1.

GUESTROOM SPECIFICATIONS

1.1. ARCHITECTURAL

1.1.1. Room Sizes

Room Type Bed Max. Conversions New Build

Configuration Number Recommended Recommended Net
of Net Area Area
Guests
TS221 Queen 1 Queen size 2 14.5m² 14.5m² - 15.5m²
bed
1.52m x 2.00m
TS222 Queen Sofa 1 Queen bed 4 15.5m² - 16.5m² - 17.5m²
1.52m x 2.00m 16.5m²
and
1 Sofa bed
1.35m x 2.00m
TS223 King 1 King size bed 2 15.5m² - 16.5m² - 18.0m²
1.83m x 2.00m 17.5m²
TS224 Hollywood 2 Single beds 2 16.5m² - 16.5m² - 18.5m²
Twin 0.92m x 2.0m 18.5m²
TS225 Executive 2 Separate 2 15.5m² Min. 15.5m²
Suite rooms,
the main
bedroom with
1 King sized
bed
TS226 Standard 2 Separate 2 30m² Min. 30m²
Suite modules
TS227 Presidential 2 Separate 2 30m² Min. 30m²
Suite modules
Notes:
These measurements apply to all licence agreements.
Any non-compliance must be authorised by Three Cities.

1.1.2. Entrance Doors

TS228 Minimum dimensions are 813mm wide x 2032mm high x 44mm thick.
TS229 Doors will be of solid core timber construction.
TS230 Doors will provide a minimum of 30 minutes fire resistance.
TS231 All guestroom doors are to be fitted with electronic (card key) hardware in
accordance with the technical specifications.
TS232 All guestroom doors will have an automatic closing device.
TS233 All guestroom doors will have sound insulating strips applied to the doorframes
and a Ravenstrip - type sound proofing fitted beneath the door.
TS234 An auxiliary non-keyed locking device will be provided to all guestroom doors.
This can be a ‘wishbone’ or similar device approved by Three Cities.
TS235 All hardware is to be co-ordinated in style and finish.
TS236 All guestroom doors are to have a one-way door viewer mounted 1500mm
above floor level.
TS237 A professionally displayed diagram showing the means of escape to the nearest
exits will be posted on the inside face of the door, together with instructions for
emergency procedures in English and local language.

1.1.3. Connecting Doors

TS238 Two doors are required, installed back to back.

TS239 Minimum 813mm wide x 2032mm high x 44mm thick solid core timber
construction
TS240 Doors will provide a minimum of 30 minutes fire resistance.
TS241 All connecting guestroom doors are to be provided with a knob / handle for
opening and a mortise thumb turn dead bolt with the thumb turn on the
guestroom side of the door.
TS242 All deadbolt locks will have a minimum throw of 25mm and be mortised into the
door; when locked the bolt will protrude through the frame.
TS243 Door ironmongery will be blanked off in the space between the connecting
doors. Screws, bolts and fixings will not be accessible from within the void
between the doors.
TS244 All hardware is to be co-ordinated in style and finish.

1.1.4. Electronic Door Locks

The electronic lock system must have the following safety features / capabilities:
TS245 Emergency override;
TS246 Power down backup system;
TS247 Mortise with 25mm throw dead bolt;
TS248 25mm throw deadlocking latch-set. A guest operated turn-piece must be
incorporated as part of the latch-set, inside the guestroom, operating the
deadlocking latch;
TS249 Audit / interrogation feature;
TS250 Anti-panic feature;
TS251 Anti-theft feature;
TS252 Anti-friction feature;
TS253 Re-key at each rental, voiding all previous keys;
TS254 Emergency access must be by a key that retracts both dead and latch bolts; when
the dead bolt is in a projected position, all keys except the emergency keys must
be inoperable.

