All about Roulotte Retreat

All about Roulotte Retreat

Avril and Alan are the inspiration and driving force behind Roulotte Retreat; their warm personalities and zest for life touch everyone who visits and from the vibrant colours of the roulottes through to the meadow with its wonderful wildlife, every aspect of Roulotte Retreat reflects their beliefs, values and interests. Even the chickens look happy…

In March 2008 the idea emerged of a romantic retreat in their meadow. A place where guests could restore, recharge, rejuvenate, just by being there, surrounded by nature. The first caravan to arrive was the traditional bowtop. They then discovered roulottes. In September 2008, Avril and Alan travelled to France to meet the artisans who would go on to create their dream of wooden Romany style caravans, or roulottes, as they are known in France.

Avril and Alan didn't just want roulottes, they wanted to work with highly skilled craftsman recognised for their beautiful carving and work, who could create designs unique to Roulotte Retreat inspired by Avril and Alan's ideas. This search has taken them to France as well as Holland and some of the next roulottes are currently being built in both countries. Made of oak, ash, chestnut, pine and wild cherry, each French roulotte takes two carpenters six months to complete. Quality furniture has been lovingly sourced over the last couple of years and exotic fabrics have been hand finished into the finest drapes to adorn the walls, perfecting the roulottes' unusual, quirky interiors.

Roulotte Retreat opened in August 2010 with the first two roulottes, Devanna and Karlotta, both from France. In 2011 four more roulottes from France and Holland will arrive and settle in the meadow. Each roulotte will have its own personality and unique style inviting guests to book according to their mood and taste…

Roulotte history

There is much discussion about this but it is generally agreed that Gypsies are an Indian people who left the subcontinent in the 10th century for Persia. From there, the exodus continued to Armenia, Syria, the future Iraq, Byzantine Greece, the Balkans, Western Europe, and North America. Long past World War II, roulottes remained a way of life for European Gypsies.

Initially these groups left on foot, carrying their heavy loads, but later acquired donkeys to transport their belongings. The more affluent would buy wagons which were drawn by oxen and these would be covered by a felt cover – the original Gypsy caravan, or ‘living wagon’. At the beginning of the 19th century the first wooden carts were used as houses and by the end of the 19th century wooden Gypsy caravans replaced the wicker wagon predecessors and so became real homes on wheels with a door, windows, shutters and a chimney.

Like little wooden homes on wheels, roulottes have captured the imagination of all those who have seen them roll along the lanes and villages of France. Now they are being rescued, restored and new designs based on the originals are being created to bring them back to life again, representing the spirit of the proud nomadic people who lived in them.

In 1888 van Gogh painted Encampment of Gypsies with Caravans, in the area of Arles. ‘Madeline and the Gypsies’, written by Bemelman in 1959, is the story of the famous schoolgirl Madeline and Pepito and their adventure where they join the circus and tour France in a roulotte. The great Gypsy guitarist Django Reinhardt is also connected with the roulotte as are the Gypsy Kings, who come from Gypsy communities in Arles and Montpellier.

Environmental policy

Avril and Alan are committed to being as environmentally friendly as possible and urge guests to be so too. In the meadow they have planted native trees and hedging to encourage wildlife, flowers and berries and increase biodiversity. The wildlife pond is lined naturally with clay and filtered by reeds so it is clean, fresh water supporting an abundance of aquatic life and plants.

The roulottes are made from locally sourced timber from near where they are made in France and Holland. Although being imported from France and Holland, they made a decision to buy them from the local artisans who have been carrying on this ancient craft and creating unique roulottes. They have used a local haulage company in the Scottish Borders who already travel over to France and Holland and so were able to transport the roulottes on their return journey. The roulottes and cottage are painted with eco-friendly paint and use natural materials whenever possible. The roulottes are equipped with many energy-efficient appliances including eco kettles and toasters. Solar lighting and minimal low level lighting only is used throughout the site to avoid light pollution in such a natural environment, which is excellent for star-gazing. All loos are low flush and 'water pebbles' are used in the showers to reduce water usage. The firepit and campfires are supplied with wood from local woodlands and water butts collect rainwater which helps to water the plants or clean wellies. Herbs are grown in the meadow and the meandering chickens can supply free range eggs. No cars are allowed in the meadow to preserve the natural integrity of the landscape. Guests are asked to arrive in one car only and they have space allocated in a natural car park sheltered by trees.

