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For 38 Murrays Road, a proposed environmentally and family friendly hostel
I have purchased a 12 bedroom HMO with a ground floor flat on 38 Murrays Road, Douglas on 2nd December 2016
The building did not meet fire regulations, health and safety regulations, had dry rot and serious structural issues, and so it is closed for refurbishment.
I am proposing to open a hostel with a bike rental unit and a small launderette. The entire ethos of the operation, and the accompanying marketing campaign for promoting the hostel would be based on economic sustainability, efficiency and environmental friendliness.
The Department of Economic Development (DED) state in their April 2017 publication that the Island is in need for new or above serviced accommodation, on a smaller, less formal scale in addition to hotel accommodation.
DED's Tourism Function state in their 2016-2021 Destination Management Plan that the Island wishes to target the short break and family markets, and that these are markets the DED actively wishes to stabilise an otherwise evident decline in. The lack of family-friendly accommodation is highlighted in this plan as a barrier to visiting the Island, and a desire to develop "Family friendly accommodation both serviced and self-catering" and "Accommodation suitable for multi-generational holidays" are listed as products which need to be developed.
The Programme for Government, unanimously approved by Tynwald in January 2017, sets out the aims of the Government for the next five years, and a high level plan to achieve them. Please find below a short list of those most relevant to my proposal:
The proposed business would contribute towards all of the above governmental goals.
The hostel would be located at 38 Murrays Road in Douglas, which is a 5 minute walk from the Villa Marina bus stop, where visitors can alight from airport buses or trams and buses from the Lord Street/Sea Terminal area. I therefore plan to promote Go Explore cards, enabling tourists to travel on all bus and rail services including the Douglas Horse Trams for 1, 3, 5 or 7 consecutive days, by encouraging them to buy the pass on arrival {{image:185015}}
38 Murrays Road (house and apartment) can be renovated into a 4* hostel with
It is also proposed to build a bike rental unit. The rooms would be as follows:
All the rooms have been measured and comply with UK hostel standards of per bunk bed and per Double/King Size beds. Rooms with bunk beds and a double bed are therefore minimum . Rooms with two bunk beds are minimum .
Maximum occupancy would be 39 guests and potentially up to 4 babies
To my disappointment, the house has not been classed as suitable for solar panels, as the main roof is not South facing. It has also not been classed as suitable for a heat pump as the proposed plans show high ceilings and what are considered to be too many en-suites. A heat pump would be under too much pressure according to the consultant and would therefore cost more than oil. It is therefore proposed to use oil to heat the house while demanding efficiency through the equipment purchased.
It is therefore planned to:
http://www.very.co.uk/candy-gvh-d913a2cnbsp9kgnbspheat-pump-tumble-dryer-white/1600114847.prd? requestid=8698\&Ntt=heat\%20pump
There are little accommodations available on the Isle of Man which can cater for families. In addition to the Destination Management Plan, the Tourism function have reinforced in discussion with me that there is a need for more family-friendly accommodation, so I plan to offer 4 Family Rooms and the following:
The building was built in the 1880's. The corridors, and subsequently the fire doors, are too narrow for wheelchairs. It is not something that I can change, regardless of my wish to appeal to all potential visitors, and particularly given the structural issues I have invested thousands of pounds in remediating.
I aim to retain the original layout of the building. DED's Tourism function has confirmed that it is not an issue in respect of this proposal. Most hotels retaining their original layout on the promenade are in an identical situation. I will welcome people with any disability, but would warn them of the practicalities of staying at the property in advance of their purchase, for example that the building is located on a hill, is laid out as constructed over a century ago, and has steps at most points of access, so would be particularly unsuitable to those with mobility issues.
As the building has the capacity to cater for more than 30 guests, I am considering making an application for a residential alcohol license to open a modest residents-only bar in the lounge area. I have registered to sit the exam on 17th July.
