Bradmoor Woods
Norfolk, United Kingdom
West Acre Estate
- Our low price promise from £450 p/n
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Camp
Sleeps 37
- 12 spaces sleeping a total of 37 adults and children, details under 'Essentials'
Overview
10 wonderfully wild acres are yours to explore, scattered with a fun variety of spaces all impressively upcycled and crafted by Alec and Lucy - from the upturned boat to the beautiful log walls of the communal Round House. Even the carousel-style loo block is gloriously vintage! Indulge in a rustic forest BBQ and toast marshmallows around the campfire before wandering along the fairy-lit wooded paths to claim your bed for the night.
Settle down in a cosy old grain silo or one of the five colourful birdhouses, climb up a ladder to sleep under a boat hull hidden deep in the woods, or jump aboard Valkari, the old Broad’s boat, or maybe a vintage cattle truck is more your thing. One space even has its own row of cinema-style seats in front of a big window, so don’t forget your popcorn for the latest showing of the woodland wildlife! The River Nar running nearby to the camp is stocked with small brown trout and you can arrange a day of fly-fishing if you book in advance.
Whatever you fancy doing, Bradmoor Woods is a perfect space for family and friends to gather. Birthdays and anniversaries, yoga and other retreats, forest schools, bushcraft and summer camps. The idea is that there can be a lot of you there but you’re not all falling over each other – really you can do pretty much what you’ve always wanted to but didn’t have anywhere to do it.
*Please note there is also a £300 refundable deposit to be paid direct to the owner in the event of any major damages and/or letting off fire extinguishers in order to secure your booking*
Essentials
The important stuff
- Check in: 4pm (may be flexible, please enquire with owner)
- Check out: 10am (may be flexible, please enquire with owner)
- 3 night mid-week and 4 night weekend stays also available. Please call 0117 204 7830 to enquire
- Please bring towels, torches, wellies, insect repellent, warm clothes, swimming gear and toiletries
- Please be aware you'll need to be able to climb a ladder to sleep in Xenia (with the upturned boat as the roof)
- Guests should use common sense around open fires
- Please note there is a £300 refundable deposit to be paid direct to the owner in the event of any major damages and/or letting off fire extinguishers, in order to secure your booking.
- Please be aware that use of an amplified PA is not permitted other than the solar powered system installed in the Roundhouse. This decision has been made to keep Bradmoor Woods an area with good eco credentials and by making it a generator free, solar power only site to encourage the peace and harmony of the natural environment.
- There is also a 12am (midnight) curfew for any music outside of the Roundhouse (acoustic music\band or personal stereo etc.), but after this time you will be able to use the solar powered sound system in the Roundhouse in conjunction with the sound proofing curtains.
- Bradmoor Woods is a generator free site, with no electricity other than solar powered. There are USB hubs for charging mobiles and iPad in the Kitchen.
Sleeping arrangements:
Accommodation: 12 Spaces with 37 beds in total
- Grain silos 1: 1 king size bed, 1 single (sleeps 3)
- Grain silos 2: 1 king size bed, 1 single (sleeps 3)
- Xenia: 2 double beds up a ladder (4 adults or 2 adults + 2/3 kids) (sleeps 4)
- The Dorm Tepee: 1 double bed & 6 single beds (sleeps 8)
- Cattle Truck 1: 1 king size bed (sleeps 2)
- Cattle Truck 2: 1 king size bed & bunk beds (sleeps 4)
- Cattle Truck 3: 1 king size bed & 1 small child’s bed (sleeps 3)
- Birdhouses (A frames) x 5: 5 double beds or 10 single (2 people in each). Can be pushed together easily if you decide to have any doubles.
- Valkyrie is no longer a sleeping pod and has been replaced with a large tipi called The Dorm which sleeps 8
- Extra camping space to pitch your own - there is plenty of woodland for pitching your own, should you wish to have more people - £15 per tent.
Optional extras:
- Extra 15kg bag of charcoal £15
Sleeping arrangements
- 12 spaces sleeping a total of 37 adults and children, details under 'Essentials'
Extra space available
Space for 2 babies no charge.
Kids & Pets
Camping: there is plenty of woodland for pitching your own tent, should you wish to invite more people - £15 per tent. Please call 0117 204 7830 to book. No pets allowed on site.
Cooking
- 'The Round House' has a big kitchen with three gas hobs, glasses, plates, cups, bowls, pans, kettle and cooking utensils
- There are three sinks for washing up with one hot water tap and two with cold drinking water
- Two long tables for group dining and sofas/chairs for lounging
- No refrigerator as no electricity, but there are redundant chest freezers on site to use as ice boxes. Just bring bags of ice or local supermarkets will deliver to site
- Pizza oven inside The Roundhouse
Washing
- One shower block
- The fairground carousel-style loo/shower block has four loos and four heated showers
Heating, lighting & bedding
- Log burners in all of the spaces except the 'bird houses' and Valkyrie. Large logs are included in the price of your booking
- Solar lights (switched on in the kitchen) light up the pathways to the spaces. The shower/loo block is fully lit. LED or battery lighting inside the spaces
- All spaces have pillows and duvets. Please bring your own towels
Entertainment
- Cards and board games available on request. Communal campfire area, as well as smaller campfire spots dotted about
- There is a large social space in the form of a Teepee opposite the Roundhouse, which has a log-burner (not a sleeping space)
- Fishing and exploring along the River Nar
- If you ask in advance, the owners can provide details yoga teachers, local brewery tour, cocktail-making classes...whatever takes your fancy!