Wildlife

Avril and Alan have enhanced the beauty of the local landscape by planting more native trees, shrubs and wildflowers providing a natural environment where both holiday guests and the resident wildlife can happily co-exist in harmony with each other. Roulotte Retreat is situated in a beautiful three-acre meadow set below the Eildon Hills (as legend goes, home to the sleeping King Arthur and his Knights as well as the Queen of the Fairies and her Queendom who led Thomas the Rhymer astray all those years ago). The West Burn runs through the field offering delightful pools en route to its junction with the Bowden Burn and onwards to the River Tweed and the sea. In the middle of the meadow is a lochan complete with jetty and small shingle beach. The meadow landscape reflects that of the surrounding countryside with mounds of broom, gorse, hawthorn and wild rose. Wildlife abounds in and around the meadow – at night you can hear the hooting of owls, in the early morning you may catch a glimpse of the elusive deer. A family of badgers are known to come out and play at the end of the drive when they think no one is looking. Great bird-watching is right on your doorstep with nuthatches, yellowhammers, goldfinches, goldcrests, tree-creepers, long-tailed tits, woodpeckers, blue tits, sparrowhawks, swallows and kites amongst others. Herons arrive for a snack from the burn in the meadow and pheasants stroll in to share food with the chickens and geese. Voles, moles, fieldmice, rabbits, hares and foxes share the fields and hedgerows.

In & around Karlotta

• BBQ firepit
• Kettle
• Toaster
• Full crockery and cutlery for two
• Glasses and a water jug
• Small fridge with small freezer compartment
• Electric cooker
• Outside seating area with beautiful views
• Electric radiator and stove, outside firepit

• All bedlinen and towels are provided

• A good selection of books
• A deck of cards
• Board games
• Radio to listen to the afternoon play and book at bedtime
• Petanque
• Roulotte Retreat is a special place to just be and there are all sorts of ways to make your stay even more special. All of the following can be arranged directly with Avril and Alan:
• Champagne and chocolates
• Flowers
• Breakfast hamper
• Picnic hamper
• Gourmet evening hamper
• On arrival hamper

• Wellies for paddling in the lochan and stream
• Slippers for lounging in the roulottes

• Check in time is 4pm
• Check out time is 10:30am
• Karlotta is not suitable for children
• Well behaved dogs are allowed with a small surcharge to be paid to the owners of Roulotte Retreat
• At present Roulotte Retreat is Wi-fi free but it may be available in the future, separate from the roulottes
• The nearest shops are in St Boswells (3 miles)

Getting there

Roulotte Retreat, Bowden Mill House, Melrose TD6 OSU

By car

Roulotte Retreat is just off the A68 from St. Boswells or near the A7 which runs through Selkirk, Hawick and Galashiels.

From Edinburgh. [North] A68

Pick up the A68 from the ring road A720 and head south for Jedburgh. You go through Pathead, Lauder, Earlston and then at the Newtown St Boswell turn off, right. Follow the B6398 road, you come to the Scottish Border Council building on the right and the road is named the Bowden Road. Turn right here and follow the road and you will see the Eildon Hills on the right. Keep going for about a mile.

When you come to the village, please go slowly and you will see the old water well on the right and the war memorial on the left. Just beyond that there is a turn off to the left marked Bowden Kirk[church]. Take that turning and pass the two white houses on the right. Caution is required as you follow the road round the right hand bend that is a blind corner. At the bottom of the hill you may be able to see the boulder just on the left of the driveway with the roulotte silhouette on it, keep straight and then you are there at Roulotte Retreat.

If you go over the bridge you have missed us.

