Case Studies | August 28, 2021

London Manor House – Mixed-Use Development

London Manor House

8-Storey, 143-room Travelodge Plus hotel, opened in July 2021 as part of a mixed-use, new development, including a Co-Op Convenience Store, a Coffee Shop and a Hostel.

Opened in July 2021

In order to provide our customers with the best hotel locations, new Travelodge hotels often form part of mixed-use developments.

Travelodge is the most flexible hotel operator in the UK and the majority of our new hotels form part of new-build, mixed-use projects, above or alongside other complementary uses, such as retail, food & beverage, coffee shops, drive-thrus, health & fitness, doctor’s surgeries, supermarkets, offices and even residential.

Where ground floor units can be let at significant rents, we will move our reception, back-of-house accommodation and (if included) our Bar Cafe to first floor (or higher) level, with a small entrance and lift lobby at ground floor level. This enables a mixed-use development to happen, increasing the overall rental income from the project and, therefore, the end investment value. An end investment with diverse income is also often attractive to investors.

Over the last 20 years, we have opened hundreds of new hotels forming part of mixed-use schemes and our leasehold model is ideally-suited to allow Travelodge to form part of these projects. We have developed a standard Lease of Part that is institutionally-acceptable and which caters for the operational issues that must be accounted for where we are sharing occupation with other users.

Issues to be considered for mixed-use projects include servicing arrangements, acoustic specification and noise attenuation, hours of operation, safety and security, repairing and insuring obligations, the interface between different operations and the consequential location of our entrance lobby, fire strategy, customer access arrangements, car parking provision (both shared and demised) and the possibility of shared service cores for escape purposes. Our team has many years’ experience in considering these matters and working closely with developers’ teams to ensure that successful development are delivered on time, on budget and defect free.

We take a flexible approach to car parking, particularly in urban locations. In town and city centres we do not normally require on-site parking, provided that public parking is available on a 24 hour basis, at reasonable cost, and within a safe and short walking distance.

Opened in July 2021, our London Manor House Travelodge Plus hotel is a great example of a new, bespoke, mixed-use development.

  • New Development
  • 8-Storey hotel
  • 143 Bedrooms
  • Site also includes convenience store and coffee shop

Within easy reach of London’s financial centre and the West End and adjoining the open spaces of Finsbury Park and situated at the junction of two major roads and above Manor House tube station on the Piccadilly Line, the location was picked to offer the ideal spot for leisure or business customers to arrive by road or rail, for a convenient stay in London.

Given the hotel’s location immediately adjacent to Manor House London Underground station, we have no customer parking at this property.

The specific project issues that we had to contend with at this site included the security and fire escape strategies because of the interface between the Travelodge and the immediately adjoining hostel, convenience store, and coffee shop.

The completed development has been retained by the developer, who financed the venture with one of the UK’s leading lenders. In order to maximise the development value and amenity, the hotel sits with a number of complementary uses that, together, created a viable redevelopment package.

The development scheme was first planned between the developer and Travelodge in 2015, with a start on site in 2018 following resolution of Town Planning and site assembly.

The hotel is let on a xx-year lease term, whilst the lease to the Co-Op is for xx years; providing the developer landlord with an excellent, long-term income stream.

For more information about this transaction, please contact Alan Oliver, our Development Manager for this deal, on 07825 982 759.

Some other examples of mixed-use projects are shown below:

Lakeside Thurrock – opened July 2017. New build hotel over restaurant adjacent to Lakeside Shopping Centre.
Faringdon Oxford – opened 2021. A new-build, 74-room Travelodge above a new Home Bargains ground floor store