Foreword

TCVN 12870:2020 was compiled by the National Institute of Architecture, proposed by the Ministry of Construction, appraised by the Directorate for Standards, Metrology and Quality, and announced by the Ministry of Science and Technology.

1 Scope

This standard specifies the general requirements for the design of newly constructed or renovated resort villas within the premises of resort hotels.

2 Normative references

The following referenced documents are indispensable for the application of this standard. For dated references, only the edition cited applies. For undated references, the latest edition of the referenced document (including any amendments) applies.

TCVN 2622, Fire prevention and fighting for buildings and constructions – Design requirements;

TCVN 4474, Internal drainage – Design standard;

TCVN 4513, Internal water supply – Design standard;

TCVN 4605, Thermal engineering – Building envelope – Design standard;

TCVN 5674, Finishing works in construction – Execution and acceptance;

TCVN 5687, Ventilation – Air conditioning – Design standard;

TCVN 7114, Ergonomics – Lighting of work places;

TCVN 7447, Electric installation of buildings;

TCVN 7958, Protection of constructions – Termite control for new building works;

TCVN 9206, Installation of electrical equipment in buildings and structures – Design standard;

TCVN 9207, Installation of electric conductors in buildings and structures – Design standard;

TCVN 9359, Dampproofing of building foundation – Design and construction;

TCVN 9362, Foundation of buildings and structures – Design standard;

TCVN 9385, Protection against lightning for structures – Guidelines for design, inspection and maintenance;

TCVN 9386, Design of structures for earthquake resistance.

3 Terms and definitions

For the purposes of this standard, the following terms and definitions apply:

3.1

Resort hotel

Tourist accommodation facility built in the form of blocks or groups of villas, tower houses, apartments, in areas with beautiful natural landscapes.

3.2

Villa

Detached house with yard, garden, fence and separate entrance, with no more than three main floors (excluding stair roof floor, roof floor and basement), with at least three elevations facing the yard or garden.

3.3

Resort villa

Villa constructed within the premises of a resort hotel, equipped with facilities and amenities for tourists to rent and self-service during their stay.

3.4

Building coverage area

The total ground contact area of the 1st floor/ground floor along the outer edge of the enclosing walls of the resort villa, including the courtyard/porch (with roof) of the 1st floor/ground floor supported by columns or load-bearing walls; Excluding the balcony area and the courtyard/porch covered by balconies. In case the resort villa has shared walls, it is calculated according to the centerline of the shared walls.

3.5

Total floor area

The total floor area of the resort villa and the auxiliary floor area, in which:

• The floor area of the resort villa is the total floor area of all floors of the resort villa including: basement, semi-basement, mezzanine, attic, mansard roof and stairwell area (if any);
• The auxiliary floor area includes: swimming pool, ornamental pools, fishing huts and courtyards/porches not included in the floor area of the resort villa (if any).

3.6

Usable area

The floor area is calculated according to the net dimensions of the resort villa, including the floor area considering the walls/partitions between rooms inside the resort villa, the balcony area, loggias; Excluding the floor area with load-bearing columns/walls, with technical boxes located inside the resort villa.

3.7

Net dimensions

Dimensions measured to the inner edge of the wall/partition/glass frame/balustrade finishing layer adjacent to the floor surface (excluding interior decorative details such as baseboard/molding/cornice…). For balconies, loggias, the entire floor area is calculated, in case there is a shared wall edge, it is calculated according to the inner edge of the shared wall.

3.8

Net height

The height from the finished floor surface to the underside of the load-bearing structure or the finished ceiling or the technical system of the floor. In case the load-bearing structure is a beam on the partition wall, the net height is measured to the underside of the secondary beam or floor.

3.9

Net width

The distance between the two nearest opposite edges of the finished structure or component of the building (excluding interior decorative details such as baseboard/molding/cornice…).

3.10

Main living rooms

The rooms in the resort villa are used independently or in combination of functions. Main living rooms include bedrooms, common living rooms, reception rooms, dining rooms.

3.11

Auxiliary rooms/spaces

The rooms/spaces in the resort villa have auxiliary functions, including: kitchen, sanitary, storage, laundry, balcony, loggia.

3.12

Balcony

A protruding floor with access, projecting beyond the exterior wall of a building.

3.13

Loggia

A recessed floor with access, set back within the exterior wall of a building.

4 General principles

4.1 The land for the construction of resort villas is located within the premises of the resort hotel, in accordance with the approved land use planning, land use plan, and detailed planning by the competent authority [3].