From Newcastle. [South] A68

Follow the A68 through Jedburgh until you come to St Boswells, look for the turn off to the left marked Selkirk A699. Travel for a couple of miles and you will see a white house on the left close to the road edge. You will see a sign for the right hand turn to Bowden Kirk [church]. Take this turning past the grave yard and Kirk [church]. There is a double bend taking you over the bridge so go carefully with on-coming traffic in mind. Do not take the turning before the bridge as you will visit our neighbour.

So once you are over the bridge look for the boulder on the left with the silhouette of the roulotte and turn left up the drive and you have arrived.

From Carlisle. [South West] A7

After the M6 pick up the A7 at Houghton, sign posted Langholm, Hawick and Selkirk. As you come into Selkirk just before the Shell garage on the left there is a sign for the A699 to the right for St Bowells. Take this road past the golf course on the right and keep going for about 5-6 miles and you will see a sign for Bowden. Ignore this and keep straight looking for the white house close to the road edge on the right. Just before the house you will see a sign for Bowden Kirk [church] that turns to the left. Take this turning, past the grave yard and Kirk[church]. There is a double bend taking you over the bridge, so go carefully with on-coming traffic in mind. Do not take the turning before the bridge as you will visit our neighbour.

So once you are over the bridge look for the boulder on the left with the silhouette of the roulotte and turn left up the drive and you have arrived. Do not head up the hill as you will have missed us.

From Galashiels [North West] A7

As you come out of Galashiels on the A7 look for signs for Melrose A6091 follow this to the round about that joins the A68 north to Edinburgh and south to Jedburgh and Newcastle.

Follow the road south until you come to Newtown St Boswells turn right and follow the direction as if you were coming from the north [Edinburgh] Take this turning past the grave yard and Kirk[church]. There is a double bend taking you over the bridge so go carefully with on-coming traffic in mind. Do not take the turning before the bridge as you will visit our neighbour.

So once you are over the bridge look for the boulder on the left with the silhouette of the roulotte and turn left up the drive and you have arrived.

By bus

Buses run from Edinburgh, Newcastle and Carlisle to nearby Galashiels. Public transport pick ups are by arrangement.

By train

The nearest train stations are Edinburgh and Carlisle, buses run from both.

If you are getting to the Cabin by train, bus or any other non-car means you can think of be sure to take a photo and enter our Go Greenly competition to win a 4 night stay at The Wagon or The Ark.

Local activities

Set beneath trees on a small private estate near the Eildon Hills, Roulotte Retreat offers you the chance to escape, but also to enjoy the many attractions of the Scottish Borders. Just three miles away from Melrose, home of Rugby Sevens and the Borders Book Festival, and right at the heart of the Borders and the famous Common Ridings, it's easily accessible from all local towns and villages. There are many events held in the Scottish Borders throughout the year as well as excellent restaurants, swimming pools, cinema and theatres.

Outdoor and active

St. Cuthbert’s Way long-distance footpath meanders nearby and woodlands, streams, waterfalls and hills complete the surrounding beautiful landscape.

The River Tweed flows nearby, in fact the very burn which runs through the meadow flows into this famous salmon fishing river, which meanders through the local countryside en route to the sea at Berwick upon Tweed.

The beautiful valleys of Yarrow and Ettrick fan out from Selkirk and onwards up towards Moffat and Eskdalemuir where the famous Tibetan Monastery of Samye Ling is situated. Another neighbouring valley moves towards Peebles and its mountain biking terrain. There's also horse-riding and canoeing, plus many other outdoor options nearby.

Staying put

Roulotte Retreat is a special place to just be and there are all sorts of ways to make your stay even more special. All of the following can be arranged directly with Avril and Alan:

Champagne and chocolates

Flowers

Breakfast hamper

Picnic hamper

Gourmet evening hamper

On arrival hamper

Wellbeing

Yoga – stretch the body, discover the power of the breath and calm the mind with Yoga, in one-to-one sessions or small groups.

Massage – indulge yourself and let the tension melt away with a full menu of massage therapies.

