EXHIBIT 23.3

                                                         DONOVAN SULLIVAN & RYAN
                                                    CERTIFIED PUBLIC ACCOUNTANTS

                         INDEPENDENT AUDITORS' REPORT

To the Members
Eastern Resorts Company, LLC
Newport, Rhode Island

We have audited the accompanying consolidated balance sheets of Eastern Resorts
Company, LLC and subsidiary as of December 31, 1997 and 1996, and the related
consolidated statements of income and members' equity, and cash flows for the
years then ended. These consolidated financial statements are the responsibility
of the Company's management. Our responsibility is to express an opinion on
these consolidated financial statements based on our audits.

We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the consolidated financial statements are
free of material misstatement. An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the consolidated financial
statements. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
financial statement presentation. We believe that our audits provide a
reasonable basis for our opinion.

In our opinion, the consolidated financial statements referred to above present
fairly, in all material respects, the consolidated financial position of Eastern
Resorts Company, LLC and subsidiary as of December 31, 1997 and 1996, and the
results of their operations and their cash flows for the years then ended in
conformity with generally accepted accounting principles.



DONOVAN, SULLIVAN & RYAN

Westwood, Massachusetts
March 5, 1998