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Samphire at Elmley
Samphire interior and loo 2
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Samphire and Kingshill farm house
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Samphire with wide Swale view
Samphire interior with puzzle
Samphire dresser adn bed
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Samphire top and Swale
Samphire and meadow
Dawn view from the huts at Elmley
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Samphire - Shepherd's hut in Kent, United Kingdom

Last cache: 21:44:51, Saturday 20 January 2018

Elmley

Suitable for children of all ages

Not suitable for pets

Children are welcome but please be aware there are deep ponds at Elmley. Sorry, pets cannot be accommodated.

A fresh, modern shepherd's hut with views over the fascinating Elmley Nature Reserve and down to the Swale Channel

Once you’ve crossed the bridge on to the Isle of Sheppey, you’ll be able to see the farmyard up in the distance, but you’ll probably want to slow down and enjoy the safari experience of the 2 mile drive that gets you there – there are spectacular views of the open marshland on either side, with herds of cattle dotted around and interesting wildlife aplenty including rare hares and magnificent birds of prey. Samphire is set up on a bank in front of Gareth and Georgina’s farmhouse, where you can see across the Swale channel to the North Downs. You can even watch yachts glide up the channel through the large picture window at the bottom of the bed while you sip a cup of tea brewed on the wood burner. The hut itself is light and airy, decorated with pretty cushions, wildlife prints and vintage copperware and comes with an en suite shower room and compost loo.

During the day you can explore the reserve as you wish – there are marked wildlife trails leading to bird watching hides (the furthest is 3½ miles walk), other footpaths that you can follow to discover old Victorian ruins, or you can book a private tour of the 3,200 acre nature reserve in Gareth and Georgina’s 4x4. Jam jars are provided if you want to go pond dipping, a masseuse is on hand for relaxing treatments in the onsite therapy room, or you might prefer to just cosy up among the wool throws in your hut, or in the Victorian Kentish Barn that’s been turned into a communal lounge with honesty bar.

If you’re leaving Elmley, the historic Sheppey Island has lovely beaches and lots of water sports within easy reach, and don’t miss the seals basking on the sands at the neighbouring Swale Nature Reserve.

Our guests say...

Lovely stay in a shepherd's hut in Elmley Nature Reserve - food was brilliant and plentiful and all staff were incredibly helpful.

01/11/2017

Lucy

We had a wonderful stay. Samphire is beautifully furnished and cosy. We were comfortable, warm (it cooled down in the evening so we lit the wood burner which was perfect) and appreciated having the en suite shower and toilet. The views are incredible. What a relaxing stay! We saw so much wildlife too including owls out hunting. The service was exceptional- nothing was too much trouble.

12/07/2017

Hazel

Beautiful location and amazing view. Wonderful range of wildlife to enjoy watching from the cozy shepherds hut. Watching a Barn owl hunting whilst we had our evening meal, will be a cherished memory.

25/05/2017

Tanya

Not even the stoat stealing our sausage, the rain pouring down or the wind howling could stop us having a brilliant weekend in Samphire. We walked to the hide and watched marsh harriers and lapwings then sat by the fire pit with our neighbour the barn owl flying to and fro, Having an ensuite is a real bonus and the peace of the nature reserve was the perfect getaway from London living.

14/10/2016

Isabelle

Heaven! We had two nights booked in the hope of seeing the Perseid meteor shower. The views were just idyllic, the weather perfect, the hut a pristine, tiny haven from the Sun. Hares, harriers, owls, buzzards, herons, kestrels and friendly cows everywhere, and such a warm welcome offered. I sincerely hope to go back and soak up more of the relaxing Elmley magic. Thank you!