4.2 Resort villas must ensure the requirements on structural safety and design life of the works. Construction is not allowed on areas with geological hazards (landslides, earth slides…), areas with flash floods, frequent flooding without technical measures to ensure safety for the construction area.

4.3 The resort villas must be arranged according to an appropriate operational chain and ensure convenience in access and use, with clear traffic flows without overlap; At the same time, they must ensure separation and independence in terms of layout and space; Not affecting each other in terms of sanitation and aesthetics.

4.4 The overall layout of the resort villa must be considered comprehensively, including technical parts located outside the main works, taking into account future development plans.

4.5 The area of the land plot for the construction of a resort villa including the garden must not be less than 150 m².

4.6 Building density, land use coefficient, height of resort villas shall comply with the detailed planning and urban design approved by the competent authority.

4.7 The area of green garden, landscape, traffic, auxiliary works outside the house (if any) must reach at least 40% of the land area for the construction of the resort villa.

4.8 Resort villas must be designed with appropriate yards, gardens, and surrounding spaces, with a cool and clean environment. Architectural solutions ensure safety, aesthetics suitable to the natural characteristics and climate of the area, ensuring ventilation, sustainable development and environmental friendliness.

4.9 Organization of clear functional zoning between parts in the resort villa, with a reasonable and convenient operational chain; Ensuring the relationship as well as the privacy between functional spaces.

4.10 Resort villas need to ensure the requirements on fire and explosion safety [11] and relevant regulations. The equipping, arrangement, inspection, and maintenance of fire prevention, fighting and rescue equipment must comply with the requirements of current regulations.

4.11 Resort villas need to meet the following requirements:

• Ensure accessibility for people with disabilities [13];
• Use energy efficiently [12];
• Life and health safety [10];
• Maximizing natural ventilation and lighting, prioritizing the position, direction of natural lighting and ventilation for main living rooms;
• Termite control according to the selected technical standards;
• Maintenance according to the correct process.

5 Architectural design requirements

5.1 When designing resort villas, it is necessary to ensure the following requirements:

• Luxurious and aesthetic architecture, in harmony with the environmental landscape, encouraging the inheritance of traditional architecture;
• Have an independent premises;
• Have garden landscape, green trees;
• Have separate entrances for vehicles and pedestrians;
• The facade details such as doors, windows, sun shades, bay windows, balustrades, balconies, loggias, roofs, moldings, cornices, stripes, steps… must be designed to suit the wind direction and sun direction.

5.2 The rooms/spaces in the resort villa need to be spaciously designed, with a reasonable chain of use, flexibly adapting to the need for space conversion, with openings and contact with the outside space, including:

1) Lobby, foyer;

2) Main living rooms: living room, common living room/space, bedroom, dining room;

3) Auxiliary rooms/spaces: kitchen, bathroom, storage, balcony, loggia…;

4) Stairs, corridors.

5.3 The minimum net height of rooms/spaces in the resort villa needs to meet the following requirements:

• Main living rooms: not less than 2.7 m;
• Lobby, foyer and auxiliary rooms: not less than 2.4 m.

5.4 The minimum usable area of rooms/spaces in the resort villa is specified in Table 1.

Table 1 – Minimum usable area of rooms/spaces in resort villas

Unit: square meter (m²)

5.5 The main entrance must lead to the lobby or foyer and have a convenient connection with other spaces in the resort villa.

5.6 The living room and the common living room/space must have a convenient connection with the lobby/foyer.

5.7 Bedrooms should be located in a position to catch cool breezes, limit cold winds, ensure ventilation, quietness and independence from other rooms/spaces.

5.8 Balconies and loggias should be designed with sufficient area to ensure shading, ventilation to create a cool environment for the house. The height of the balustrade is not less than 1.10 m (measured from the finished floor surface).

NOTE: Bedrooms can be designed with private bathrooms with a system of porches/loggias/balconies to form a resting and relaxing space.

5.9 The kitchen is arranged adjacent to the dining room and must ensure hygiene, ventilation, and smoke extraction.

5.10 The dining room can be arranged adjacent to the common living room/space.

5.11 Bathrooms should be designed to ensure natural lighting and ventilation:

• Common bathrooms can be designed on each floor and in a position suitable for use;
• Private bathrooms are designed adjacent to the bedrooms.