1.2. ENGINEERING

1.2.1. Acoustics
TS255 Noise levels must not exceed 30dB LAeq (1 hour) and 45dB LAmax at night.
TS256 Noise levels must not exceed 35dB LAeq (1 hour) during the day.
TS257 Noise levels from building services within or attached to the hotel must not
exceed NR 25 Leq in guestrooms at any time of the day.
TS258 Walls and floors between guestrooms must provide a minimum insulation
performance of 50dB DnT,w.
TS259 Floors between guestrooms must ensure that the maximum value of transmitted
impact sound does not exceed 60dB L’nTw
TS260 The wall between guestrooms and corridor must have a construction capable of
achieving a minimum sound insulation performance of 50dB DnT,w.
TS261 The combined wall / door from guestroom to corridor must provide a minimum
sound insulation performance of 40dB DnT,w.
TS262 The combined wall / door from guestroom to atria or public spaces other than a
corridor must provide a minimum sound insulation performance of 45dB
DnT,w.
TS263 Floors between guestrooms and banqueting facilities must provide a minimum
sound insulation performance of 65dB DnT,w.
TS264 Walls and floors between guestrooms and other public rooms such as
restaurants, meeting rooms, leisure facilities and bars must provide a minimum
sound insulation performance of 55dB DnT,w.
TS265 Walls and floors between guestrooms and staff and service areas such as plant
rooms, kitchens and laundries must provide a minimum sound insulation
performance of 55dB DnT,w.
1.2.2. Electrical
TS266 Telephone point(s) to be positioned at the desk and at the bedside.
TS267 Electrical socket outlets are to be installed as follows:
 1 outlet at desk / work area, at worktop height (2-pin and 3-pin);
 1 per bedside table;
 1 per free-standing desk or table light fitting, preferably at low level and
concealed;
 1 for TV and audio unit;
 1 for minibar;
 1 for iron;
 1 for tea / coffee kettle;
 1 for hairdryer (wardrobe, drawer or bathroom);
 1 for housekeeping at low level in room.

1.2.3. Lighting

TS268 Lighting control within guestrooms shall be via a two way switch in accordance
with Three Cities’ requirements.
All lighting shall conform to the following specifications:
Area Lux Surface Lighting Type
TS269 Guestrooms - general 150 - 200 Floor level Decorative low energy /
(LED,CFL)
TS270 Bedrooms - sleeping 300 Bedside table Decorative low energy /
area top (LED,CFL)
TS271 Bedrooms - desk area 400 Table top Decorative low energy /
(LED,CFL)
TS272 Bedrooms - activity 300 Table top Decorative low energy /
areas (LED,CFL)
TS273 Bedrooms - TV / drawer 250 Table top Decorative low energy /
unit (LED,CFL)

1.2.4. HVAC

HVAC is fully specified under the section for Hotel Infrastructure.

TS274 Heating, ventilation and comfort cooling must be provided in all guestrooms.
TS275 Particular consideration must be given to offsetting the effects of large areas of
glazing.
TS276 Fresh air must be provided to the guestroom area in line with local and
international standards.
TS277 The system must be provided with in-room thermostatic control to allow
adjustment by guests.
TS278 A fan speed control shall be provided.
TS279 Fresh air to be provided either mechanically or passively via trickle vents at
external wall face.
TS280 Fresh air shall be pre-conditioned and ducted to each room.
TS281 Fire dampers and acoustic isolation is required between guestrooms.
TS282 Guestrooms shall be pressure-positive in relation to the bathroom.

1.3. INTERIOR DESIGNER SPECIFICATIONS

1.3.1. Interior Finishes

1.3.1.1. Wallpaper

TS283 Specifications are as follows:

 Fabric backed Vinyl (woven - 100% Cotton or 50% Cotton / 50% Polyester). 
Weight: 345g/m².
 Width: 130cm.
 Manufacturer’s adhesive to be used.

1.3.1.2. Floors

The minimum requirement for carpets is presented below.

TS284 Alternative hard floor finishes (tiles / timber) may be appropriate in all or part of
the guestroom depending upon location and market conditions, and are
subject to approval.

1.3.1.3. Glass

TS285 Glass used in picture frames must be a minimum of 3.2mm thick.

1.3.2. Carpet Specifications

TS286 Carpet Specifications as follows:

Description Guestrooms
 Weave Axminster 7 row
Pile Yarn Fibre 80 Wool / 20 Antistatic Nylon
Pitch 27.6/10cm or 7/inch
Rows 27.6/10cm or 7/inch
Tuft Density 760/100cm²
Pile Height 6.35mm
Total Thickness 9.8mm
Total Pile Weight 980g/m²
Effective Pile Weight* 710g/m²
Width 3.66 or 4.00m
Backing Materials Polyester / jute / SBR-latex
Notes:
Flammability tests must comply with SABS fire rating 2, or similar.
Overweaves allowed up to 3% max BUT must be costed into original qty required &
therefore supplied FOC with order.
No underruns allowed.
All yarns must be colour fast.