11/08/2016

Pippa

Last minute booking as a birthday treat to myself. I desired somewhere remote and outdoors but being a lone, female traveler security can sometimes be an issue. Emley seemed to and certainly did offer me the seclusion and peace I craved but in a environment that I felt safe in. I was lucky enough to enjoy beautiful sunshine and fantastic lightning storm from my warm, cosy cabin. I also indulged in getting some treatment from Roz which was wonderful. The team are friendly and welcoming. The cabin and facilities clean and cosy, they really have done a fantasic job at Emley!

21/06/2016

Jo

Had a great time, amazing place and loved the tranquility and all the small touches , like the woodburner which was prepped and ready to go...Gareth was helpful and friendly and the barn was a sight to see...

04/03/2016

tony

We had a lovely stay at the Samphire Shepherds Hut. We stayed two nights at the end of January. The shepherds hut is lovely and cosy and we barely even ventured out because it was just so nice being inside. We had the log burning stove on, which made it nice and snug, but to be honest, the hut is so well insulated, you wouldn't be that cold without it. We cooked all our meals on the stove, although its a bit slow at first, it got going well later. The homemade museli was a nice touch too and the ground coffee was very tasty. The bathroom was small perfectly adequate. Shower was hot, although not amazing powerful, but if you turn the temperature down a fraction, the pressure increases. The reserve itself is lovely and very peaceful and relaxing. We had a nice walk down the little lane, in the wind, which woke us up. We didn't use the barn, but looked really nice too. We found the local butchers and they let us look at the new born lambs round the back. We also went for dinner on sunday at The Black Horse which had a lovely cosy and traditional feel. We would happily go again.

29/01/2016

Peter

Such a lovely stay at Samphire in elmley nature reserve. Gareth and Georgina were wonderful hosts, very welcoming! The setting was beautiful and the hut cosy and incredibly clean. I would recommend this for a romantic break away and would definitely not hesitate to go back. It was in a beautiful setting and the protected wildlife was a bonus. Waking up to the incredible sunsets was beautiful.

25/10/2015

Ria

A thoroughly enjoyable get-away in a magical and secluded spot.

31/05/2015

John

2 nights in the Samphire Shepherd's Hut at Elmley Nature Reserve. Beautiful location, cosy & comfortable accommodation.

30/04/2015

Jill

After escaping the wilds of a very wet & windy M2 we found ourselves doubting the directions we had been supplied with as we drove through a safari-esque landscape feeling like we had made a wrong turning somewhere, however we were pleased to see another vehicle driving down the road towards us, that happened to be Gareth one of the owners who flagged us down, knew exactly who we were and even phoned ahead to let Georgina know we were closing in, after getting to the farm & parking up we were pleasantly met by G, who complete with baby in tow took us down to see the shepherds hut & give us a guided tour around the various areas before leaving us to settle in & get sorted, one of the appeals of staying at Elmley is that they offer delivery of home cooked dinner to your hut for a modest fee, which we had taken them up on for both nights, no reminding was ever needed of what we had ordered or for when we would like it and the food was astounding, well worth the money we paid and certainly hot & fresh. The reserve itself was very peaceful & tranquil & we never felt disturbed or watched even with other visitors around. This is most certainly a place to escape to and relax.

13/02/2015

Mark

We had a wonderful stay in the shepherd's hut in February! Despite it being one of the coldest weekends of the winter, the fire made it very cosy and the bed was so comfortable. Gareth and Georgina brought us the most delicious breakfasts and dinner which was a great treat. The hut is in a beautiful position overlooking the marshes and feels like it is miles away from anywhere. Walks from the hut provide many opportunities for bird watching and wonderful views across the estuary. We couldn't have hoped for a more restful and enjoyable weekend!

06/02/2015

Cyrus

"Lovely cosy Shepherds Hut, beautifully presented. Brilliant location, very peaceful with far-reaching views and fantastic wildlife.Gareth and Georgina were very welcoming and we really appreciated the Christmas treats they left for us"

24/12/2014

Clara

"Our shepherd's hut was so beautiful, perfectly clean and thoughtfully presented. Stocked with breakfast stuffs, tea and coffee and we were given milk on arrival. The hut was perfectly placed with views if the mashes and amazing sunrises! Greg and Georgina were such accommodating hosts, cooking us a delicious evening meal (even though we hadn't ordered one earlier) and the sausage sandwiches for breakfast were to die for! They had a real passion for their beautiful reserve and it was a special place as a result!"

