Preliminary Study for a Small B&B, Varazze 345 m² · 2026

Facciata dell’edificio residenziale con cortile interno e piscina dopo la proposta di trasformazione. Residential building façade with courtyard and pool after transformation concept.

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CONTEXT

Three-storey residential building located in Varazze on the Ligurian coast, within walking distance from the sea.

Edificio residenziale esistente prima dell’intervento di riconfigurazione degli spazi. Existing residential building before spatial reconfiguration study.
Dettaglio di intonaco degradato con crepe e stratificazioni tipiche di edifici vicino al mare. Weathered plaster detail with cracks and layered surfaces typical of coastal buildings.
Dettaglio di persiane in legno deteriorato e superfici esposte in contesto costiero ligure. Detail of aged wooden shutters and exposed surfaces in Ligurian coastal context.

The property consists of three residential levels with one unit per floor.
The building is organized around an external courtyard and garden.

Plot area: 590 m²
Building footprint: 126 m²
Total built area including staircase: 345 m²Plot area: 590 m²
Building footprint: 126 m²


Total built area including staircase: 345 m²

Pianta piano terra esistente dell’edificio prima della riorganizzazione degli spazi. Existing ground floor plan of the building before spatial reconfiguration.
Pianta primo piano esistente dell’edificio prima dello studio di trasformazione. Existing first floor plan of the building before transformation study.
Pianta secondo piano esistente con distribuzione originaria degli spazi. Existing second floor plan with original spatial layout.

OBJECTIVE

To explore the possibility of converting the property into a small domestic B&B with a swimming pool, while maintaining the existing structure and minimizing structural interventions.

The objective was to reorganize the interior spaces into units suitable for short-term coastal hospitality.

The study focused on:

limiting volumetric interventions.

reorganizing the spatial layout

preserving the existing structure

PROJECT DECISION

During the preliminary phase two scenarios were evaluated.

Scenario 1

Creation of a common ground floor space including reception, breakfast area and kitchen/bar.

Scenario 2

Transformation of the building into three independent units, one per floor, suitable for short-term rental.

The first option was rejected due to:

limited ground floor surface

potential administrative complexity related to shared hospitality functions.

Scenario 2 was selected because it offers:

the possibility to sell units individually if needed.

simpler regulatory management

operational flexibility

STRATEGY

The proposal is based on a set of spatial principles.The analysis focused on circulation logic and internal movement, considering the relationship between entrances, the staircase and the individual units.

Facciata dell’edificio residenziale con cortile interno e piscina dopo la proposta di trasformazione. Residential building façade with courtyard and pool after transformation concept.

Un altro elemento centrale è stato l’orientamento della luce naturale, considerando la vicinanza al mare e il carattere aperto dello spazio esterno.

L’intervento mira a valorizzare la struttura esistente senza trasformazioni radicali.

SPATIAL STRUCTURE

The existing staircase remains in its original position.

The internal layout has been reorganized to improve the clarity and usability of each unit.

The ground floor apartment gains a more independent access, separated from the circulation towards upper floors.

Access to the second level remains connected to the existing staircase.

Shared spaces are minimized and primarily located in the external area.

Proposta di distribuzione del piano terra con appartamento indipendente e accesso diretto al giardino e alla piscina. Proposed ground floor layout with independent apartment and direct access to garden and pool.
Proposta di distribuzione del primo piano organizzata come unità abitativa per ospitalità temporanea. Proposed first floor layout organized as apartment unit for short-term accommodation.
Pianta secondo piano esistente con distribuzione originaria degli spazi. Existing second floor plan with original spatial layout.

ENVELOPE & EXTERNAL NODES

The outdoor space is organized around a garden and a small swimming pool area.

Key elements include:

38 m² swimming pool

relaxation area with sun loungers

garden space

direct access from one apartment to the pool area

Plot area: 590 m²

The outdoor environment becomes the main shared space for guests.

Planimetria del sito con edificio esistente, giardino e area piscina prevista per piccolo B&B a Varazze. Site plan showing existing building, garden layout and proposed pool area for small B&B in Varazze.

MATERIAL DIRECTION

The material strategy follows the traditional language of Ligurian architecture.

Primary materials:

traditional plaster facade

wood elements

stone or mineral plaster surfaces

The aim is to maintain a simple architectural language consistent with the local context.

INTERIORS

The interior approach is minimal and inspired by traditional Italian houses.

Key elements:

exposed wooden beams

tactile natural surfaces

neutral colour palette

open-plan spatial structure

Spaces are designed for flexible use and short-term stays.

Zona living di un B&B a Varazze, Liguria, parete in pietra con area TV, travi in legno a soffitto, pavimento in pietra, divano lounge e ampie aperture con vista mare e accesso alla piscina. Living area of a B&B in Varazze, Liguria, stone feature wall with TV area, exposed wooden beams, stone flooring, lounge seating and large openings with sea view and access to the pool.

RESULT

The study demonstrates how an existing residential building can be reinterpreted for a small-scale hospitality use.

The intervention:

improves spatial functionality

preserves the original structure

introduces a compact hospitality program compatible with the coastal context.

In a tourist-oriented area, a small number of independent units combined with shared outdoor spaces creates a simple and sustainable operational model.

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