğun iş merkezlerinden biri olan Sultanhamam’da oldukça dar bir sokak olan Saka Çeşmesi Sokağında, imkanları oldukça kısıtlı bir arsa üzerinde inşa edilmiştir. İki yan cephesi bitişik nizam olduğundan sağırdır. Giriş cephesi sokağa bakan hanın diğer yan cephesi ise Sakaçeşme Sokağına dik, kısa bir çıkmaza açılmaktadır. Cephesinin algılanabilmesi oldukça güç olan han, konumundaki aksaklıklar sebebiyle en az tanınan vakıf hanıdır. I. Vakıf Han ile benzer bir üslupta, en küçük bir parseli bile iş yeri olarak düzenlenmiş dar bir bölgede çok katlı iş hanları arasında sıkışıp kalmıştır. Yapı diğer vakıf hanları ile birlikte, 1911’de tasarlanmıştır. Hanın bulunduğu bölge, eskiden sandık imalatçılarının yoğunlaştığı bir mekan olduğundan “Sandıkçılar” adıyla anılmaktadır. Hanın bulunduğu arsa üzerinde bulunan Saka Çeşmesi ve buna bağlı su deposu yıktırılımış ve han yaptırılırken yıkılan çeşmenin en azından adını yaşatmak amacıyla sokağa ismi verilmiştir. Bunun yanında Mimar Kemalettin, hanı tasarladığında ön cephesinin sağ köşesine yıkılan çeşmesinin yerine yeni bir çeşme yapılmasını önermiş ama bu gerçekleşmemiştir. Bodrumla birlikte altı katlı olan yapının dışa bakan duvarları kesme taşla kaplanmış, geri kalan duvarları ise tuğla ile örülmüştür. Geniş açıklıkların geçilmesine olanak sağlayan volta döşeme sistemi kullanılmış ve yapının üstü kiremit kaplı ahşap kırma çatı ile örtülmüştür. Hanın zemin katında asma katla beraber iki katlı yedi adet dükkan, üst katlarında ise sekiz adet bürodan toplamda 24 adet kiralık büro, giriş aksını devam ettiren bir koridora açılmaktadır. Avlusuz hanlardan olan yapıda merdiven boşluğu üzerinde bir ışıklık bulunmakta ve tuvaletler ile asansör bu ışıklıktan, dükkanlar ve büroların çoğu ise dar çıkmazdan aydınlanmaktadır. Ön cephede giriş ortalanmış ve vurgulanması amacıyla, üstüne gelen bürolar dışarıya taşırılmıştır. 1. ve 3. kat döşemeleri düzeyinden geçen sürekli taş kuşaklarla cephe 3 yatay bölüme ayrılmış ve bunların arasında kalan yapı elemanları kendi içlerinde düzenlenmiştir. Dükkan açıklıkları sepet kulbu kemerlerle geçilmiş, girişin üzerinde ise sivri kemer kullanılmıştır. 1. kat pencereleri düz ikinci kat pencere açıklıkları ise penci kemerle geçilmiştir. En üst katta ise yine penci kemerli ikiz pencereler kullanılmıştır. Demir payandalarla desteklenmiş geniş saçakla cephe bitirilmiştir. Yapı diğer vakıf hanlarında da bulunan I.Ulusal Mimarlık Dönemi’nin ortak biçimlenme özelliklerini yansıtan birçok geleneksel Osmanlı motifini bünyesinde bulundurmaktadır. Orta aksta bulunan çıkmayı taşıyan taş konsollar mukarnaslarla bezenmiş, dükkan açıklıklarının iki yanı köşe sütunçelerle süslenmiştir. En üst kattaki kemer köşeleri turkuvaz ve lacivert renkli çinilerle döşenmiş ve üstlerine türk üçgeni motifli silmeler yapılmıştır. Ulusal Mimarlık döneminin etkilerine göre tasarlanmış cepheleri ile dikkat çeken han teknolojinin önemli göstergelerinden olan asansör, kalorifer sistemi ve volta döşeme ile İstanbul’un hızla gelişen sanayisine ve ticaret bölgesine mekan sağlamayı amaçlamaktadır. Mimar Nil Koroğlu Yıldız Teknik Uni. T h e H ot e l area schedule Basement 476.66 m2 Fitness Area, back of house staff area, technical area Ground Level 492.20 m2 Cafe / Lobby, Restaurant, WC, Kitchen Entrance Lobby Mezzanine Level 434.56 m2 Hotel common area. Lounge, Bar, Staff Area Floors 1 - 4 +/- 436 m2 8 rooms per floor TOTAL Construction Area: 3151.48 m2 C o n c e pt With c. 32 rooms, this will be a boutique hotel in its orientation. Our aim will be to differentiate ourselves from other boutique hotels in the market through the experience we offer. As a heritage building, 2.Vakif han already starts a step ahead - but it is not enough by itself to make us unique. The look and feel of interior design will help us to express our personality and set the stage for the experience we are aiming to offer. Stylistically, our aim is not to remain faithful to the Ottoman Revival style of the building in decoration and furnishings. Our aim will be to retain key period features (as also prescribed by the heritage foundation) and mix and match with a modern approach. Key targets of the concept will be: - informality (not to be confused with sloppiness) - comfort - contrast and juxtaposition - imaginative but practical use of materials - clever use