The business would achieve 3 star rating but we would like to renovate the building toward achieving 4 stars. Please find below a sample of criteria for star assessments and how we could potentially be assessed:
| 3 stars | 4 stars | 5 stars |
|---|
| Numbers: | |||
|---|---|---|---|
| Communal showers | 1:10 people | 1:8 people | 1:6 |
| Cooking rings | 4:32 | More | Even more |
| Floor space per bunk bed | 4m2 | More | Even more |
| Exterior: | |||
| Appearance of Building | Exterior in a generally good condition, principal aspects of the building are well maintained. Paintwork mainly fresh but some minor weathering or staining to external paintwork may be apparent. Doors and windows in good state of repair, though not necessarily new. | Overall perhaps not pristine but still resulting in a very good first impression with no neglected aspects. High quality maintenance of stonework and paintwork, some natural weathering may be present. May be some additional external features to enhance appearance | Premises in an excellent condition. High quality paintwork with no damage or wear evident, door furniture and signage of high quality. All buildings on site maintained to the same high standard. |
| Grounds, Gardens and Parking | A good standard overall | Very good standards of maintenance in garden areas. | Thoughtful and imaginative landscaping, planting and design features. |
| Environment | In a city/town centre, with some parking restrictions and busy traffic but close to all amenities. | A very good environment would include rural properties which may be close to roads, but which have the benefit of open scenic views. | In an urban setting in the heart of the city with all amenities, attractions and transport links immediately accessible. |
| Hospitality and Service | |||
| Hospitality | A good standard of hospitality with obvious warmth of welcome. Staff readily available and forthcoming with advice, information and assistance for guests when requested. | A very good standard of hospitality. Staff demonstrating a commitment to customer care. Staff proactive in offering advice and assistance to guests, being clearly available and willing to help at all reasonable times. | Excellent hospitality with a personal welcome. Proactively ensuring guests comfort and well-being throughout their stay. May include positive, knowledgeable input and assistance with guest's plans and activities. |
| Service and Efficiency | Good standard of service. Clear and | A very good standard of service. | Exceptional service standards. |
| well organised booking and reservations procedures. Staff or management easily contacted to make reservations with little if any, reliance on telephone answering machines. Staff should freely offer additional useful information (directions, public transport, etc.) on request. Guests fully confident in the reservations system | Clear and easy booking procedures should be available via varied channels (telephone, email, internet, direct booking etc.) All enquiries through whatever channel should be responded to quickly and efficiently. | Exemplary booking procedures through varied channels which all incorporate a positive and proactive approach to ensuring guests have all necessary information quickly provided in a welcoming and useful manner. | |
| Personal Touches and Tourist Information Probably a children theme in term of display such as my children in key places on the Isle of Man such as • Nobles Park, • Onchan Park, • Cycling on the promenade, • Tuesday cycling races at the NSC, • Silverdale carousel, • Peel castle, • Manx Museum, • Fairy Glen in Onchan, • Old Horses Home | A good level of provision which will certainly include current area information and local / regional public transport information. May also include information on networked hostels in other areas with reciprocal arrangements. A clear attempt to provide a welcoming and personalised atmosphere. | Expert specialised knowledge may also be provided by some Hostel proprietors or staff recommendations and advice for walking/climbing routes, current climbing conditions, a well maintained guests comment book recommending local pubs/clubs/restaurants/attractions etc. Strong evidence of personal touches - flowers, plants, collections, displays | An exemplary level of provision which, in addition to the usual brochure displays and recommendations for outdoor activity markets, will often include personally prepared local information. This will normally contain advice and information not commercially produced or motivated but of interest to guests. Additional guest facilities such as TV, video, books, magazines etc. are likely to be provided. |
| Cleanliness | |||
| Public Areas | Good standards of cleanliness, regular attention paid to all aspects and consistent standards maintained. | A very good overall standard with obvious close attention to detail in most areas but not quite achieving an | Immaculate throughout with a professional approach and detailed thoroughness apparent in every |