27/10/2014

Sophie

"Lovely place, wonderful welcome, glamping, cosy, fires and open skies. Peace and quiet, books and birds. Windswept walks."

22/10/2014

Emma

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Book this place

Step 1: Select check-in date

Minimum stay of 2 nights, 3 night minimum over bank holidays

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  • Shepherd's hut for 2

Step 3: Who's coming?

Any age

No charge Please bring your own travel cot

Not suitable for pets

Add extra sleeping space?

( per child per night Bell tent and inflatable mattresses provided but please bring sleeping bags. ONLY AVAILABLE MAY-SEPT)


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Essentials

The important stuff

  • Check in is from 3pm
  • Check out is before 11am
  • The cabin has 240v power and lots of plug points but the whole farm is off-grid (using lots of solar and a generator to help in winter), so please try to use as little power as possible
  • Good mobile phone signal including 4G
  • Sleeping arrangements
  • One double

Extra space available

Space for 1 baby no charge. Please bring your own travel cot

Bell tent for 2 children from £15 per child per night Bell tent and inflatable mattresses provided but please bring sleeping bags. ONLY AVAILABLE MAY-SEPT

Kids & Pets

Children are welcome but please be aware there are deep ponds at Elmley. Sorry, pets cannot be accommodated.

Cooking

  • Wood burning stove with hot plate top. Dresser and running water
  • Two sets of crockery and cutlery
  • All kitchen utensils provided
  • Cool box
  • Communal outdoor kitchen with BBQs (including a new large drum charcoal BBQ!), 3 ring gas burner, hot and cold water, trestle table and more cooking utensils
  • Outdoor firepit for marshmallow toasting!
  • Communal fridge in the barn

Washing

  • Gas-heated shower and Swedish compost loo in hut
  • Flushing loos for all guests in the courtyard, 50m away

Heating, lighting & bedding

  • Wood burning stove with matches, fire lighters and sustainably produced wood pellets and logs. Extra wood available for purchase.
  • Solar recharged, battery-powered electric lighting in the hut and vintage style rechargeable LED lanterns to provide extra light and for walking around the site.
  • All bed linen and towels provided
  • The huts are off-grid but there are plenty of plug sockets in the communal area in the barn

Entertainment

  • Books (fiction and wildlife) and board games
  • Deck of cards
  • Sketch pad to capture your view of the wildlife
  • Projector in the barn
  • Binoculars for bird watching in bed or to take on walks
  • A high-powered telescope for serious bird watching can be hired for £15 per day.

Activities

At Elmley

The main attraction at Elmley is the wildlife, and there's lots to learn about. There are regular tours and talks, plenty of photography opportunities or you can explore the reserve with a private tour in one of Gareth and Georgina's mini 4x4 jeeps (£50 for two with drinks, booked in advance direct or on arrival).

If it does rain, wait the rain out and birdwatch in a hide (if it's raining, it's good weather for ducks!)

Take advantage of the therapy room at Elmley where local practitioner Roz provides bespoke, relaxing treatments just 400m from your hut.

As well as being utterly lovely and a very relaxing person to be around, Roz is an experienced trained masseuse, a Reiki Master under the Usui System & a member of the Federation of Holistic Therapists.

Treatments include:

• Holistic Massage – 1 hour - £60, or 40 minutes £45

A gentle but effective healing massage. Roz’s massages are perfect for treating stress, anxiety, backache, nervous tension and any kind of recurrent or acute pain. 

• Reiki treatments – 1 hour - £60

Reiki is used for relaxation, and relief from stress and pain. Using Reiki energy Roz’s non-manipulative treatment brings deep relaxation, soothes emotions and reduces negative feelings.

