Location ok, parking ok.
Staff not particularly helpful.
Breakfast experience is awful - There is very few tables and chairs available getting to breakfast for 7am meant 75% of the time no seating was available and I ended up bringing breakfast to room.
With the added indignity of paper plates/cups and wooden cutlery.
Whilst it's admirable to see the local homeless catered for, having them wander through for coffees and to use the amenities during the times that guests are around (Whilst Breakfasting), does not invoke a feeling of security or warmth.
I may suggest that time after breakfast could be allowed and this would also good use of any left over food.
Cleaning - hit and miss, on arrival wasn't the cleanest room ive ever been in, but was acceptable, Room large and bed was satisfactory.