| Systematic approach with evidence of clear standards being set and monitored throughout. | excellent standard in every respect. | aspect. Particular attention to detail in respect of soft furnishings, flooring in heavily used areas such as corridors and staircases. Gleaming surfaces, no smears or marks, no blown bulbs or broken equipment. Careful and consistent attention to even relatively minor details resulting in a standard that is effectively without fault. | |
| Bathrooms | Regular attention paid to all aspects and consistent standards maintained. Systematic approach with evidence of clear standards being set and monitored throughout. | A very good overall standard with obvious close attention to detail in most areas but not quite achieving an excellent standard in every respect. Relatively minor omissions such as some extractor vents not cleaned or discoloured grouting in a few places may differentiate a 'very good' from an 'excellent' standard. | Immaculate throughout with a professional approach and detailed thoroughness apparent in every aspect. Gleaming surfaces, no smears or marks, no blown bulbs or broken equipment. Careful and consistent attention to even relatively minor details resulting in a standard that is effectively without fault |
| Bedrooms | Good standards of cleanliness. Regular attention paid to all aspects and consistent standards maintained. Systematic approach with evidence of clear standards being set and monitored throughout. | A very good overall standard with obvious close attention to detail in most areas but not quite achieving an excellent standard in every respect. | Immaculate throughout with a professional approach and detailed thoroughness apparent in every aspect.Well presented beds and bedding, gleaming surfaces, no smears or marks, no blown bulbs or broken equipment. Careful and consistent |
| Self Catering Kitchen | Regular attention paid to all aspects and consistent standards maintained. Systematic approach with evidence of clear standards being set and monitored. This standard will represent a fundamentally good level of cleanliness. Whilst being generally of a good standard, closer attention to detail may be recommended in some areas e.g. extractor fans, inside ovens, fridges, within drawers and cupboards or under sinks. | A very good overall standard with obvious close attention to detail in most areas but not quite achieving an excellent standard in every respect. Relatively minor omissions such as difficult to access i.e areas behind cookers or in overhead light diffusers may detract from an otherwise excellent standard | Immaculate throughout with a professional approach and detailed thoroughness apparent in every aspect. Highest standards of cleanliness to all surfaces including kitchen fixtures, cupboard and drawer interiors and all electrical equipment. Rubbish areas should also be kept clean and rubbish regularly removed. Gleaming surfaces, no smears or marks, no blown bulbs or broken equipment. Careful and consistent attention to even relatively minor details resulting in a standard that is effectively without fault. |
|---|---|---|---|
| Public Areas | |||
| Decoration | Good quality décor with minimal wear. May be functional but fresh looking and well maintained, DIY effectively done but without a 'professional' finish. Likely to be some pictures, photos or other artefacts used to enhance décor. | A very good standard of décor throughout. May be relatively simple finish e.g. emulsion but executed and maintained in an excellent condition. Pictures/photos or other artwork could be used to enhance presentation. High standards should be maintained throughout all the public areas. Very little, if any, visible marks or damage. | High quality décor with well considered use of colour, pictures, prints (e.g. local scenes) and other decorative relief. Original architectural features restored or maintained to an excellent standard and used to good effect. May be of an intrinsically functional nature but additional features and immaculate condition still define an excellent standard. Where used, wallpaper will |
| be of a high quality and excellent condition with no open seams, wear or damage. Plain painted walls will have a properly finished plaster or plasterboard surface that has been skimmed and/or paper lined before painting. Paint will be in excellent condition, evenly and professionally applied. | |||
| Furnishings, Furniture and Fittings | Furnishings and Furniture all of a good standard, though age and use beginning to show some minor signs of wear and tear. Good quality curtains or blinds, well maintained shutters (where fitted). Well maintained heating and lighting appliances with little or no rust, marks or staining. | Furniture and furnishings must offer a high degree of comfort and allow ample seating for the number of guests. Light fittings & heating appliances/radiators etc to be of a high quality, well maintained and in an excellent condition. | Furniture to offer a high degree of comfort and quality standard. Solid dining furniture, offering high levels of comfort, well spaced chairs of appropriate height for tables. Bench seating could be excellent if of a high standard and generously proportioned. Wooden seating will often have tie on cushions or similar for added comfort. |