5.12 The vacation villa may include a laundry room with separate storage space.

5.13 The staircase should meet usage needs and can be designed as an integral part of the lobby space or placed directly in the living room, serving as a decorative element.

• The clear width of the stair flight should not be less than 0.90 m. The width of the stair tread should not be less than 0.25 m, and the height of the stair riser should not exceed 0.19 m.
• The height of the stair handrail should not be less than 0.90 m;
• The gap between the vertical bars of the stair railing should not exceed 0.10 m and should be constructed to be difficult to climb.

5.14 The clear width of the entrances and passageways to the main living spaces should not be less than 0.90 m, and the clear height should not be less than 2.00 m; the clear width of the entrances to auxiliary rooms should not be less than 0.80 m.

5.15 The windows of the vacation villa must ensure safety in terms of mechanical strength, wind pressure resistance, water penetration resistance, air leakage, and sound insulation.

5.16 Floors and foundations should meet the technical requirements specified in TCVN 9359 and TCVN 9362;

5.17 The roof should ensure thermal insulation and waterproofing functions in accordance with the selected applicable standards and current regulations.

6 Requirements for Structural Design

6.1 The structure should be designed to be safe, durable, and able to withstand the most unfavorable loads and load combinations acting upon it, including time-dependent loads and loads related to Vietnam’s natural conditions (hurricanes, earthquakes, lightning, flooding).

NOTE: Data related to Vietnam’s natural conditions are taken from regulation [9].

6.2 The structural system should have a clear and easily controlled load-bearing scheme. Standardization and typification of load-bearing structures and enclosures are encouraged while still ensuring flexibility and diversity in architecture.

6.3 The structural solution should fully meet the technical and economic criteria, be suitable for the scale and number of floors, and ensure spaces and architectural solutions.

6.4 Earthquake-resistant design and calculation should comply with the provisions in TCVN 9386.

6.5 The materials used must meet the requirements for fire resistance, sound insulation, thermal insulation, and durability against the impacts of climate, environmental corrosion, biological agents, and other harmful agents, ensuring that the building structure has load-bearing capacity and normal usability without major repairs throughout the design service life of the building.

6.6 The design service life of the building must be clearly stated in the design documentation and other documents of the building as required by law. At the end of the designed service life of the building, the investor/investment decision-maker should provide notification and conduct an inspection and quality assessment of the building to take intervention measures to extend the service life or other handling measures as prescribed by law.

6.7 The use of recycled materials, environmentally friendly materials, and local materials is encouraged.

7 Requirements for Fire Prevention and Firefighting

The design of fire prevention and firefighting for vacation villa buildings should comply with the provisions in TCVN 2622 and must adhere to current regulations [11].

8 Requirements for Building Services Systems

8.1 Water Supply

8.1.1 The water supply system should continuously meet usage needs, comply with the provisions in TCVN 4513, and ensure hygiene quality according to current regulations [8].

8.1.2 The firefighting water supply system must comply with current regulations [11].

8.1.3 The internal water supply pipeline network must be placed in technical boxes, minimizing placement together with ventilation and vent ducts.

8.1.4 Continuous water supply for water usage needs in the vacation villa building must be ensured. Fully utilize the pressure of the external water supply pipeline. In case of insufficient pressure and water flow, water tanks, pumps, or other pressure-boosting devices must be provided.

8.1.5 It is recommended to install a pressure water tank or water storage tank on the roof to ensure the stored water volume for adjusting the uneven water supply regime.

8.2 Drainage

8.2.1 The drainage system should comply with the provisions in TCVN 4474.

8.2.2 The domestic wastewater drainage system should be designed according to the gravity flow regime, separating toilet wastewater from bathing and domestic wastewater.

8.2.3 The stormwater drainage system should be designed separately from the domestic wastewater system, ensuring stormwater drainage in all weather conditions throughout the year. The stormwater vertical pipes must not leak, be arranged without affecting architectural aesthetics, and should be connected to the common drainage system.

8.2.4 The entire wastewater drainage system should be installed underground and connected to the area’s common drainage system. In case of using open drains or ditches, they must have covers.

8.3 Waste Collection

8.3.1 A reasonable and convenient waste collection point should be arranged to ensure the collection of all generated waste with a storage time not exceeding 1 day.

8.3.2 The waste collection and transportation method must be compatible with the area’s waste management approach.

8.4 Electricity Supply – Lighting – Lightning Protection – Noise Reduction

8.4.1 The electrical wiring system should be designed independently from other systems and ensure easy replacement and repair when necessary, in accordance with the provisions in TCVN 7447, TCVN 9206, TCVN 9207, and current regulations [14].

