Selection of renovation photos

For insurance underwriters

Hi Graham, as promised, here are a selection of some photographs showing the extensive work on the hotel renovation abnd specifically includes some of the entire roof overhaul/renewal as appropriate. We have a fairly straightforward set of…

“before” + “during” + “after” photos…

Starting with the roof. Tee hotel had been closed-down for a number of years, albeit with the previous owners still resident in the property so it was kept in basic warm and functional condition. But in actual fact a one in 50 year major overhaul was really overdue.

^^^ Roof Above Bedroom 5 ^^^

A Picture Paints A Thousand Words

Getting rid of the leaks and any wet-rot is a very important  priority. Fortunately the hotel is clear of dry-rot. In fact there was remarkably little wet-rot.

First the nasty looking bit underneath the damp patches. The coloured lines drawn on this set of photos were to help complete (via remote-working at times) and remedy the long list of back-to-bricks work as Covid arrived, More and more “remote working” was been required. Hence this project taking longer than normal to complete. Especially in terms of the main Schedule of Works. 

The source of the damp in bedroom number 5 was an old chimney and some dilapidated earlier repair work. When hotels are open and running, they are notoriously difficult in having repair remedial work completed between guests moving in and out. Often it can end up a make-do-and-mend approach. If that happens to leaky roof areas, it risks becoming a much bigger problem than would have been were the repair attended to promptly. Fortunately, this roof degradation was caught in time and repaired to a reasonable standard, including a heavy gauge lead throughout the roof repairs. 

^^^ Bedroom 5 ^^^

An example of the work completed on each of 44 rooms.

Please note:

This hotel is a SIX guest bedroom property. Plus a new staff bedroom and of course the new owner’s house with a double bedroom included there. In total 8 bedrooms. 

The 44 rooms refers to the entire hotel, including public rooms, the new village shop, the restaurant, and the tea room etc.

The fact that there is no debt, no mortgage and a positive cashflow with 100% shareholder ownership means we can easily afford do do the remedial jobs when they come up; and to do them properly. It is well worth our friends and colleagues reading this to consider ways in which you can become clear of mortgage and debt as soon as possible.


Our experience from 33 years doing this is whenever a building requires remedial work, then it doesn’t actually cost that much more to do the job properly. 

The previously installed zinc valleys and roof fittings don’t do well in salt air. We really prefer lead. Yes it is a little bit more expensive, but we have a fantastic roofer and the enjoyment of seeing a job done well, with high-quality materials is a pleasure to behold. Knowing the pesky leaks have been cured is hugely reassuring.

Here is the roof above bedroom 5 after new wood + treatment  + new lead and tiles were…


We Have Been Lucky With Securing A Decent Roofing Contractor

Exceptionally Talented With The Leadwork

Inside also began to take shape once the roof leaks had been properly cured…

^^^ Bedroom 5 Drying Out ^^^

After Leaky Roof Was Fixed

Just looking at these photos makes the entire crew at Sannox Bay Hotel Ltd., shudder.

Multiply this by four dozen rooms!

Then multiply that again! By four walls plus a ceiling and floor for each of the 44 rooms. 

That is an mind boggling 264 building surfaces and that is before we factor in a new rewire and central heating and plumbing…

New insulation will make the hotel economically more viable as it will be less expensive to heat. 

^^^ Freshly Plastered Walls ^^^

Of these 44 rooms, there are 176 walls requiring fresh plaster and 44 ceilings. The total was at least 220 surfaces. But as you can see, some walls have three or four angled and parts with “character“. A plasterer’s dream job!

These numbers may help inform our friends, colleagues and possibly visitors to the building of the comprehensive works undertaken at Sannox Bay Hotel.

Bringing these closed-down buildings back to life is very enjoyable. Especially “future-proofing” the property with over-engineered heat insulation. At the time of installation of the RWA45 and Ecotherm architect specified thermal panels, we had no idea that electricity and gas prices would rocket.

Consequently the heat insulation we put into the hotel will ake it ecologically much more efficient and also financially the viability will be that much better with relatively low heating costs. 


The old floor was repaired and new floor boards installed where needed. Then to ensure a high quality carpet adhesion and durability, a marine ply wooden overlay was installed.

Brand New Bespoke Double Glazing

All up to fire regs, and building control regulations. 

The red pyro-cable hanging from the ceiling is a new, state-of-the-art regulation fires system being installed.

This Is The New Bedroom 5

There is a new ensuite bathroom and private w.c., too.

Plus 44 more rooms.

Every one has had a significant amount of work invested into it.

Bedroom 5 Awaits New Carpet & Bedroom Furniture.

Hopefully these photos are sufficient for the insurance underwriters to see the work has been done to an advanced standard.

We are NOT opening the hotel NOR employing new staff until we are absolutely sure the Covid variant/vaccine situation is under control.

