61 Hugo

property details · for a Hub House co-operative coliving project

area ✧ bakery next door, 10mins supermarket; good resto across the road, plus bistrot
✦ train 15mins Luchon (last 7:30pm; or 25mins bus from door)
✦ nice public garden riverside, tennis court 5mins
✦ (the road has no traffic, the mainroad bypasses entirely)

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on a newly reopened local rail line, with coordinated connections for Toulouse (just 10mins wait) running new hydrogen trains from 2027; access is good, 30mins from mainline with last 9pm (Toulouse departure 7:30pm)

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unremarkable but pleasant village on a small river, having great convenience for getting around — the notable small town of Luchon just 15mins train, with the well known ski station of Superbagnères (gondola; hiking/bikepark in summer) and a thermal spa, so being a lightly touristic destination the town is quite well provided for with a covered market hall and lots of restos
✦ there are of course others and villages
✦ the small city of Tarbes with airport is 1h drive (longer with transit) so suitable for occasional day trip

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paths starts 5–15mins up lane and climbs 750m, giving a min 2h circuit (1h bike) through steep woods; one there-back stroll to an old mine at 40mins
✦ the peaks surrounding are mostly around 1600m but one is 2100m, all can be hiked from the door; also good serious multi-day hiking as there's lots of refuges
✦ some climbing spots, kayaking and horse riding very close; 20mins drive are 2 other small resorts for airboard, nordic ski, snowshoe walks, mountain biking, mountain scooter, etc, however not recently had enough snowfall to remain open; 25mins walk/10 bike/bus to adventure centre with via ferrata; hikes to major peaks 30mins climbing to lakes and 2500m+; big indoor climbing centre (12.5m) 20mins bus

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Jul–Aug would be peak season, the (brand new) Luchon gondola is only open these months (plus ski season); winter would remain open at special rates, with a supplement during a 3-week xmas/nye special, plus skiing (late Jan–Feb) the remainder of feb and early march would prob be closed
✦ climate has good stable number of sunny days all year but obviously colder with no vegtation in winter, although only one month would have any significant risk of snow despite the low altitude; with winter still reaching 18° it would remain fairly pleasant but would favour work-focus rather than outdoor focus except during snow

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there's actually colivings in both adjacent valleys, yet they only have bus access, one at 1h20 train +40mins bus, the other 40mins train +2h30 on 2 buses being deeper into the mountains, this locatiton is 1h30 train; each would have a slightly different focus however this location might win for the transport and nice little town (neither the others have), plus this property will be fitout specifically for coliving, one does have a very nice building, the other is a hotchpotch with nominal workspace; one is 50mins drive thus meetups could occasionally be combiend half way somewhere, the other is nearly 2h but again half-way meetups possible

property detail ↗︎

property ✧ this is very well placed but the property is not quite ideal, a better one in the same effort/price range is #393 at the end of the valley, and indeed makes daytrips to both Toulouse and Tarbes possible by train however this has better nature on the doorstep despite being quite a bit smaller yet has expansion potential

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initial capacity: 6 rooms (all ensuite) plus 6 generous capsules
✦ additional work: 2 extra rooms; could be undertaken with no operational impact

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an odd set of buildings cobbled together, ideally needs some nominal rebuilding to maximise but actually would be fine without
✦ not usable as is mainly because messy with no functional space, but some rooms and bathrooms almost usable, also alreayd has some probably limited double-glazing

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front exposure is south-east (looses direct sun after midday bit longer winter)
✦ the middle section has a double-height sloped roof which would be interesting but is wasterful of space and hard to heat (recirculation would partly solve this)
✦ the middle has an unusual sets of stairs that part in two directions mid way and could become a nice feature
✦ esoteric facade could be made novel with some patching up, paint and climbing plants
✦ slate roofs seemingly ok

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could generously give 4 different common spaces
  ✧ casual, ground front/entrance: large bright with outlook and large windows, desks and sofas
  ✧ interactive, ground middle: medium muted kitchen-dining with sofa, possibly standing bar;
  ✧ adaptable, 1st middle: medium light no view but central throughfare through building, multi-use space with many sofas for films and talks
  ✧ library, 1st front: tiny light with outlook and balcony, desks and sofa
✦ for the capacity this is excessive only 2 are required, but the main lounge has no outlook

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ground
  ✧ front: 50m2 10 desks, 3 sofas, bikes/storage
  ✧ middle: 40m2 kitchen, dining (15), pantry
  ✧ back: 6 pods, 2 showers, toilet
✦ 1st
  ✧ front: 2 plus ensuite (with balcony), library (4 desks, sofa, balcony)
  ✧ middle: 25m2 multi-use lounge with 5 sofas, windows would be half glass blocks for privacy from neighbours and half sliding
  ✧ back: 2 standard ensuites (small windows)
✦ 2nd
  ✧ back: 2 plus ensuites (windows with views)
  ✧ roof terrace: callroom, summer kitchen, laundry, orangerie

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the back section where pods would be built has an extra high ceiling, and would allow a circa 1.6m wide open spacein front of them where there's two small windows for some natural light, but would be decorated with warm lighting features
✦ pods would be very generous, min 1.5m high, possibly even standing height, plus 1.6m wide, i.e. suitable for a double but actuallly having space to the side, plus 3.3m+ deep for both space at the entrance and storage at the end; would have air circulation with option of fresh
✦ the middle mezzanine would be reduced slightly increasing the usable space

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parcel 873 157m2
  ✧ front 52m2*2; 7m deep, 6.5m wide
  ✧ middle 38m2*2 open from 1st to top with stairs at back; 4.5m deep
  ✧ end 28m2 *3; 4m deep 6.5 wide;
  ✧ ground 120m2, front 4 windows/doors across, very small elevated windows on side, no others(!), could potentially add a high side window at middle
  ✧ 1st 4 windows across, and 1 side window; middle long side window,
  ✧ 2nd; end would be 2 plus with small south windows and ensuite

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improvements:
  ✧ the roof over the stairs could add a skylight, improving light to both the lounge and dining

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there's multiple possible layouts for the middle/front
  ✧ a. more common spaces: (as above) 2 plus rooms having balconies, a library space with 3-4 desks and a sofa, and multi-use lounge in the middle
  ✧ b. less common space: 4 standard ensuites at the front each with balcony, also multi-use lounge in the middle
  ✧ c. additional build: (goal) smaller 25m2 lounge on rooftop terrace with outlook, 1st middle would become 2 rooms; the library would add 2 desks exclusively as focus workspace; roof would be flat with additional terrace
  ✧ d. rebuild middle: would gain an extra floor above opening onto the roof terrace, this would add 2–3 rooms, and could regardless be undertaken later, 2 rooms would be on the 1st, with the lounge moved up alongside one room

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tax likely ~€1800 post work, <€1k currently