| Flooring | Of a good overall standard, perhaps some signs of wear but not significant, some flooring may be better than others but all will be reasonably well maintained. | A very good standard of flooring throughout the public areas. Carpets may be of a good 'contract' quality but well fitted with no obvious marks, wear or damage. Wooden floors will be sealed and well maintained. | Flooring of a uniform excellent standard, carpets will be professionally fitted, free of obvious signs of wear or any damage and with good quality underlay. Other finishes or natural alternatives e.g. laminate flooring, polished wood floors, parquet flooring could be of |
| an excellent standard if of a high innate quality and well maintained. | |||
| Lighting | Likely to be to be more than one source of lighting giving sufficient light for all practical purposes. Dining areas suitably well lit. | Effective lighting to all parts of the room may include some supplementary lighting (table lamps, standard lamps etc). May see separate controllability of lighting over the dining area etc. | High quality effective lighting, giving sufficient illumination to all parts of the room for all practical purposes. This will typically include supplementary, occasional or task lighting for reading/dining etc. Lighting levels may be controllable e.g. dimmer switches, etc |
| Heating | Generally adequate heating. Heating may be less than effective for the full room during colder periods. Likely to be modest quality appliances with limited output or free-standing heaters. Solid fuel fires will have an adequate and accessible fuel supply. | Heating available and effective but only at certain times such as basic model night storage heaters without boost facility or central heating system on restricted timing | Good level of heating which maintains a comfortable background temperature in all areas. Fully effective and available at appropriate times. May be more modern (i.e. more effective) style of storage heaters but without boost facility or wet central heating system with flow controls only and radiators of minimal effective size and distribution for the room. Where appropriate, heating may be very effectively provided or enhanced by traditional stove or open fires. |
| Space, Comfort and Ease of Use | Good sized rooms with sufficient space for free movement. Rooms should be | An overall very good standard which may represent some variation between 'excellent' and other | well-planned room offering high levels of comfort for all users, furniture/ |
| adequately sized and furnished to accommodate normal levels of use. Lounge areas are likely to be comfortably separated from kitchen/dining areas at least by space. | 'good' standards seen in a range of rooms. Could be of an excellent size with a full range of furniture but laid out in a formal way which compromises the ambience of the room. | TV's/lighting all positioned in suitable and convenient places. Seating, both dining and easy, should be should be available to accommodate a significant proportion of the maximum number of guests. A 'significant' proportion is likely to be less in a city centre location, where use may be limited, than in a rural property with a high level of use. | |
| Bedrooms | |||
| Decoration | Good quality décor with minimal wear. May be functional but fresh looking and well maintained, DIY effectively done but without a 'professional' finish. | A very good standard of décor throughout. May be relatively simple finish e.g. emulsion but executed and maintained in an excellent condition. Pictures/photos or other artwork could be used to enhance presentation. High standards should be maintained throughout all the public areas. Very little, if any, visible marks or damage. | High quality décor with well considered use of colour, pictures, posters or themes. May be of an intrinsically functional nature but additional features and immaculate condition still define an excellent standard. Plain painted walls will have a properly finished plaster or plasterboard surface that has been skimmed or paper lined before painting. Paint will be in excellent condition, evenly and professionally applied. |
| Furnishings, Furniture and Fittings | Modest | Modern | Made by craftsmen |
| Flooring | Flooring of a good overall standard. | A very good standard of flooring throughout the bedroom areas. | Flooring of a uniform excellent standard |
NELLY CHRISTIAN 154 Woodbourne Road Douglas IM2 3BD The owner
Contact details: [email protected]
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