of common areas to encourage social interaction - creating the feeling of an escape/oasis from the hustle-and-bustle of the streetscene outside... - BUT connecting the hotel to the neighbourhood by capturing the right design cues and themes that give a unique sense of place and belonging - playfulness and a sense of theatre - originality The design will also find harmony between high quality finishes and crafstmanship and budget sensitivity. Room Type A Room Type C Room Type F customer p r o f i l e Getting out of the Box Istanbul is currently going through significant change as both a touristic destination and in the way locals experience their city. The historical penninsula has traditionally been almost exclusively touristic, and with the exception of a handful of hotels, catered primarily to mass tourism. We see this traditional profile changing in the forthcoming years. The energy flow from Beyoglu has now clearly stretched to Karakoy, is on the way to Bankalar Caddesi and Persembe Pazari, and within the very near future, will stretch across the Galata Bridge to Eminonu. When this process is complete, all central historical areas of Istanbul will have been touched by this wave of ‘modernity’, and the next stage of the cycle will be to grow inwards versus outwards. This suggests a move to higher overall quality and experience - not just competition on newness and novelty alone. Aside from the immediate areas surrounding the Egyptian Spice market, the area has served a highly local market and been zoned as a ‘geleneksel ticaret alani’, or ‘traditional commercial district’, effectively meaning a bazaar area for merchants selling traditonal wares. As you can easily see on the streets even today, textiles, handicrafts, homeware, and bric-a-brac characterise the merchant profile of the area. With the exception of tourists entering and exiting the Spice Market, there is currently a strong though downward trending match between customers and merchants in the area in terms of price point and lifestyle. We believe that with infrastructure and municipal works greatly improving the stature of the area, a ‘re’-gentrification is on the verge of taking place that will ultimately increase the quality profile of the area. Having said this, we are keen to point out that such gentrification is not an absolute good. We believe in supporting the traditions of the area and have no interest in sterilizing it. Our aim will be to add richness of choice to the neighbourhood, and to do what we can to help keep a sense of uniqueness alive. As many of the other areas of Istanbul are starting to look and feel similar, we believe there is a value in preserving and fine tuning uniqueness. We also resist the notion of compartmentalizing our customers into a specific mold that considers them only in terms of their socio-economic status and considers them as characterless zombies or spending machines. We aim to appeal to a target customer that values a boutique hotel experience in an historical building, coupled with excellent design, a very central though off-piste location, and highly personalized service. This customer will prefer to spend 150 -250 EUR per night in such a hotel over the classic 5 star hotel. In fact, we may say that such a customer will go out of their way to avoid the classic 5 star hotel experience altogether. To reframe the generic question of ‘who is your target market’, our general approach is: Someone who..... - is a frequent traveller - has visited Istanbul more than once - prioritizes uniquess and resists the familiar - wishes to ‘feel’ the detail of Istanbul and just be blown away by the classic headliners of the city (Bosphorus, Hagia Sofia, etc. ) - has a sense of adventure and loves to explore the new - wishes to meet and learn from like minded people - is not a highly budget limited - values personalized service - responds to and respects high quality design - demands a high quality experience S it e p l a n Basement Floor Plans Ground Floor Floor Plans Mezzanine Level Floor Plans First Floor Floor Plans Second Floor Floor Plans Third Floor Floor Plans Fourth Floor Floor Plans Section Floor Plans Section (restaurant) Floor Plans All information subject to revision at any time. Copyright 2013 KUBE GAYRİMENKUL YÖNETİM İŞLETME VE PAZARLAMA SANAYİ A.Ş.