• Head, foot and leg massage also available

Places to Visit

Elmley is a good base for exploring Kent, and we are located near to the historic town of Faversham (25min drive), Whitstable (35min), Leeds Castle (25mins), Canterbury (30mins)

Closer to home, Sheppey is a historic island and has some fascinating places to visit, including Blue Town with its splendid Georgian Naval Terrace in Sheerness, Queenborough Harbour, beaches at Minster…

Outdoor & Active

Wildlife trails which lead to four bird watching hides, plus other footpaths – explore the old Victorian ruins, go pond dipping with jam jars (provided) and discover amazing wildife.

Walk to the furthest hide (Spitend hide 5.5 km from the farmyard) with the secret hamper filled with blankets etc to rest and refresh yourself for the walk back.

Off the Reserve there is sailing and kite-surfing at watersports available at the nearby Bartons Point Coastal Park, or for more nature and walks watch raptors from Capel Fleet or visit the Swale National Nature Reserve to watch seals basking on the sands in the Swale…

Food & Drink

At Elmley

Your hut will be stocked with complimentary muesli and milk ready for your arrival.

Available to order straight to your hut:

Breakfast comes with either a pot of coffee or tea (breakfast, mint or herbal) for £7.50 pp. Choose from:

  • Bacon &/or egg roll
  • Halloumi, tomato and olive oil (v) 

Suppers: two-courses delivered in a hamper, £18 p.p. Half-size child portions are available.

There is a set menu which will be emailed to you the week before your stay. All dietary requirements can be catered for. 

Shops

Brambledown Farmshop is a ten minutes' drive away. It’s a proper rural farm shop, with great fruit, veg and meat - a great place to stock up on fruit and veg. Morrisons supermarket is also only 10 mins drive and Sainsburys deliver (please get in touch to discuss collection). For fresh fish visit Queenborough Harbour in the early morning to get the catch of the day. Back on the mainland you are in the garden of England so fruit and veg is sold at every farm.

Pubs & Restaurants

The Ship, Conyer, this delightful pub with good food overlooks a pretty marina.  It is located just over the water from us, but is a 20 mins drive around the Swale. (Hopefully we will offer a small boat trip over at high tide in 2015 – price tbc) 

Three Mariners, Oare.  Located near to Oare Marshes Nature Reserve, this cosy pub has excellent food (booking recommended) 25 mins drive 

Ferry House Inn, Harty.  A beautiful rural setting on Sheppey, this pub makes a good lunch stop during a walk or a cycle ride, the more adventurous could even cycle there.  And you can even seal spot from its beautiful terrace.  Pub grub and a friendly atmosphere. 20 mins drive

Sportsmans, Seasalter (nr Whitstable). The longer (30 mins) drive is entirely worth it. Absolutely wonderful locally sourced or foraged food in a old-school pub setting.  Michelin star well-deserved!  Book well in advance.

Black Horse, Thurnham, village pub in a very pretty Kent Downs setting, good quality food. 25 mins drive

Barn Yard, Iwade. Great farm shop with café and restaurant (evening opening only on Fri & Sat), good quality, seasonal food. 20 mins drive

Macknades, Faversham, (Gareth and Georgina's favourite!) – an excellent farm shop cum Italian deli and café (the family emigrated in the 1930s and still do things the Italian way) open in the day for light bites and scrumptious cakes.  Also holds regular supper clubs.

Meet your hosts

From owners Georgina and Gareth:

"The business is part of a family farm - we came home to the family farm in summer 2013. Georgina’s family has farmed on the grazing marsh for over 40 years and are renowned for managing the land for nature conservation – we have the unique status of being the only family farmers who own and managed National Nature Reserve.

