International design firm Snøhetta has partnered with Japanese hospitality group NOT A HOTEL to create a groundbreaking vacation home concept in Hokkaido’s renowned ski destination, Rusutsu. NOT A HOTEL Rusutsu is scheduled to debut in spring 2029, introducing a hybrid model that merges private co-ownership with hotel-style operations. This innovative approach aims to redefine the way luxury travellers experience seasonal retreats in Japan.
The 1,200-square-metre structure features two linear volumes arranged perpendicularly, with each gently curving to follow the site’s natural topography. The lower volume sits partially underground, housing wellness facilities including a gym and sauna, while the upper volume hovers above ground level to maximise views of Mount Yōtei.
Snøhetta’s design centres around a courtyard that serves as the building’s heart, intended for both communal gatherings and quiet reflection. The elevated volume contains the primary living spaces: living room, kitchen, dining area, outdoor bath, bedrooms and study, all connected to create seamless indoor-outdoor transitions.
Architecture inspired by celestial positioning
The NOT A HOTEL Rusutsu design draws inspiration from the concept of zenith, the highest point in the celestial sphere above a given location. This metaphor influences both the physical elevation of living spaces and the intended visitor experience, creating what Snøhetta describes as spaces that “uplift as much as they offer respite.”
Floor-to-ceiling glass facades and expansive windows blur boundaries between interior and exterior spaces, while locally sourced wood and stone help integrate the structure with its mountain setting. The partially subterranean wellness facilities provide both visual subtlety and natural insulation, reducing the building’s visual impact on the dramatic landscape.
Redefining vacation home ownership
View this post on Instagram
NOT A HOTEL Rusutsu operates on a hybrid model that allows individual co-ownership while maintaining hotel-style operations when owners are not present. This approach aims to balance the intimacy of a private retreat with the flexibility of shared hospitality access.
The location capitalises on Rusutsu’s seasonal duality, world-class powder snow conditions in winter transform into lush hiking terrain during summer months. Snøhetta’s design accommodates both identities, creating spaces that function across Hokkaido’s dramatic seasonal changes.
The retreat’s central courtyard and extensive use of natural materials reflect Snøhetta’s commitment to creating architecture that responds to its environment while providing elevated experiences for guests seeking connection with nature.
NOT A HOTEL Rusutsu signals a bold departure from the conventions of vacation home ownership. By merging architecture, hospitality, and sustainability, the project sets a precedent for how luxury retreats can evolve in the coming decade. Positioned within one of Japan’s premier mountain destinations, it promises a model of living that prioritises connection with nature, cultural resonance, and shared experience.
Quick summary – NOT A HOTEL Rusutsu:
- 🏔️ Location: Rusutsu, Hokkaido, Japan
- 📅 Opening: Spring 2029
- 🏗️ Architect: Snøhetta in collaboration with NOT A HOTEL
- 🏠 Size: 1,200 square metres across two curved volumes
- 🏔️ Views: Mount Yōtei from elevated living spaces
- 💆♀️ Wellness: Subterranean gym and sauna facilities
- ✨ Concept: Co-ownership with hotel operations when owners absent