8.4.2 Electrical distribution panels must have a grounding wire and automatic protection devices in case of faults. The electrical distribution panels must be made of suitable materials according to the selected applicable standards and have appropriate sizes for the electrical circuits.

8.4.3 The electrical system is protected by circuit breakers. Electrical outlets and junction boxes installed in bathrooms and kitchens should be designed and placed at appropriate positions and heights in relation to the furniture.

8.4.4 The interior lighting should fully utilize natural lighting. Heat prevention, sun shading, and wind shielding solutions should not affect natural lighting, and measures for using energy efficiently and effectively should be applied.

8.4.5 The artificial lighting design should limit glare, comply with the provisions in TCVN 7114, and ensure efficient energy use according to current regulations [12].

8.4.6 In case the corridors, staircases, floor lobbies, basements, and semi-basements do not have natural lighting, lighting should be provided to disperse people during emergencies.

8.4.7 The lightning protection system should comply with the provisions in TCVN 9385.

8.4.8 The sound insulation index and noise reduction design should comply with current regulations [15].

8.5 Ventilation and Air Conditioning

8.5.1 The design of ventilation and air conditioning systems should comply with the provisions in TCVN 5687 and current regulations.

8.5.2 The ventilation and air conditioning system should utilize natural ventilation and have reasonable technological solutions, architectural solutions, and structural solutions to ensure hygiene requirements, technical standards, and efficient and effective energy use.

8.5.3 Building envelope structural design solutions should be used to retain heat, limit cold winds in winter, avoid heat in summer, and comply with the provisions in TCVN 4605.

8.5.4 Local ventilation should be provided for kitchen, bathroom, and toilet areas. Natural ventilation solutions for the main living spaces through the kitchen or toilet should not be used.

8.6 Communication and Telecommunications

8.6.1 The communication and telecommunications system should be designed in a synchronous manner inside and outside the building, meeting current and future usage needs. There should be lightning protection solutions for the antenna masts.

8.6.2 The system should be arranged with pre-installed cable ducts inside the walls, and junction boxes should be provided on each floor.

8.6.3 The communication and telecommunications system should ensure safety, convenience for operation and connection with service providers’ systems, and ease of replacement and repair.

8.6.4 A security camera system can be designed and installed according to the needs and characteristics of the building.

9 Requirements for Finishing Works

9.1 Finishing works should comply with the provisions in TCVN 5674 and TCVN 7958.

9.2 The exterior design should harmonize elements such as materials, colors, decorative details, and blend with the surrounding landscape, in accordance with the building’s function.

9.3 Architectural details of the façade such as windows, doors, handrails, balconies, loggias, moldings, roof details, etc., should be designed to ensure user safety and not affect the operation of equipment and external building maintenance facilities.

References

[1] Law No. 30/2009/QH12 dated June 17, 2009, Urban Planning Law;

[2] Law No. 38/2009/QH12 dated June 19, 2009, Law Amending and Supplementing a Number of Articles of Laws Related to Basic Construction Investment;

[3] Law 45/2013/QH13 dated November 29, 2013, Land Law;

[4] Law No. 50/2014/QH13 dated June 18, 2014, Construction Law;

[5] Law No. 52/2005/QH11 dated November 29, 2005, Environmental Protection Law;

[6] Law No. 65/2014/QH13 dated November 25, 2014, Housing Law;

[7] Law No. 09/2017/QH14 dated June 19, 2017, Tourism Law;

[8] QCVN 01-1:2018/BYT, National Technical Regulation on Quality of Clean Water Used for Domestic Purposes.

[9] QCVN 02:2009/BXD, National Technical Regulation – Natural Condition Data for Construction;

[10] QCXDVN 05:2008/BXD, Vietnam Building Code – Residential and Public Buildings. Life Safety and Health.

[11] QCVN 06:2019/BXD, National Technical Regulation on Fire Safety for Buildings and Structures;

[12] QCVN 09:2017/BXD, National Technical Regulation on Energy Efficient Buildings;

[13] QCVN 10:2014/BXD, National Technical Regulation on Construction for People with Disabilities to Access and Use;

[14] QCVN 12:2014/NXD, National Technical Regulation on Electrical Systems of Buildings and Structures;

[15] QCVN 26:2010/BTNMT, National Technical Regulation on Noise;