Getting there
The nearest station is Kings Lynn, 12 miles away. Downham Market also has a station 18 miles away.
By car - DO NOT follow sat nav all the way! See below.
For Bradmoor Woods - Bradmoor woods, Narford Lane, West Acre, Norfolk PE32 1FQ
From Swaffham take the A47 towards Kings Lynn. Then take the first right after the round-about onto the Narford Road (Crane Garden Buildings in on the corner) about 2 miles from Swaffham. Take the first left, which is after Narford Hall on your left, at a cross roads - this is a very small road which twists and turns and goes over a proper humpbacked bridge after a third of a mile. You are now on Narford Lane.
Just before the woods end look out for a sign on your left for Bradmoor Woods. If you come out of the woods totally you have gone too far.
Turn left down this track which winds along the edge of a field and a wood until you come to an open are where you have arrived.
For 4TonTents - ///cartoons.clearcut.years
Coming via East Walton on the B1153, take the left fork onto Walton Road (no road sign) heading east towards Castle Acre. Stay on Walton Road for 1.5 miles and take a left turn at the Quercast Sawmilling sign. Following the track heading north for 1 mile and turn left at the end of the track. Head west for 0.1 miles until you reach the woodland on your left, turn right heading north up the track, taking the small track on the right up into the woods.
Coming via Castle Acre from the 1065 turn into the Newton Road opposite the George & Dragon pub for 0.6 miles, signposted to Castle Acre. Turn right into North Street, turn left into St James Green (at the no entry sign). Take a right turn at the junction and then first left to West Acre for 2.3 miles. Take a right turn at the Quercast Sawmilling sign. Following the track heading north for 1 mile and turn left at the end of the track. Head west for 0.1 miles until you reach the woodland on your left, turn right heading north up the track, taking the small track on the right up into the woods.
Food & Drink
For Bradmoor Woods -
You can bring your own, you can call in caterers who can recommend or you can go and explore all the amazing gastropubs, cafes, and farm shop offerings. You'll have an enormous cool box which will keep ice cold for days. So bring bags of ice! The kitchen is kitted out with a hundred mugs, numerous plates, bowls, cutlery, pans, pint and wine glasses etc every thing you need to cook, eat and drink with.
There are 3 butlers sinks and 3 double gas burners but NO OVEN. Lucy & Alec also provide BBQs large and small with 15kg sac of charcoal included
For 4TonTents
Basics such as ice, tea, coffee, sugar, salt and pepper will be available in the kitchen. There are breakfast and BBQ hampers available to order from the owners. Please contact them for further information.
Local shops
Pentney Caravan Park is half a mile up the A47 and has a small shop selling some fresh produce, local eggs, bread milk and chocolate
The market town of Swaffham is 6 miles away and has many shops including a baker, butcher, health food shop and a Saturday market
Pubs & Restaurants
You will need a car to reach all of these places, but Lucy & Alec recommend:
George & Dragon, Newton by Castle Acre
The Duck Inn in Stanhoe
The Crown, Rudham
The Hoste Arms, Burnham Market
The Dabbling Duck, Massingham
The Ship, Brancaster
The Jolly Sailor, Brancaster
Activities
At West Acre Estate
Well, you can walk, you can climb trees, you can sit round the fire and sing songs, cook food, compare insect bites (!), ride your bikes on proper woodland trails, or you can look for wild animals, spot birds, listen to nature happening around you, watch the sheep not doing much, say hello to the pigs, count the pheasants, build dens, play hide and seek and run away from your children for HOURS before they find you, have picnics, sling a hammock, pretend you are the famous five, Bear Grylls or a whole platoon of the SAS – really you can do pretty much what you’ve always wanted to but didn’t have anywhere to do it.
Places to visit
Hunstanton, Thornham, Burnham and Holkham Beaches are all an easy drive from West Acre and make for a brilliant day out. With over 100 miles of coastline, stretching from nature reserves to Victorian seaside towns, Norfolk has so much to offer. West Acre is within 45 minutes of 5 of the UK’s cleanest beaches, offering all the sun, sea and sand you could possibly want.
Lucy & Alec recommend seal trips from Morston for a great day out
Outdoor & Active
Walking - West Acre Estate makes an ideal base for avid ramblers and gentle strollers alike. When you’ve explored all of the incredible mature woodland, there is the Castle Acre Circular Walk and for the more long distance, the Peddars Way and The Nar Valley Way within very close proximity to the site.
Cycling - Norfolk is blessed with some incredible road cycling and it’s a real pleasure to cycle through the narrow country lanes with the breeze in your hair and sun on your face.