There is NO mortgage NOR debt on the hotel and we are able to wait until the timing is best for the re-opening.

Fortunately the island of Arran has become very very busy with “staycationers” and there is a significant demand for the hotel to re-open.

Any Questions,

Please Call Russ McLean,

Director, Sannox Bay Hotel Ltd

0757 2768 795.


Additional Photos

For Location & Perspective

The Planning Permission was GRANTED IN FULL and can be seen on the official website: click here.

The Building Warrants can be seen on the official website: click here and insert Building Warrant reference: 22/00143/BW

There are effectively another 44 pages to cover each renovated room (bedrooms + public rooms + restaurant + tea room + shop etc), this page features one of the six completed guest bedrooms. We forensically show the work on this example of bedroom 5. It looks like an ordinary bedroom. It is. But completely renovated and you may be surprised at how much work is invested in each of the rooms at Sannox Hotel. 

Even if you are in a rush, just skim through the photographs on this page and you will get the idea! The hard work has been competed.

With respect to the roof. The photos on this page JUST show the work undertaken above guest bedroom 5.

The rest of the roof has been thoroughly overhauled. This and many other rooms have been enlarged. New walls; new floor; new plumbing; new central heating; new rewiring; new fire safety system (fire head still to be fitted to the ceiling pyro-cables which you can see in the next photo). New double glazing. New doors (all fire rated with intumescent strips).

^^^ Guest Bedroom Number 5 ^^^

The cables at the ceiling are the new

fire safety system heads being installed.

Neutral colours on the wall. Plaster protocols observed. All ready for the new owner to bring in their style and finishing elements.

The current tenant (mainly for onsite security) has selected bedroom number 4 across from bedroom 5 whilst onsite. For this page, we literally have a guest appearance of another completed guest bedroom to show you how close to re-opening this building is...

^^^ Guest Bedroom Number 4 ^^^

All freshly and thoroughly restored. Just needs new carpets and final furnishings to the specific taste of the new owners.

^^^ Guest Bedroom Number 4 ^^^

Bedroom 4 is one of the ones with a “poor view”. Though, even the bad-view-rooms (and all hotels have them) are none too shabby…

^^^ The View From Guest Bedroom Number 4 ^^^

We are delighted to show (briefly) the other completed hotel guest bedrooms. Over at bedroom number 1, we did have new carpets fitted as our specialist contractors needed a few hours kip before catching the early morning ferry back to the mainland…

^^^ Aft Deck: MV Isle of Arran ^^^

We have made strenuous efforts to keep all contracts and work on the island.

But for specialist contracts, such as the bespoke double and triple glazing units, there are no manufacturers on Arran, and it helps to be able to keep these visiting work colleagues safe during lockdown.

Crucially, we can make best efforts keeping the island safe in case someone comes over from the mainland that is asymptomatic, but carrying the crappy-virus (all travel and building materials delivery/installation are within the pertaining rules), but it can happen.

The best policy is to keep a physical distance and barrier between contractors and islanders. Which is why we arranged temporary onsite beds for these brilliant gentlemen and ladies of the glazing industry…

^^^ Guest Bedroom Number 2 ^^^

We simply ensured that visiting mainland contractors did not mingle with islanders during the Covid pandemic. Our mainland contractors are billeted in the actual hotel to avoid passing the virus onto islanders. Our policies on this are very strict and they work. An outbreak on one of our mainland sites was prevented due to our Covid safety protocols: here.

^^^ Guest Bedroom 2 & Its Ensuite Bathroom  ^^^

On a local level at the Sannox Hotel, sadly we have had to suspend our policy of showing neighbours and visitors around the hotel as the restoration progresses. This is for everyone’s safety during covid.

^^^ Guest Bedroom Number 1 ^^^

This is a sample of where we are with the guest bedroom renovations 

^^^ Guest Bedroom 1 & Its Ensuite Bathroom  ^^^

The best views in the hotel are from bedrooms 1 & 2…

^^^ Guest Bedroom Number 1: The View ^^^

The view from guest bedroom number 2 is similar.

^^^ Bedroom Number 5 ^^^

Located at the back of the Sannox Hotel

A great deal of effort has gone into this 44 room building and we are keen to see it re-open.

Worth mentioning at this point the actor Richard Wilson spent a lot of time in his youth at the Sannox Hotel. It used to be called the Ingledene Hotel and that is what Mr Wilson recalls it as.

We understand it may be possible to have Mr Wilson preside over the re-opening ceremony. That’s if he is still answering his old dog and bone…

^^^ Mr Wilson Used To Spend His Summers At Sannox ^^^

At the Ingledene Hotel. This was the

previous name of the Sannox Bay Hotel.


If you have any questions, please…

Telephone Russ McLean:

0757 2768 795.

Thank you.