Beauty treatments - Treat yourself to some beauty treatments for an extra bit of pampering.

Personal Training – work out with a personal trainer, either one-to-one or in small groups.

Themed breaks

Throughout the year Roulotte Retreat will be offering themed breaks so you can relax, have fun and learn something new at the same time. Some of the more popular themes will include:

Yoga – Practice yoga indoors and weather permitting in the fresh air, greeting the sun in the morning. Ease those tired joints, discover the power of the breath, stretch and flex body and mind with Avril Berry, Yoga Teacher and Yoga Therapist.

Art – with local artists offering courses in drawing, painting, watercolours, sculpture, pottery, etc. Visits to local studios and craft workshops are great sources of inspiration as well as excellent retail therapy.

Creative writing – local writers will encourage all you budding authors to put pen to paper and have fun with the written word. The Scottish Borders has a rich literary heritage and you can visit the very places frequented by famous authors for inspiration.

Fitness – classes, courses and workshops with local sports/fitness instructors.

The Art of Massage – learn this beneficial and relaxing therapy.

Active Sports – try the many and varied active sports on offer in the Scottish Borders, including: canoeing, kayaking, gorge-walking, horse-riding, mountain biking, quad-biking, etc.

Eating & drinking

Eating & drinking at Roulotte Retreat

As a group visiting Roulotte Retreat you may wish to organise food for a special occasion. Ask Avril and Alan about excellent local caterers.

Pubs & restaurants

Main Street Trading Gallery

Marmions, Melrose (4 miles). A relaxed, laid-back bistro atmosphere with delicious food from many cultures, including Turkish-inspired dishes.

The Town House, Melrose (4 miles). A contemporary restaurant with first class food and beautiful décor.

Burts, Melrose (4 miles). Great bar suppers and restaurant.

Montecassino, Melrose (4 miles). Italian pizzas and much more, good family atmosphere.

Chapters, Gattonside (5.5 miles). Wonderful food in a relaxed inviting atmosphere – superb desserts.

The Buccleuch, St. Boswells (3 miles). Bar suppers both inside and in the delightful garden.

Main Street Trading Gallery, St. Boswells (3 miles). Bookstore and café with delicious cake and coffee.

The Denholm Meet, Denholm (10 miles). A fabulous bistro, well worth the drive, with Aladdin’s Cave style antique shop upstairs and monthly music nights.

The County Hotel, Selkirk (6.5 miles). Great coffee shop, bar food and excellent restaurant with exquisite décor.

The Flat Cat, Lauder (13 miles). Great café and art gallery featuring local artists, do leave room for the cakes! Furniture by Tim Stead.

The Jammy Coo, Lilliesleaf (10 miles). Café and art gallery with friendly atmosphere in a small local village.

Oscars, Kelso (12.5 miles). Excellent food in this Borders market town, open evenings – try the excellent fajitas, veggie and non-veg.

Damascus Drum, Hawick (13.5 miles). Excellent food from afar in a delightful bookshop atmosphere.

Beanscene, Hawick (13.5 miles). Café with music, cinema and events, overlooking the river.

The Glen Cafe, St. Mary’s Loch, Yarrow Valley (23.5 miles). After the wonderful views on the way up the valley and a walk by the lochs it is so refreshing to visit The Glen with its bistro-type atmosphere, all the Sunday papers and free internet.

All about Roulotte Retreat

Avril and Alan are the inspiration and driving force behind Roulotte Retreat; their warm personalities and zest for life touch everyone who visits and from the vibrant colours of the roulottes through to the meadow with its wonderful wildlife, every aspect of Roulotte Retreat reflects their beliefs, values and interests. Even the chickens look happy…

In March 2008 the idea emerged of a romantic retreat in their meadow. A place where guests could restore, recharge, rejuvenate, just by being there, surrounded by nature. The first caravan to arrive was the traditional bowtop. They then discovered roulottes. In September 2008, Avril and Alan travelled to France to meet the artisans who would go on to create their dream of wooden Romany style caravans, or roulottes, as they are known in France.

