PROJECT: KUWERA KANDY – 20-ROOM LUXURY BOUTIQUE HOTEL

CONSULTANT: DANYA UDUKUMBURE ASSOCIATES (PVT) LTD.

PROJECT TYPE: RENOVATION & REFURBISHMENT – CIVIL & INTERIOR

LOCATION: RAJAPIHILLA MAWATHA, KANDY

AREA: 1500 Sqm

STRUCTURAL ENGINEER: GIHAN DISSANAYAKE

MAIN CIVIL CONTRACTOR: ANC HOLDINGS (PVT) LTD.

PHOTOGRAPHER: SAMEERA KOTELAWALA

By Danya Udukumbure

AIA(SL), RIBA, Urb.Des, AP GBC (SL)
danyaudu@yahoo.com

Following the economic crisis, the cost of construction has skyrocketed, resulting in a significant slowing down of construction work in the country. During this economic downturn, there is less demand for new construction projects due to reduced consumer spending and investment. On the other hand, as promising as it may be, new construction is also consuming our world’s limited resources faster than we can replenish them. The situation calls us to consider other creative alternatives such as the rehabilitation and reuse of the existing built environment by adapting them through creative and sensitive treatments. On one hand renovation projects, may be more resilient to fluctuations in demand. Renovation projects often have lower upfront costs compared to new construction since they typically involve repurposing existing structures rather than building from scratch. They also tend to have shorter timelines than new construction because they can often bypass lengthy permitting processes, avoid the need for extensive site preparation and the major portion of the building is already there. Not only the civil renovation but a carefully and tastefully curated interior design further elevates the value of the property. The goal is to address cosmetic, structural, and functional issues, ensuring the property meets current market standards and expectations.

This article aims to raise consciousness on what it means to work on an old building by being completely aware of what we are facing in order to make the best decisions. There are as many ways to implement adaptive reuse in buildings, so the question lies in where and how to start. Why is adaptive reuse important? What aspects should we have in mind before tackling a renovation project? How to approach these projects? Let me share my experience on one such project, through the journey of the transformation of ‘Kuwera’ – a 20 room luxury boutique hotel in Kandy.

The project was a total civil and interior refurbishment of a property that was in a state of neglect for several years, and was re-purposed in to a luxury boutique hotel. It was a unique situation where it involved two adjoining lands with existing residential buildings. The property was set amidst lush green hills, cool breeze, a gurgling brook running in-between the two lands and providing views towards mountain landscapes and tree tops. Without human habitation for a long period of time, it was home to bats and monkeys and was on its way to deterioration. However, it was a prime location and a popular touristic area with close proximity to the Kandy lake round. Therefore, a complete transformation was required to make it fit for a luxury boutique hotel to accommodate high-end local and foreign travellers.

Most often, property rehabilitation is perceived as a daunting challenge which may require more expertise, effort, time and cost compared to a new construction. However, planning and execution with proper professional assistance can remarkably increase the value of the property and enhance the return on investment making it one of the more lucrative investment options in real estate. Further, the process of property rehab is inherently green. The construction material is already produced and transported onto the site, which makes it a sustainable initiative.

In such cases, choosing the most appropriate intervention is done through the consideration of the current physical condition of the building and the new proposed use. It was necessary to run a thorough analysis of the site and the buildings, to first detect what can be rescued or what has to be discarded. Detailed measured drawings of the building and its elements were done to take stock of things. The transformation required extensive attention to detail, starting from structural stability. With the help of the structural engineer, the structural stability was evaluated – checking for settlements, cracks and identifying what elements required strengthening. Unlike building new, it had to be treated like a wounded soldier, meticulously identifying and carefully repairing each of its elements, such as roofs, ceilings, doors and windows, handrails and stairs, plumbing etc.