1.3.3. Carpet Underlay Specifications

TS287 Carpet Underlay Specifications as follows:

Description Guestrooms
Type Multiflex / Natural Fibre
Minimum Weight 1000g/m²
Thickness 5mm
Installation Method Gripper
Notes:
Flammability tests must comply with SABS fire rating 2, or similar.

1.3.4. Curtains and Blinds

The Interior Designer is responsible for the co-ordination and specifications of curtains and
blinds.
The Interior Designer is further responsible for ensuring that the following requirements are
implemented as an integral part of the curtaining and blinds contracts.
1.3.4.1. Guarantees

TS288 All fabrics, curtain tracks and blind mechanisms shall be guaranteed against
defects by the manufacturer or supplier for a minimum period of 5 years.
TS289 This guarantee shall exclude general wear and tear.
TS290 The Interior Designer is responsible for obtaining the guarantees from the
manufacturers and suppliers.

1.3.4.2. Tracks and Mechanisms

TS291 Tracks should overlap by 10cm to ensure blackout is achieved.

TS292 Tracks must be spaced to allow free movement of drapes.
TS293 Draw wands / rods must be attached to track runners.

1.3.4.3. Drapery

TS294 Drapery to be 250% fullness;

TS295 Drapery to be lined with 100% blackout lining;
TS296 Drapery to be shrinkage proof;
TS297 All hems and seams to be guaranteed

1.3.4.4. Blinds

TS298 All blinds to be guaranteed.

1.3.4.5. Voiles

TS299 To be hung on Kirsch regular tracks or equivalent;

TS300 Clear plastic draw rods to be used.
TS301 Voiles to be of fire retardant material.

1.3.5. Furniture Specifications

The Interior Designer is responsible for the co-ordination of and the specifications for
all tables, desks, drawers, cupboards, chairs and seats. This includes the
identification of styles, materials and upholstery.
The Interior Designer is responsible for co-ordinating heights of beds, seats and
armrests with respect to bedside units, stands, tables and desks.
The Interior Designer is further responsible for ensuring that the following
requirements are implemented as an integral part of the manufacture and supply
contracts.
1.3.5.1. Guarantees

TS302 All parts of all chairs, seats and stools shall be guaranteed by the manufacturer
for a minimum period of 5 years. This guarantee shall exclude general
wear and tear.
TS303 The Interior Designer is responsible for obtaining the guarantees from the
manufacturers and suppliers.

1.3.5.2. Stability

TS304 All seats shall have an inherently stable design and shall not overturn under
normal operating circumstances.
TS305 All tables, desks, drawers and cupboards shall have an inherently stable design
and shall not overturn under normal operating circumstances.
TS306 Stability shall include drawer units which shall not overturn when used.

1.3.5.3. Frames

TS307 All frames and joints shall be guaranteed by the manufacturer for a minimum
period of 5 years.
TS308 Crossbars are recommended on all chairs.
TS309 All domes / glides used must be of a type that will not mark or rust.
TS310 All materials used in the manufacturing process shall be guaranteed with respect
to:
 Strength;
 Impact resistance;
 Stain resistant finish.

1.3.5.4. Timber Finishes

TS311 All stains, lacquers and varnishes used shall be non-toxic.

TS312 All finishes shall be impact, scratch and stain resistant.

1.3.5.5. Metal Finishes

TS313 All finishes shall be impact, scratch and stain resistant.

1.3.5.6. Glass Finishes

TS314 Glass surfaces are discouraged and will only be considered as a top supported
over its entire area by a solid surface.
1.3.5.7. Fabric Upholstery

TS315 All fabrics shall be performance guaranteed against defects for a minimum
period of 5 years.
TS316 All fabric shall be guaranteed by the supplier for:
 a minimum of 30,000 rubtest cycles;
 a minimum of 10,000 rubtest cycles to colour change; 
colour and dye fastness;
 fire retardency
TS317 All fabric shall be breathable.
TS318 All fabrics shall be guaranteed against shrinkage.
TS319 All fabric shall be scotch-guarded.

1.3.5.8. Leather Upholstery

TS320 All leather shall be guaranteed by the supplier for:

 a minimum of 30,000 rubtest cycles;
 colour and dye fastness
TS321 All leather shall be scotch-guarded.

1.3.5.9. Urethane Foam

TS322 Urethane foams shall be guaranteed to be high density and be guaranteed for 5
years.
TS323 Any urethane foams used shall be of the type commonly referred to as
‘combustion modified’.

1.3.5.10. Flame Retardency

TS324 All fabrics and foam fillings shall be fire retardant