Elmley 1

We both look after the visitors to the Reserve, and being an independent Nature Reserve have the opportunity to do things a bit differently.  There is nowhere else in the UK  that you can spend the night in a Nature Reserve (let alone the middle of a National Nature Reserve). So, after a month of Gareth waking (a then heavily pregnant) Georgina up before 5am last summer to see the sun rise over the vast expanse of meadows, they decided it was time to share this experience with others!

As well as the safari-esque sunrises and sunsets, the marsh at night is a really special place to take in either listening to the chorus of marsh frogs, and calls of owls, ducks and wading birds or watch the moonlight glint of the pools and nearby Swale channel.

Both of us are passionate about Elmley’s landscape and wildlife and are enthusiastic in introducing the Reserve to new people. Having moved to Elmley from busy desk job/the Army we also know the importance of a few days escape and that Elmley is just the place to relax and reinvigorate in peace, breathtaking views and fresh air. We aim to make sure stays are just what the doctor ordered whether it be quiet and relaxed or as fun and adventurous as guests want. We've thought of most things, but if there is anything else you need, please ask!

Wildlife & Environment

A National Nature Reserve and an internationally important site for the conservation of both habitat and plants, animals, insects and bird and so it is a SSSI, Special Protected Area for birds and Ramsar site (wetland of world importance).  Phew… we have a huge number of rare and endangered species but Elmley is especially important for breeding wadering birds and over-wintering birds – in fact this year we have a had record as over 420 lapwing chicks fledged into adults (exactly the opposite to the rest of the country sadly).  And, in the winter months the sky can be filled with tens of thousands of wildfowl, which make an unforgettable sight of cloud-like murmurations and flocks in formation.

hare

Elmley is also a great place to see hares, which are especially beautiful in the dawn mist, and three different owls (short-eared owls, little owls and barn owls).  Little Owl hut overlooks barn owl box in a nearby oak tree which often has owlets (youngsters) in. In fact, all the huts look out onto the reeds and long grass that the barn owl glides over each dusk – it is magically to watch every time!

A stay at Elmley is a real safari experience with watervole, swallows, egrets, dragonflies, birds of prey being some of the other wildlife guests will see. Guests should expect to hear and see wildlife everywhere.

Our not-so-wild-life consists of a couple of dozen chickens in the yard, Max the farm dog (a Patterdale terrier), and over 750 cows with their calves (which graze March to December). We also have lots of sheep over the winter. 

The farm is off-grid and is powered by a very efficient solar array and generator with big batteries.  Guests are encouraged to conserve electricity.

The huts are handcrafted using natural materials and eco-friendly insulation. Wood burner use sustainable produced Kentish wood pellets and logs."

Getting there

Elmley, Kingshill Farm, Elmley National Nature Reserve, Kent, ME12 3RW

By public transport

The nearest train station is Swale Halt, 3 miles away. Take the train to Sittingbourne from London Victoria (1 hour) or St Pancras (55mins), and then the Sittingbourne connection to Sheerness, stopping at Swale Halt.

The nearest bus stop is 2 miles away at the entrance to the Reserve.

Gareth and Georgina can pick you up free of charge from Swale Halt or the bus stop. Alternatively, it is easy to pick up a taxi from Sittingbourne, around £15. 

By car

Take the M2 southbound and turn off at Junction 5 onto the A249 toward Sheernes. Take the turnoff signed Iwade, Lower Halstow before the large bridge – there is also a brown sign for Elmley Reserve (your destination). Go straight over the roundabout off the exit and carry on over a low bridge for another mile. Turn right at another brown sign (on the left side of the road) for Elmley Reserve. 50m further on, turn left on to a gravel road signed for Elmley and go straight on.

The reserve starts after the cottages and the farmyard is 2 miles further down. Take your time, stay in your car and enjoy the drive – it is a safari experience. The birds are not threatened by cars in the same way as they are of people so you can get incredibly close to the wildlife. Please stay in your car and watch out for hares, hedgehogs and frogs crossing!

