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
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