LOCANDA DELL’AMICIZIA - INN OF FRIENDSHIP

LOCATION.

The structure is located in Loc. Vallebuia (see Tav. 1 - Corografia), starting from the Vallebuia ditch and on the orographic left, and extends inside the valley, on the sunniest part. The average altitude is about 130 m above sea level, the distance from Seccheto is about 1250 m along the asphalt road, the distance from Marina di Campo is about 7 km. The renowned beaches of Cavoli and Fetovaia are about 1km E and W from Seccheto.

It is divided into two separate bodies: the historic complex, the main one, with the reception, the restaurant and the owners' homes. And the secondary one, the dependance built later, with the large rooms and the garages underneath. For a good understanding of the layout of the property, see Tav. 1a - General planimetry, Tav. 1b - Map extract, and Tav. 1c - Satellite cadastral map.

STRENGTHS.

The location is very quiet and super panoramic, with views of the sea and the islands of Montecristo and Giglio. It is well connected to the coast by a wide asphalted road; the distance is contained, and allows you to reach the sea and the beach of Seccheto also on foot, in about twenty minutes. The beaches of Fetovaia, Cavoli and Palombaia are just a few minutes away. Well set back, in low season it enjoys a mild climate, while summers are never torrid, as the sun sets earlier in the evening behind Monte Cenno, and thanks to the breeze that descends at night from the ridge of Monte Capanne and Calanche, cool and dry.

The structure is very articulated, never more than 3 levels, there are many gardens and terraces, which gives it the character of a village.  Each room has an independent entrance from the outside. All rooms are air-conditioned. The restaurant is very spacious, ideal for groups, but also for parties and celebrations. There is ample parking both inside and outside the building, and dozens of cars can be accommodated. The gardens are extensive and well-tended, with plenty of flowers and ornamental and fruit trees. The gardens provide many of the ingredients used in the restaurant and are in a good state of repair.

The accommodation capacity is high: from a minimum of 52 to a maximum of 90 beds, which makes it possible to accommodate even large groups.

It is ideal for family management, with a restaurant and full or half board, but can also be transformed into a B&B with bar/snack. The opening season is very long, and often extends into the winter holidays.

CONSISTENCY.

A) MAIN COMPLEX. The main complex (see Table 1a) is built on five levels, following the course of the hill, on large terraces, so that the valley side walls are generally limited to 1 or 2 levels: 1st floor, mezzanine floor (PR), PT, S1 floor and S2 floor. The various residential levels, and their terraces and gardens, are bordered by private greenery and walls, including retaining walls, and communicate with each other by means of walkways and internal and external staircases.

The buildings dedicated to the receptive activity are arranged on all 5 levels. There are also two flats used by the owners, located on the 1st floor and on the 1st floor.

Two rooms used as garages, a large storage room and a large technical volume are also part of the main complex on the 2nd floor. The courtyard is irregularly shaped, it surrounds the whole complex, and is divided into gardens and squares; the rooms are generally equipped with an external appurtenant courtyard.

The total usable area is about 825 square metres, while the covered area is about 1037 square metres.

B) SECONDARY COMPLEX. The secondary complex (see Table 1a) is built on two bodies, each on three levels: 1st floor, ground floor and S1 floor. The first two levels are residential, while the ground floor level is used as a garage and technical rooms. The two bodies are connected by terraces, stairs, gardens and walkways.

The total covered area of the buildings constituting the secondary complex is about 900 square metres, of which about 400 square metres are not residential.

C) LOCANDA DELL'AMICIZIA (combination of the two complexes A and B).

The structure includes 26 rooms, for a total of 52 standard beds, but beds and cots can be added in the rooms, up to a maximum of about 90 beds; and 2 flats, used by the owners. The total covered area of the buildings is over 1,900 square metres. The land area, including gardens, courtyards, vegetable gardens, terraces, paths and car parks, is over 9,100 square metres. The total area of the property exceeds 11,000 sqm.

ARTICULATION.

A) MAIN COMPLEX.

On the 1st floor (see Table 2) there are 2 bodies: one used as a reception area, with balcony and bar room, the other comprises one of the dwellings for the use of the owners.  The usable area is 104sqm, the covered area is about 130sqm.

At the PR (see Table 3) there is a single body, with a main entrance and 3 secondary entrances, with 3 dining rooms, 2 of which are adjoining; the third communicates with an office room and a relaxation room, both with external access. The usable surface area is 216 square metres, the covered surface area is 264 square metres.

On the ground floor (see Table 4) there are 2 adjoining bodies, composed respectively of 4 double bedrooms and one bedroom and one two-room apartment. There are 2 other separate bodies, one consisting of the kitchen, the pantry and a service bathroom; the other consists of the equipment storage room. The usable surface area is 178sqm, the covered surface area is 219sqm.

On the first floor (see Table 5) there are 3 adjoining bodies, connected by external stairs and open spaces, comprising 4 and 3 double bedrooms respectively, while the third comprises a two-room apartment for the use of the owners. This level has a usable area of 164sqm and a gross area of 219sqm.

On the second floor (see Table 6 and Table 6bis) there are 2 bodies: one consisting of 3 double bedrooms and the other of a two-room apartment, 2 garages, a storeroom and a large technical volume. The usable area is 162sqm, the covered area is 281sqm.

B) SECONDARY COMPLEX.

On the 1st floor (see Tav. 8 and Tav. 9 - Cross section) each of the 2 bodies includes 2 double rooms with bathroom and large covered panoramic balcony. The uphill building has a covered surface of about 100 sq.m., the downhill one of about 110 sq.m., for a total of about 210 sq.m. on this level.

On the ground floor (see Table 10) the uphill section has 2 double bedrooms with bathroom and a large covered balcony with a panoramic view, while the downhill section has 3 bedrooms with the same characteristics. Terraces, passages and stairs complete the structures. The upper part of the building has a covered surface of about 120 square metres, while the lower part has about 180 square metres, in addition to the terraces and solarium, one for each part. The total covered area of this level is about 300 sqm.

On the first floor (see Table 11), each of the two bodies is divided into 3 large garages, facing the valley, while on the upstream side there are large technical spaces, created using the cavities, used as warehouses for various storage. The total covered area is about 400 square metres, not residential.

STATE OF PRESERVATION AND AGEING

The hotel is in an excellent state of maintenance, and does not require substantial building renovation. The systems are up to standard, both electrical and hydraulic.

The state of preservation is good, there are no traces of humidity. The wooden window frames are also in good condition. With regard to access, not all rooms are accessible to the disabled.

URBAN CONFORMITY

The complex has been subject to extension and restructuring with building permission n. 16 of 4/2/1993 3 subsequent building permit n. 724/1994. At the time of the deed, the certification of conformity with the urban and cadastral regulations will be provided.