The “Les Trois Rois” in Basel is one of the oldest hotels in Europe and an architectural icon on the Rhine Bend. In the spring and summer of this year, the city-facing façade of the 5-star hotel – which opened in 1844 – was refurbished. ISS was responsible for managing this challenging project, led by Armin Kaiser, Team Leader for Construction Project Management.
The striking, neoclassical façade right next to the Middle Bridge is as much a part of Basel’s cityscape as the Basel Minster, the Spalentor, or the Roche Tower. The hotel was first mentioned more than 300 years ago. It took on its current form as a grand hotel in 1844, designed by the Basel architect Amadeus Merian. “Les Trois Rois” is the premier hotel on the square.
But even opulence and luxury require maintenance. The riverfront facade was renovated as early as 2021, followed in 2022 by the city-side facade on Blumenrain. Since April of this year, ISS has been responsible for the facility management of the luxury hotel. And since construction project management is also part of ISS’s service portfolio, it was only natural for the management of “Les Trois Rois” to entrust ISS with managing the facade renovation.
Strict Guidelines
Close Collaboration with the Historic Preservation Authority
Since the historic building is a protected landmark, the work was closely supervised by the Basel-Stadt cantonal historic preservation office. “The historic preservation office and an external building physicist we consulted each assessed the damage together with us and either approved our proposed solutions or, where necessary, requested adjustments,” explains Armin Kaiser, ISS construction project manager. The building physicist’s opinion also carried weight when it came to selecting materials.
Take, for example, a historic oak door on the ground floor. Instead of replacing the former delivery entrance, the historic preservation office required that it be repaired. The window reveals, which had to be replaced, also required extensive carpentry work. And before you go Googling it: a window reveal refers to the vertical side sections—that is, the window openings on the left and right within the masonry.
Frank Ebenhoch, Project Manager at ISS Carpentry and Laboratory Construction, with Armin Kaiser, Team Leader at ISS Construction Project Management, in front of the repaired oak door: Defective parts were replaced, and new wooden pieces were glued into the door.
Integrated Facility Management
Support from ISS Placemaker
ISS carried out the carpentry and masonry work on the facade in-house; the remaining work was subcontracted to scaffolders, painters, plasterers, sheet metal workers, stonemasons, awning installers, and a restorer. Armin Kaiser defined the scope of work, selected the contractors, coordinated the projects, oversaw the work, and handled billing. Armin Kaiser describes the fact that ISS is also responsible for facility management at “Les Trois Rois” as a major advantage. “The ISS Placemaker team on site provided us with excellent support whenever something needed to be taken down or put up that was getting in the way of our work - for example, the lights on the facade. And they made sure we always had enough temporary power.”
For the window reveals, a replica was created in each case, the profiling was reconstructed, and the corresponding wooden parts in the substructure were replaced.
Three construction phases: No disruption to hotel operations
The facade renovation was divided into three phases. The rooms in the section of the building under construction were kept vacant so as not to disrupt operations at the 5-star hotel. In June, when the “Art Basel” art fair attracted art collectors and dealers from around the world, work was suspended. Armin Kaiser: “The hotel was fully booked during that time.” In July and August, phases two and three were completed on schedule. The “Les Trois Rois” is now free of scaffolding and shines in its new, old splendor. “The facade renovation proceeded largely without noise and without disrupting hotel operations,” says André Kemper, CFO and Vice General Manager of “Les Trois Rois.” “The collaboration with ISS and the tradespeople worked flawlessly. We are very satisfied with how the entire project was handled.”
“For a project like this to succeed, it takes not only expertise and good project management, but also mutual trust,” says Armin Kaiser, looking back. “Direct and open communication with the client contributed significantly to the success.” When three kings and an emperor work together, it can hardly be any other way.
Martino Simeone, Head of Construction Project Management North
Since 2017, Martino Simeone and his 20-person team have been responsible for construction and workplace projects for ISS clients. He holds a Bachelor of Science and an Executive Master of Business Administration from the Scuola universitaria professionale della Svizzera Italiana (SUPSI).
Five Questions for Martino Simeone, Head of Construction Project ManagementNorth
The facade renovation at the historic Grand Hotel “Les Trois Rois” is probably not one of your typical construction projects, is it?
I wouldn’t say that’s the case. Within the scope of our construction project work, this project fits perfectly into our portfolio. For someone from Basel like me, it’s certainly extraordinary to be entrusted with a project for a historic establishment like the Grand Hotel “Les Trois Rois.”
What does construction project management involve in “day-to-day operations”?
Our day-to-day work consists of construction projects for our clients’ existing buildings. The scope is quite broad. It includes work in building services engineering, such as replacing ventilation and fire alarm systems, installing access control and locking systems in office buildings, or renovating gates and barrier systems for parking areas. We also frequently renovate entire floors or office buildings - or, as in this case, facades. We also offer concepts and solutions for the modernization and design of contemporary workplace environments.
How is your team structured to cover such a broad range of services?
My team in Basel consists of 20 employees from the fields of architecture, engineering, and relocation and project management. We manage client projects from northwestern Switzerland all the way to Central Switzerland. In addition, depending on the situation, we can call on the support of our 100 construction project management colleagues from across Switzerland. Depending on the task at hand, we have access to additional in-house experts with specialized knowledge. For example, in the area of Workplace Advisory, in operational facility management for the assessment of properties and facilities, in energy efficiency, or in the field of digital transformation when it comes to digital solutions related to the Internet of Things (IoT).
Are there any particular qualities that set ISS apart in construction project management?
Through facility management, ISS is integrated into the client’s operational processes. We understand the operations, workflows, and systems. From the very beginning, we consider what the best choice of materials and technology is for future operations - keyword: planning and construction project-accompanying facility management (pbFM). On the one hand, this has a positive impact on the operating costs that will arise later. On the other hand, the client can rely on us to ensure a seamless transition to regular operations.
Another advantage is our streamlined and transparent project organization. We compare price and performance in the market on behalf of our clients and provide them with a complete, comprehensive overview of the services rendered at all times - including those provided by third-party service providers. Thanks to our broad expertise and large pool of specialists under one roof, we can provide clients with comprehensive advice and offer modern, cost-effective, and flexible solutions.
You’ve been leading construction project management in the Northern Region for five years. What do you like about ISS?
When I was offered the position at ISS, I couldn’t imagine what I - as an electrical and industrial engineer - would be doing at a facility management service provider. So I Googled ISS and was surprised by the size of the company, its vast range of services, and the numerous job roles. Even after five years, I still experience and appreciate this diversity.