If you come across cows and calves blockade, the best thing to do is give a gentle beep or an engine rev and they will amble out of the way.

Park in the yard and Gareth or Georgina will come out to meet you. The shepherd's huts are about 50m away. 

Booking Terms

Canopy & Stars low price promise
 
Book with us in confidence knowing you won’t find that place cheaper elsewhere. All of the prices we display are set and matched by our Owners. (In this world of foreign currency, we do have to say 'subject to exchange rates' for some of our European places.)

What does ‘from price’ mean?
 
Our ‘from price’ is based on a four night stay in low season and designed to help you to compare different prices across our collection. Some of our Owners vary their nightly rates and check in days throughout the year, so it may differ from the rate quoted below the calendar. It is quite common (although by no means universal) for places to charge a little more in peak season or for shorter stays, to cover changeover costs. Consider booking longer stays during the cooler months if you’re looking for the lowest nightly rates.

Agency Terms & Conditions

Except where otherwise specified, we Sawday’s Canopy & Stars Ltd Company No 09088366 of Merchants House, Wapping Road, Bristol, BS1 4RW act only as an Agent in respect of all bookings we take and/or make on your behalf. Sawday’s Canopy & Stars is part of the Alastair Sawday’s Group of Companies. We accept no liability in relation to any contract you enter into or for any services or arrangements you purchase (“Booking(s)”) or for the acts or omissions of any supplier(s) or other person(s) or party(ies) connected with any Booking. For all Bookings, your contract will be with the supplier of the Booking in question, and in most cases this will be the owner of the property you’ll be staying at (“Owner(s)”). When making your Booking we will arrange for you to enter into a contract with the Owner of the Booking. Your Booking with us is subject to these Agency Terms & Conditions and any specific booking conditions of the relevant Owner(s) you contract with. The Owner’s booking conditions may limit and/or exclude the Owner’s liability to you.

You may decide to make more than one Booking with us at the same time. The price charged in total for more than one Booking will always equal the prices charged separately for each individual Booking. All Bookings are available to be purchased separately at the same price as they are when more than one Booking is made. This means that any multiple Bookings do not constitute a package as defined in the Package Travel, Package Holidays and Package Tours Regulations 1992.

By making a booking, you agree that:-

  1. you have read these Agency Terms & Conditions and agree to be bound by them;
  2. you consent to our use of your information in accordance with our Privacy Policy;

and

  1. you are over 18 years of age and where there may be age restrictions in place, you declare that you and all members of your party are of the appropriate age.

 

The Canopy & Stars online booking system enables Guests to make Bookings 24 hours a day. A Booking is confirmed on receipt of a 25% non-refundable deposit for all Bookings with check in dates of more than 10 weeks away. For all Bookings that have a check in date of less than 10 weeks before check in, payment for the Booking will be required in full and the entire Booking will be non-refundable. The Canopy & Stars telephone booking line is open Monday to Friday 9am to 6pm. When using the online enquiry form, for those Properties without online booking, 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 (Monday to Friday 9am to 6pm). Online or email 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. Therefore, if possible, we do recommend that you book on the Canopy & Stars website using the online booking system.

 

1. Booking and payments

 

1.1 In order to confirm your chosen Booking, you must pay a non-refundable deposit as required by the Owner of the Booking in question (or full payment if booking within 10 weeks of the date of your check-in).

 

1.2 Your Booking is confirmed and a contract between you and the Owner will exist when we receive payment of the deposit and send you a booking confirmation on the Owner’s behalf. This booking confirmation will normally be sent out within 24 hours in the case of email and seven working days in the case of post, and will contain the details of your Booking 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 by email (bookings@canopyandstars.co.uk). Please check your confirmation carefully and report any incorrect or incomplete information to us immediately. As we act only as booking Agent, we have no responsibility for any errors in any documentation except where an error is made by us.

 

1.3 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.

