(AG Real Estate) Wellness hotel "Promenada palace" in Niška spa resort

Niska Spa represents one of spa tourism pearls, a totally unused potential in Serbia. Until recently, pure cosmetic interventions on the existing accomodation capacities have been practised. Lately, private entrepreneurs ventured to take the matters into their own hands and make a quality swerve in the Spa.

An apparent example is the wellness hotel ’’Promenada Palace’’ in the ownerhsip of Delta Matic which represents their first investment in hotel business development in Serbia.

Thermal waters of Niska Spa have been used since time immemorial. Urns, human and animal bones, stone hammer, flint knives were found in the original spa as well as ceramics dating from the Bronze Era, 1300 B.C. The Romans captured the main well above the very spring and erected a bath in II A.D. Temples dedicated to Asclepius and Heracles, whose cult was especially revered in the region of Niš, probably existed around thermal springs. In Turkish military diaries the settlements was called Banja (Bana, Bane), Niska Banja (Ilica and Nis) or simply Ilidža (Ilica) and there imperial legions often lodged.

After liberaton from the Turks in 1877, the Spa of Niš started changing its appearance, and in 1887 it got its railway station. Until 1910, in addition to the baths and coffee-houses, there existed four water-mills, twenty odd houses in Kovanluk and four in the village Banja. In 1914, water piping and sewerage were built and partial terrain regulation was performed. In 1930, the Spa was connected with Niš via a tramway. In 1935, Hotel ’’Partizan’’ was constructed accomodating the main stores on the ground floor, and in the following year ’’New Bath’’ (32 big ceramic-covered baths and two pools with showers) was added.

Approximately 7 to 8 meter high geyser cup existed on the upper bigar-paved terrace with balneological facilities, hotels and park until the beginning of the new bath construction in 1935, and when this elevation was removed the remnants of the Roman spa with a bath from the II century A.D were discovered. In 1939 construction of Hotel ’’Ozren’’ started. At that stage of development, Niska Spa got a schoold and ’’School fountain’’ was captured.

Recent History of Niska Spa

In the second Yugoslavia established in 1945, a new stage of the spa spatial development and transformation started. First, Hotel ’’Ozren’’ containing 85 beds, a restaurant and a terrace was finished in 1947; it was connected with the central bath. Not later than 1958 eight villas in the central and six in the area spreading towards the railway station were built. Already that year Niska Spa had 38 villas and hotels in addition to small apartments. The spatial development reflected in construction around the Niš road in the railway station sector. Villas and residential houses were built in a row as far as the spa access.

Since 1980s, by construction of the hotel-stationary ’’Radon’’ and subsequent arrangement of walking paths in Koritnjak including the spa square reconstruction which was achitecturally designed, the contemporary stage of complex development has been realized. Its second phase features construction of the stationary system ’’Terma’’ and other aesthetically shaped structures.

Macro Environment Factors

Opening of Serbia towards the world and economic development in the last few years ensured stabilization and growth of the Serbian market. Increase of investment scope in infrastructure and economy is evident resulting in the growth of population life standard.

Defining of long-term development plans and realization of significant development projects in tourism started, hence intensive development of hotel capacities was initiated through:

Micro Environment Factors

The hotel is located 10 km far from Niš, the second largest city in Serbia. Otherwise, the spa has excellent road, rail and air connection with other parts of Serbia, the region and Europe. Considerable natural resources for development of tourism in the southeast of Serbia are present here. A rich cultural and historic heritage of the Serbian southeastern region is evident.

Convenient geographic position and balneological properties in the region of Niska Spa as well as favourable climatic conditions and a great number of sunny days highly recommend this spa. Otherwise, the long tradition and high reputation of Niska Spa as a spa and tourist destination has existed for a long time, hence it occupies the third place in the number of visits and visitor-days. Niska Spa features commencment of numerous development project realizations aimed at tourist offer promotion.

Factors of the Facility and Master Project Microlocation

The facility is located in the center of Niska Spa, at the beginning of the central pedestrian zone. The facade of the facility is in the renaissance-classical style and represents a protected cultural and historical value so that the master architectural and constructional project anticipated a superstructure of the existing capacities with formation of two entities: hotel and wellness center. Construction of the subterranean garage for vehicles has been foreseen. The master project anticipates the following total capacities within the hotel:

Description of Hotel ’’Promenada“

Hotel is designed to meet the criteria for the 4+-star categorization which implies spatial requirements and contents in compliance with international standards for 4-star hotels. Within the hotel, 57 accomodation units were defined, a lobby with a bar, a restaurant for 108 guests, conference and banquet space, subterranian garage for 26 vehicles.

The wellness center space is defined as a separate entity within the same facility. It covers and area on 5 levels and contains: a pool of P=136 m² with accompanying adjoining area, a smaller pool with radioactive water, Roman bath, whirlpool, 4 relaxation baths, sauna, tanning booth, 8 tables for different kinds of massage, beauty parlour, gym with exercising equipment and vitamine bar. According to structure, the accomodation units will be single bedrooms, double bedrooms and suites. Minimal room surface area ranges from 18 m² for single, 24 m² for double bedrooms and 48 m² for suites. Minimal bathroom area is 4 m². Approximately 50% of rooms will have balconies with a view to the city park and the promenade.

Property Management System will be implemented in the hotel for management of all hotel systems. Installation of smart-room systems, LCD TVs, fast Internet and mini bars in the rooms is anticipated. The rooms will be acoustically insulated in compliance with the latest standards in the field. A certain number of rooms as well as complete hotel communication are adapted for sojourn of disabled persons.

Kitchen block, storehouse and equipment therein are designed according to HACCP System requirements. Vertical communication has been provided with two stairways and one fire staircase, three passenger and two cargo elevators.

(commencement of construction, beginning of year 2009)

Historical Development of the Wellness Hotel ’’Promenada Palace’’

The facility was built in 1932 as Hotel Djoka Jovanović. The kitchen was superstructured in 1938, and the first adaptation was carried out in 1947. In 1962 the attic burned down in fire and the third floor was constructed subsequently. Until 2003 the building was in the ownership of ’’Srbijaturs’’ under the name Hotel ’’Srbija’’. During the same year the facility was privatized and became the property of the company ’’Uniworld’’. In 2005 the facility was acquired by Delta Matic d.o.o. and in 2008 the ownership of the facility was transferred to the company Delta Matic Promenada Palace d.o.o.

In 2008, Delta Matic Promenada Palace d.o.o. engaged SAVATH Hospitality Management d.o.o. from Belgrade to elaborate the Feasibility Study and define the optimal hotel product within the facility.

Company Delta Matic made the right strategic decison by engaging the experts for defining the optimal and sustainable hotel concept. As such, on the grounds of performed analysis, the concept of the state-of-the-art wellness hotel was profiled. This concept has been present in the advanced countries for more than a decade and represents hotels which are an ideal place for relaxation, recreation, entertainment and active holiday. Also, wellness tourism has overgrown the very treatment and is primarily oriented towards healthy people who want to stay healthy.

SAVATH Hospitality Management will be engaged in hotel management upon the opening so that they have already taken activities on implementation of the requests for this hotel certification and international quality assurance through Wellness and Eco hotel certificates, that are the latest trend in hotel facilities certification. ’’Promenada Palace’’ will be the first hotel in the region to implement the requirements for these quality systems in the construction phase. By obtaining such certificates, the hotel’s service quality and contents will equal the similar hotels in the spas of Switzerland, Germany and Austria. This will contribute that after a long spell Niska Spa becomes an interesting destination to both domestic guests with high demands and foreign tourists.