Avril and Alan didn't just want roulottes, they wanted to work with highly skilled craftsman recognised for their beautiful carving and work, who could create designs unique to Roulotte Retreat inspired by Avril and Alan's ideas. This search has taken them to France as well as Holland and some of the next roulottes are currently being built in both countries. Made of oak, ash, chestnut, pine and wild cherry, each French roulotte takes two carpenters six months to complete. Quality furniture has been lovingly sourced over the last couple of years and exotic fabrics have been hand finished into the finest drapes to adorn the walls, perfecting the roulottes' unusual, quirky interiors.

Roulotte Retreat opened in August 2010 with the first two roulottes, Devanna and Karlotta, both from France. In 2011 four more roulottes from France and Holland will arrive and settle in the meadow. Each roulotte will have its own personality and unique style inviting guests to book according to their mood and taste…

Roulotte history

There is much discussion about this but it is generally agreed that Gypsies are an Indian people who left the subcontinent in the 10th century for Persia. From there, the exodus continued to Armenia, Syria, the future Iraq, Byzantine Greece, the Balkans, Western Europe, and North America. Long past World War II, roulottes remained a way of life for European Gypsies.

Initially these groups left on foot, carrying their heavy loads, but later acquired donkeys to transport their belongings. The more affluent would buy wagons which were drawn by oxen and these would be covered by a felt cover – the original Gypsy caravan, or ‘living wagon’. At the beginning of the 19th century the first wooden carts were used as houses and by the end of the 19th century wooden Gypsy caravans replaced the wicker wagon predecessors and so became real homes on wheels with a door, windows, shutters and a chimney.

Like little wooden homes on wheels, roulottes have captured the imagination of all those who have seen them roll along the lanes and villages of France. Now they are being rescued, restored and new designs based on the originals are being created to bring them back to life again, representing the spirit of the proud nomadic people who lived in them.

In 1888 van Gogh painted Encampment of Gypsies with Caravans, in the area of Arles. ‘Madeline and the Gypsies’, written by Bemelman in 1959, is the story of the famous schoolgirl Madeline and Pepito and their adventure where they join the circus and tour France in a roulotte. The great Gypsy guitarist Django Reinhardt is also connected with the roulotte as are the Gypsy Kings, who come from Gypsy communities in Arles and Montpellier.

Environmental policy

Avril and Alan are committed to being as environmentally friendly as possible and urge guests to be so too. In the meadow they have planted native trees and hedging to encourage wildlife, flowers and berries and increase biodiversity. The wildlife pond is lined naturally with clay and filtered by reeds so it is clean, fresh water supporting an abundance of aquatic life and plants.

The roulottes are made from locally sourced timber from near where they are made in France and Holland. Although being imported from France and Holland, they made a decision to buy them from the local artisans who have been carrying on this ancient craft and creating unique roulottes. They have used a local haulage company in the Scottish Borders who already travel over to France and Holland and so were able to transport the roulottes on their return journey. The roulottes and cottage are painted with eco-friendly paint and use natural materials whenever possible. The roulottes are equipped with many energy-efficient appliances including eco kettles and toasters. Solar lighting and minimal low level lighting only is used throughout the site to avoid light pollution in such a natural environment, which is excellent for star-gazing. All loos are low flush and 'water pebbles' are used in the showers to reduce water usage. The firepit and campfires are supplied with wood from local woodlands and water butts collect rainwater which helps to water the plants or clean wellies. Herbs are grown in the meadow and the meandering chickens can supply free range eggs. No cars are allowed in the meadow to preserve the natural integrity of the landscape. Guests are asked to arrive in one car only and they have space allocated in a natural car park sheltered by trees.