 

1.4 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. We automatically take the balance payment using the same card as used to make the deposit payment. It is your reponsibility to advise us if we should use a different card and to contact us by telephone (0117 204 7830) to arrange for alternative payment method. If the balance payment does not successfully go through as there is a problem with your card, such as it expiring, then we will contact you to try and take alternative payment. If we have been unable to take payment after two weeks of the balance due date, then with regret, we will notify the Owner who may cancel your Booking.

 

1.5 Except where otherwise advised or stated in the booking conditions of the Owner concerned, all monies you pay to us for a Booking will be held on behalf of the Owner(s) concerned.

 

1.6 Credit Card payments are processed via Alastair Sawday’s Publishing Co. Ltd who provide merchants services facilities to Sawday’s Canopy & Stars Ltd.

 

2. Cancellation and Amendment by You

 

2.1 Any cancellation or amendment request must be sent to us by email (bookings@canopyandstars.co.uk) and will be considered and responded to within one working day of receipt. You are also advised to confirm all changes to our Customer Services Department by calling 0117 204 7830. Please ensure that you have received written confirmation of any changes to your Booking prior to travel. Whilst we will always try to help, we cannot guarantee that such requests will be met.

 

2.2 Amendments and cancellations can only be accepted in accordance with the booking conditions of the Owner of your Arrangements. The Owner may charge the cancellation or amendment charges shown in their booking conditions (which may be as much as 100% of the cost of the Arrangements and will normally increase closer to the date of departure). The Owner may charge cancellation or amendment charges in accordance with its own booking conditions, however for the sake of convenience only, we have outlined the Owner’s charges at clause 2.3 and 2.4 below. Please note that these are the Owner’s own cancellation and amendments charges, not Canopy & Stars’, and therefore the Owner may vary their charges as they wish, without notice to us. The correct charges will be notified to you at the time of your cancellation or amendments.  

 

2.3 Owner’s General Cancellation Charges:

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

 

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

 

2.3.3 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. 

 

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

 

2.4 Owner’s General Amendment Charges:

2.4.1 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 are subject to availability and may incur a £30 adminstration fee.

 

2.4.2 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.

 

Special note: Generally Owners will charge the above cancellation and amendment charges, however we must stress that these are a guide only and charges may differ from those shown here depending on the Owner. The exact charges will be notified to you by the Owner at the time of cancellation and/or can be found in the Owner’s own booking conditions which are available from the Owner on request.

 

3. Changes and Cancellations by the Owner

We will inform you as soon as reasonably possible if the Owner needs to make a significant change to your confirmed Arrangements or to cancel them. We will also liaise between you and the Owner in relation to any alternative Booking offered by the Owner but we will have no further liability to you.

 

4. Complaints

Because the contract for your Booking is between you and the Owner, any queries or concerns should be addressed to them. In the event that you have any complaint about your stay, please notify the Owner as soon as possible. If you don’t follow this procedure there will be less opportunity for the Owner to investigate and resolve your complaint and so make your stay as enjoyable as possible. Delays may also mean that amount of compensation you may be entitled to may be reduced. Whether or not your complaint is dealt with satisfactorily, please also contact us as we appreciate all feedback. It’s important to us and the Owner to know that you’ve enjoyed your stay or if anything could have been improved.

 

5. Pricing

Canopy & Stars reserve the right to amend advertised prices at any time on behalf of the Owner. We also reserve the right to correct errors in both advertised and confirmed prices.Special note: changes and errors sometimes occur.

 

6. Information & Accuracy

The information and prices shown on this website are varied from time to time and may change between the time you first view a property and make a Booking. You should check that all the details are as you expect prior to making a Booking. It is always possible that, despite our best efforts, some of the properties (including the features and extras available) may be incorrectly described and/or priced. If we discover this is the case after you have made a Booking, we reserve the right to contact you with details of the correct information and/or pricing and will give you the option to:

(1) proceed with the Booking based on the correct information and/or pricing, which may require the payment of an additional amount by you;

OR

(2) subject to availability, change your booking dates to dates when the pricing can be honoured ad so no additional charge to you. In the event that a lower price can be offered for alternative dates then the difference would be refunded;

OR

(3) cancel the Booking. If we do not receive your instructions within 5 days of contacting you, we reserve the right to cancel your Booking without liability to you.

