Overall good location and a well maintained and renovated building with some nice original features, although some of the areas and furnishings were a bit kitch. I have ranked this hotel a 1 for condition/maintenance because the care park is a rough and dusty area in front of the hotel which I found unacceptable, and worst of all, for most of the time there was a smell of sewage outside, inside the hotel entrance and inside our bedroom. I accept that it may be a general issue in that part of the town, but it was really unpleasant. It was so much so in our room (109), that this combined with the noise due to function outside, led us to request a change or room. Both issues were resolved. Suggest you avoid a ground floor room adjacent to recpetion if at all possible because of this, and because you can hear everything happening at reception. This is not a cheap hotel, and I was disappointed that the breakfast was not included. It was also of a quality below what I would expect when charged and in a 4 star hotel. All the staff at reception were absolutely great - so helpful, friendly and pleasant, and dealt extremely well with our request for a room change, following up with a personal note of apology from the management and a complimentary breakfast. If they can get the car park surfaced and the drain issue resolved it will excellent.