Hotel and Office Centre: Vertical Mixed-Use Design
Architectural design correction for a hotel and office centre on a compact 0.31 ha urban site, coordinating hotel rooms, offices, public areas, parking, technical rooms, fire safety, and vertical circulation.
- Compact urban site
- 0.31 ha
- Overall building area
- 47,000+ m²
- Apartment-type hotel rooms
- 546
How do you place a hotel, offices, public functions, parking, technical rooms, fire-safety systems, and guest infrastructure on a site of only 0.31 ha? You build vertically.
This project concerned the architectural design correction for a hotel and office centre on a compact Ukrainian urban site. The site is dense, constrained, and technically demanding. There was no space for generous horizontal development, so every function had to find its place in section: below ground, at street level, inside the slope, and above the city.
The building became a vertical stack of different uses. Parking and technical infrastructure are placed in the lower levels, partly integrated into the slope. The ground floor works as the public face of the building, with entrances, reception, waiting areas, cafe-bar, fitness, office space, and service functions. Above this, the tower rises with apartment-type hotel rooms. At the top, technical systems support the building's operation.
Why did the project need a vertical mixed-use logic?
The challenge was not simply to make the building taller. The challenge was to make very different functions work together safely and logically. A garage has one rhythm. A hotel has another. Public areas need visibility and easy access. Technical systems need hidden but serviceable space. Fire safety requires separation, evacuation, protected routes, and clear compartment logic.
Guests need comfort, daylight, accessibility, and a simple way to understand the building. Staff and service functions need routes that do not conflict with public movement. Parking has to connect to the building without turning the lower levels into a dead edge of the city.
How did the approved project history affect the correction?
The architectural correction did not start from a blank page. It was a correction of a previously approved project where the absolute top elevation had to remain consistent, while the internal level logic and planning solutions were adjusted.
Lowering the 0.000 level changed the relative height of the building and required the architecture, garage, entrances, facade, vertical circulation, and engineering coordination to be reconsidered together. This made the work a real design and engineering coordination task rather than a cosmetic update.
What made the compact site so demanding?
A small site forced precision. The slope forced section-based thinking. The mixed-use programme forced separation and connection at the same time. The approved height logic forced careful correction instead of free redesign. Fire safety forced the building to be organized not only by function, but by protected zones.
The result is a compact high-rise building where architecture is not only about the facade. It is about solving a dense urban puzzle in which planning, facade, fire safety, vertical circulation, accessibility, parking, engineering systems, and urban context cannot be treated separately.
How did the facade and lower levels support the programme?
The facade had to express a modern hotel-office building while responding to comfort, daylight, overheating, fire safety, and evacuation requirements. The lower levels had to absorb parking and services without becoming a dead urban edge. The first floor had to remain active, visible, and understandable.
The hotel floors had to repeat efficiently while still providing comfortable living units. The vertical core had to connect the building while also protecting it. These requirements shaped the building in section, not only in plan.
Project parameters
The project included 22 above-ground floors and a technical floor, a five-level built-in garage, 546 apartment-type hotel rooms, public functions on the first floor, 98 parking spaces, and an overall building area of more than 47,000 m².
The most important figure, however, is the site: 0.31 ha. A very small piece of central Kyiv had to carry a full mixed-use programme. This required one coordinated architectural answer for a small site, a complex programme, and a vertical solution.
Project FAQ
What was TEBIN’s role in the hotel and office centre project?
TEBIN worked on the architectural design correction for a compact hotel and office centre, coordinating the internal planning logic, vertical circulation, garage, entrances, facade, public functions, technical areas, and fire-safety requirements within the constraints of a previously approved project.
Why was the 0.31 ha site technically demanding?
The site was too compact for generous horizontal development, so hotel rooms, offices, public functions, parking, technical rooms, guest infrastructure, fire-safety systems, and service areas had to be organized vertically across lower levels, the street interface, the slope, and the tower.
What were the main building parameters?
The project included 22 above-ground floors and a technical floor, a five-level built-in garage, 546 apartment-type hotel rooms, public functions on the first floor, 98 parking spaces, and more than 47,000 m² of overall building area.
