Above & Beyond Resort hotel

Modern five star hotel resort development


TypeBuilding development
Land development
Onsen development
ServiceProject Management
AreaKabayama, Niseko
(Concept architect)
(Compliance architect)
Peter Silling & Associates
(Interior design)
BuiltCancelled in 2009
Budget> 100 mUSD with villas
  • 14,935 m²
  • 16,000 m²
  • 162 m
  • 13 x Studios (54 m²)
    58 x 2BDR (108 m²)
    6 x 3BDR penthouses (179 m²)
  • 77
  • B2F - 4F


This project was initiated by a team of expert hoteliers with extensive experience around the globe and was meant to bring an international flavor and create the quintessential all-season resort in Niseko for its wealthy clientele, with all the luxury, including a genuine onsen, a spa, a conference center, two bars and views of Mt Yotei through the surrounding forest.

Due to the forest development restrictions, requirement of development approval, onsen development and diversified project team, this project was one of the most complex in Niseko.

Above & Beyond Resort project was Franck Giral’s first project in Niseko. The project’s size and complexity is what started Franck’s still ongoing journey to learning and mastering the Japanese architecture, construction, land development and onsen regulations. 

The Global Financial Crisis of 2008 put an end to this project that was meant at the time to become Niseko’s new benchmark of international developments.

Main Features

  • Five star hotel
  • Indoor and outdoor Japanese onsen baths
  • 25 m underground lap pool
  • Open space library
  • Conference center
  • Ski concierge
  • Gym with yoga room
  • Spa with 6 treatment rooms
  • Day care
  • Sauna
  • 2 bars
  • Gourmet restaurant
  • Sunken outdoor terrace
  • 1.6 m wide covered balconies

Project Partners