Wildlife

Avril and Alan have enhanced the beauty of the local landscape by planting more native trees, shrubs and wildflowers providing a natural environment where both holiday guests and the resident wildlife can happily co-exist in harmony with each other. Roulotte Retreat is situated in a beautiful three-acre meadow set below the Eildon Hills (as legend goes, home to the sleeping King Arthur and his Knights as well as the Queen of the Fairies and her Queendom who led Thomas the Rhymer astray all those years ago). The West Burn runs through the field offering delightful pools en route to its junction with the Bowden Burn and onwards to the River Tweed and the sea. In the middle of the meadow is a lochan complete with jetty and small shingle beach. The meadow landscape reflects that of the surrounding countryside with mounds of broom, gorse, hawthorn and wild rose. Wildlife abounds in and around the meadow – at night you can hear the hooting of owls, in the early morning you may catch a glimpse of the elusive deer. A family of badgers are known to come out and play at the end of the drive when they think no one is looking. Great bird-watching is right on your doorstep with nuthatches, yellowhammers, goldfinches, goldcrests, tree-creepers, long-tailed tits, woodpeckers, blue tits, sparrowhawks, swallows and kites amongst others. Herons arrive for a snack from the burn in the meadow and pheasants stroll in to share food with the chickens and geese. Voles, moles, fieldmice, rabbits, hares and foxes share the fields and hedgerows.

Booking terms for Karlotta

Booking Conditions

Please note that Canopy & Stars is acting as an 'Agent' in the booking of The Roulottes and The Horseshoe Bowtop and Cottage, on behalf of Avril and Alan Fraser (hereafter referred to as the 'Owner'). The Owner of the property is responsible for your stay and is the 'Principal' in this agreement. Customers renting property through Canopy & Stars are referred to as the Guest. The rental arrangements are made by Canopy & Stars, on behalf of the Owners and the contractual relationship is directly between the Owners of the property and the Guest.

The Canopy & Stars booking line (01275 395 447) is open Monday to Friday 9am to 5pm, except public holidays. When using the online enquiry form, please allow 24 working hours for us to contact you by telephone to confirm the booking. If we are unable to reach you by phone we will attempt to contact you by email. We will contact you during Canopy & Stars working hours. Online enquiries will be dealt with in the order they are received, but please be aware that we cannot guarantee reservation of your selected dates until the receipt of suitable payment.

1. Booking and payments

1.1 The dates of your booking will be held upon payment of a non-refundable deposit of 25% or payment in full. Deposits are only payable when booking more than 10 weeks in advance of your check in date. Any booking less than 10 weeks in advance of your check in date must be paid in full immediately.

1.2 On receipt of the deposit, a booking confirmation will be sent to you within 24 hours in the case of email and seven working days in the case of post, containing the details of your stay and of payments made and due. If you have not received your booking confirmation within the specified time, please notify us as soon as possible. We're sorry for any inconvenience, but payments can only be made by credit and debit cards. A 2% surcharge will be applied to credit cards. We do not accept American Express, cheques or cash.

1.3 Where a deposit has been paid, full balance payment will be due 10 weeks in advance of your check in date and a reminder will be sent to you two weeks prior to this date, where applicable, by email. If you are unable to pay the balance before the stated due date, you will forfeit your deposit and your booking will be cancelled.

2. Cancellation

2.1 Cancellation by you at any time will result in your deposit being forfeited, as all deposits are non-refundable.

2.2 All monies paid for a holiday (deposit and balance) are non-refundable within 10 weeks before check in date.

2.3 Cancellation of any holiday after it has been paid in full and at a date 10 weeks or more in advance of your check in date, will result in forfeiture of your deposit (or an amount equivalent where one was not paid as the holiday was paid in full) and the balance being returned to you.

2.4 Cancellation insurance is available but will be a third party arrangement and not involve Canopy & Stars or the Owner in any way.

2.5 If the location of your booking is inaccessible due to adverse conditions your booking can be deferred to a later date subject to availability and at discretion of Canopy & Stars on behalf of the owner of the property.

3. Alteration

3.1 Alterations to your booking can only be made more than 10 weeks prior to the check in date, after which time alterations will be treated as cancellation. All alterations will incur a £30 administration fee and are subject to availability and at the discretion of Canopy & Stars on behalf of the Owner of the property.