 

7. Our Responsibility for your Booking

Your contract is with the Owner and its booking conditions apply. As Agent, we accept no responsibility for the actual provision of the Booking. Our responsibilities are limited to making the Booking in accordance with your instructions and acting properly in accordance with our legal duties as an Agent. We accept no responsibility for any information about the Booking that we pass on to you in good faith. However, in the event that we are found liable to you on any basis whatsoever, our maximum liability to you is limited to twice the cost of your Booking (or the appropriate proportion of this if not everyone on the Booking is affected). We do not exclude or limit any liability for death or personal injury that arises as a result of our negligence or that of any of our employees whilst acting in the course of their employment.

 

8. Pets

Not all properties accept pets. If you wish to take your pet on holiday, please advise us before booking and we can check whether pets are accepted at the property. You must obtain the prior consent of the Owner before taking any pets to the property. A nightly charge may be made by the Owner for each pet and additional terms may apply.

 

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 advertised holiday rental price.

 

10. Visa, passport and health requirements.

Unless you tell us otherwise, we assume that all members of your party are British citizens who hold or will hold full British passports valid for the entire duration of the Arrangements you chose to purchase. Information on visa, passport and health requirements, where given and applicable, is so given on this basis. Requirements may change and you are therefore strongly recommended to check the up to date position with the Owner of the Booking, Passport Office, appropriate embassy or consulate or your doctor as applicable in good time before the commencement of your holiday.

 

11. Insurance

You are strongly recommended to take out personal travel insurance for all members of your party. It is your responsibility to ensure that the insurance you purchase is adequate and appropriate for your particular needs. Please read your policy details and take them with you on holiday.

 

12. Special requests

If you have any special requests (for example dietary requirements, cots or room location), please let us know at the time of booking. We will pass on all such requests to the Owner, but unfortunately, we can't guarantee that they will be met and we will have no liability to you if they are not.

 

13. Group Bookings

Not all Owners accept Bookings for a single sex group (for example, a stag or hen party). Guests wanting to make such a Booking should check with us beforehand to enable us to check whether the Owner is prepared to accept the Booking. We will then advise you accordingly. In event that an Owner does not accept this type of Booking then it is with regret, that the Booking may be cancelled and cancellation fees may apply. It is the Guest’s responsibility to enquire with Canopy & Stars and/or check on our website beforehand to make sure that this type of booking is permitted.

 

14. Maximum Numbers

Please note that except by prior arrangement confirmed in writing, only the number of persons specified on a booking confirmation may occupy  a property. Most owners reserve the right to refuse admittance or revoke a booking if this condition is not observed and you are unlikely to receive any refund.

 

15. Your Responsibilities

Please note that you have a contract with the Owner of the property. As such you are under a responsibility to behave in a proper, appropriate and legal manner whilst staying at the property with due respect to the Owner, the Property and other guests and their property. You are responsible for informing the Owner of any losses or damage to the property as soon as possible. Please note that you will be liable to pay the Owner for any losses or damage to the property caused by you or a member of your party (except reasonable wear and tear). Some Owners will also require damage deposits. You must also leave the property by the check-out time specified on your booking. 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 and/or refuse any future bookings from you.  Any refund for so doing will be at the entire discretion of the Owner. 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. As agent, we will have no liability to you in these circumstances. 

 

16. Governing Law and Jurisdiction

These terms and conditions have been drafted in accordance with and are governed by English law and the courts of England and Wales have exclusive jurisdiction in relation to any and all disputes arising out of these Agency Terms & Conditions.

 

17. Discrepancies

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

 

18. Validity clause

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