The new requirements – which were rather complex, were carefully detailed out and a plan was prepared to identify how each of these can be accommodated within the existing setup. The entire scheme consisted of 20 rooms, reception, indoor dining, roof top dining and bar, swimming pool, spa & Jacuzzi, sauna, gym, industrial kitchen, staff accommodation and other facilities. A state-of-the art MEP system was introduced with smart automation system for bedrooms, smart security, A/C, hot water, dumbwaiter system for food transport etc. All this was done without any drastic changes to the floor layouts or the structure. The two buildings were connected with a bridge over the stream. The site was sloping, so the floors were at different levels. The left wing consisted of four levels with 08 rooms and the right wing has five levels with 12 rooms. Practical problems occurred when supplying food from the kitchen at a lower level in one building to the rooftop bar at the other building. These were resolved by having the bridge and the dumb waiter fixed from the exterior of the building, therefore minimising the need for any major changes to the existing layout.

One of the biggest challenges of the project was to define the architectural language of the project. The existing buildings had unrefined elements of classical architecture, with mouldings and arched windows etc. which was popular among the locals at one time. To make the project more cost sensitive, the architect opted to refine the existing character instead of introducing a brand-new theme. Therefore, the decorative elements were simplified, and continued where necessary to make it cohesive, the paint on the doors and windows were stripped and a rustic antique finish was given to achieve a new look, by removing the plaster, the brickwork was exposed to make feature walls, the tiled floors were replaced with timber boarded floors for durability and rustic elegance. The final outcome was warm, cosy elegant spaces with a ‘modern cottage architectural sense’. This in fact helped to reinforce the sense of nostalgia and comfort the historic city of Kandy emanate to the tourists and guests who visits the city, giving hints of its colonial past. The cleaner lines and minimal ornamentation merged with traditional elements like pitched roofs, overhangs and arched doorways accentuated this. Stone was used for exterior walls, floors and steps. In modern cottage designs, warmth and texture plays a pivotal role.

Interior detailing also was a major challenge. There were no repetitive spaces – each room, each bathroom was different to the other and each of these spaces had its own set of problems to be resolved. Inspired by the traditional charm of French and English cottage style, this modern cottage style interior, blends cosiness and character with contemporary sensibilities. The works included selection of finishes, materials, lighting and colour, designing and sourcing hard furniture items (beds, closets, chairs, shelving, etc.) and decorative elements (wall hangings, ornaments) to soft furnishing items. (curtains, linen, mattresses, cushions, carpets, fabrics, etc.) Focusing on comfort, natural materials and sleek accents were used to curate warm and welcoming spaces. Soft neutral tones, creamy whites, beige-greys and rustic brick walls help tie up the theme. The subdued shades were used sparingly with less contrast to give the impression of ease and opulence. The light colours open up the surroundings and suggest airiness, rest and liquidity sending a message of relaxation and comfort. A touch of yellow greens and blue greens makes you feel renewed with a calming restful effect.

Majority of the furniture was custom designed to complement the theme and fit the individual spaces. A combination of timber finishes in natural matt stains and washed finishes added character and rustic charm for the spaces giving a mix of vintage and contemporary styles. The soft furnishings – linen, curtains and carpets etc. were carefully selected for a cosy and refined look. Achieving a sense of old and new elements were essential and the detailing was done accordingly

The bathrooms are unique as they were predominantly finished with a warm white terrazzo with mouldings to match the theme, giving it a refreshing sparkle with lightness while providing a sense of soothing calm.

A large volume of drawings and documentation was required in completing this work, not to mention a hands-on project plan and execution process. In spite of the heavy load of work, it was extremely satisfying to witness the final outcome. After the refurbishment, the hotel was re-launched as ‘Kuwera Kandy’. Carrying out a renovation project is certainly a challenge but also a very rewarding task. When you opt for property rehab one must know that each building is unique and that procedures and decisions are specific to each project. The entire team involved should be committed and have the ability to adapt since these types of projects usually bring up unpredictable situations as they develop. In the end, the reward is that the building is saved from the inevitable passing of time, adding contemporary value, and bringing new functions to everyday life, while keeping its integrity and features that make it unique.