3.2 Differences in the total amount payable resulting from alterations will be refunded to you in the case of a decrease in price and paid by you in the case of increases in price.

4. Complaints

In the event that you have any complaint about your stay, please notify the Owner of the property as soon as possible and they will use all reasonable endeavours to resolve the issue. Whether or not your complaint is dealt with satisfactorily, please also contact us as we appreciate all feedback.

5. Pricing

Prices on the website are not binding, but costs stated in any booking confirmation email you receive from Canopy & Stars will be honoured as shown and will include all VAT and any charges.

6. Information

Information on the website is correct to the best of our knowledge, but circumstances outside of our control may cause it to become inaccurate. We apologise for any inconvenience that may result from this.

7. Liability

7.1 Canopy & Stars accept no liability for accident, loss of property or personal injury whilst on your stay.

7.2 Canopy & Stars will not be liable for any act, neglect or default on the part of the Owners or any other person not within their employ or otherwise under their control, nor for any accident, damage, loss, injury, expense or inconvenience, whether to person or property, which the Guest or any other person may suffer or incur arising out of, or in any way connected with the rental unless Canopy & Stars is responsible. In addition, the Owners and Canopy & Stars accept no liability for loss of or damage to the Guest’s possessions on the Owners’ property or land.

7.3 Nothing in these conditions excludes or limits the liability of Canopy & Stars or the Owners:

a. for death or personal injury caused by Canopy & Stars or the Owners negligence.

b. for any matter which it would be illegal for Canopy & Stars or the Owners to exclude or attempt to exclude their liability.

7.4 The use of swimming pools, lakes, climbing trees, tractor rides and any other activity on the Owners land is the responsibility of the Guest and is done so at their own risk.

8. Pets

Pets are not permitted at the Roulottes, but up to two dogs are welcome in the cottage. We apologise for any inconvenience.

9. VAT

Many of the Owners of properties in the Canopy & Stars portfolio are not registered for VAT in which case no tax is payable. Where VAT is payable the tax is included in the weekly rent.

10. The Holiday – Guest Conditions of occupancy and Conduct

10.1 The Guests have the right to occupy the Property for the paid for holiday period only (within the meaning of Schedule 1 Paragraph 9 of the Housing Act 1988).

10.2 Guests undertake to behave in a proper, appropriate and legal manner with due respect to the Owner, the Property and other guests and their property. If any guest behaves inappropriately or improperly (of which the Owner will be the final judge on their Property), or illegally, the Owner reserves the right to ask the guest and their party (at their discretion) to leave the Property before the end of the holiday period. Any refund for so doing will be at the entire discretion of the Owner in consultation with the Agents. In addition, the Owner reserves the right to sue the guest for any loss, damage or injury caused to the Owner, the Property or to other guests and/or their property.

11. Breach of Booking Conditions

11.1 If there is a breach of any of these conditions by the Guest or any of their party, the Owners or Canopy & Stars reserve the right to re-enter the Property and end the holiday and ask the Guest and their party to leave in addition to their other rights specified in these Booking Conditions.

11.2 Ending the Holiday by either the Owners or Canopy & Stars, or the Guests does not affect that party’s other rights and remedies.

12 Governing Law and Jurisdiction

Any dispute will be governed by the non-exclusive law and jurisdiction of the English or Scottish Courts depending on the location of the Property.

13. Authority to Sign

The person who signs the Booking Form certifies that:

1. he or she is authorised to agree the Booking Conditions on behalf of all persons included in the Booking Form, including those substituted or added at a later date;
2. the signatory is over eighteen years of age;
3. they agree to take responsibility for the party occupying the Property, and to notify Canopy & Stars if they are not a member of the holiday party.

14. Discrepancies

In case of a discrepancy between these Booking Conditions and any other Canopy & Stars literature, these Booking Conditions shall prevail.

15. Validity clause

In the event that a court finds that a condition in these Booking Conditions is illegal or void, the illegal or void provision will be severed from the remainder of the Booking Conditions, which will continue to be valid and have full force and effect.