Bird watching
For Bradmoor Woods
Fishing - Bradmoor Woods is perfectly located for the avid fisherman or fishing group. The river Nar runs right through the camp and is stocked with small brown trout. Day tickets can be organised (by prior arrangement) for those wishing to fly fish this pristine Norfolk chalkstream and within a very short drive of Bradmoor Woods you can find multiple fishing centres where you can fish for everything from trophy rainbow trout through to carp and pike.
Meet your hosts
Meet Lucy & Alec
Lucy & Alec have spent many happy summers camping in Bradmoor Woods with their friends and family. They realised what an ideal space it is for groups to get together and enjoy getting back to nature and living amongst it. Alec began by building the birdhouses for friends to stay in, then let his imagination run wild and couldn’t stop creating unique structures for lots of people to be able to stay but without all falling over each other.
When Alec had finished building Bradmoor Woods, the first glamping site, he wanted to continue designing more unique structures for people to be able to stay and 4TonTents was created.
Camping and the outdoors are a real passion for Lucy & Alec and they have created West Acre in order to be able to share that passion with everyone else by welcoming you to come and stay to enjoy the best that this incredible countryside has to offer. They have created a refuge from the ordinary and an escape from the pressures of everyday life.
Wildlife & Environment
Bradmoor Woods is beautiful and wild on the edge of the wood, and you won't need to explore too far to stumble across the River Nar. You'll see woodland creatures, from bugs and beetles to deer and more. West Acre Estate is powered by solar panels on the roof of the loo block.
For Bradmoor Woods
Is a beautiful and wild space on the edge of the wood, and you won't need to explore too far to stumble across the River Nar. You'll see woodland creatures, from bugs and beetles to deer and more. West Acre Estate is powered by solar panels on the roof of the loo block.
For 4TonTents
Is set in the beautiful woodland of Soigne Woods, remote and peaceful and you won't need to explore too far to stumble across woodland creatures, from bugs and beetles to deer and more
Reviews
We stayed in a big group and it was just perfect. Great accomodation, unbelievable setting, brilliant facilities just what we needed for our group. Unique and enchanting. Was totally awesome
02/06/2023Andy
A very unique place, which allows a large group (31 in our case) to have full run of the place. The kitchen and eating area is wonderfully quirky and rustic whilst being practical and easy to use. I personally believe the photos do not do it justice. There's something almost magical about this place, with the beautiful scenery, lovely unique accommodations all close to each other and amazing opportunities for imaginative play - be prepared not to see your children for alot of the trip! Truly special place.
10/04/2023Katherine
We had an absolutely fantastic time at Bradmoor Woods - we booked it so our friends and family could join us for a celebration of our civil partnership, and it very much delivered! It had plenty of brilliant accommodation, lots of spaces for people to hang out, the kids ran wild, we all found the stream and had lots of fun splashing around. The weather played ball - although even if it hadn't we'd have had a great time.
26/08/2022Stephanie
Bradmoor Woods is a truly beautiful location offering a rustic and in touch with nature feel but with essential needs of every day life considered. We celebrated 30 years of our business trading and had 24 of the team with us for the weekend. Christina provided a superb location for us to have our own festival event and allowed us to use this amazing space in the way we required to do so. The team loved every minute of the unique setting and with all the extras we were allowed to put in place they experienced something quite fantastic. Thank you for this amazing location and I would highly recommend it to anyone who doesn't really fancy camping but also doesn't want the glamping style experience. This is very much in between these 2 options and something I would suggest is good for the soul and bringing life back to normality.
21/04/2022Helen
I cannot put into words how special this place is. Hedgehogs, baby frogs, buzzards, deer and muntjac were our neighbours. The little ones quickly went feral in the most glorious way. We danced around the camp fire, ate continuously, swam in the freezing river and drank beer from the local tap room. There is so much space to play, explore, relax and go relatively wild. The structures we slept in were so cosy we all had the longest lie ins we’d had in years. A delight. And we cannot wait to return again. Thank you so much. Naomi x
20/09/2021Naomi
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. As an Agent we act as an intermediary between you and the owner (‘’Owner’’) of the holiday accommodation (‘’Property’’) you will be staying in. We help to arrange reservations and bookings between you and the Owner and take payments from you on behalf of the Owner.
We are only arranging a contract between you and the Owner for hire of the Property and for any other services or arrangement you purchase from the Owner (the “Booking”). This means the legal contract for the Booking is between you and the Owner despite the fact that a payment for the Booking has been made to the Agent. Your contract for the Booking is not with Sawday’s Canopy & Stars Ltd (Canopy & Stars).
Canopy & Stars is part of the Sawday’s family of companies, a majority employee owned business, 24% owned by a charitable trust and a B Corp. We accept no liability in relation to any contract you enter into in relation to Bookings or for the acts or omissions of any supplier(s) or other person(s) or party(ies) connected with any Booking.
When making your Booking we will arrange for you to enter into a contract with the Owner, as detailed in clause 1.2 below. Your Booking is subject to these Agency Terms & Conditions and any other 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 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:
- You have read these Agency Terms & Conditions and agree to be bound by them;
- The lead name on the Booking will be the person responsible for the Booking and shall be responsible for paying the deposit and the full price, for making any amendment and cancellation requests and for the payment of any additional charges. The lead name accepts these Terms & Conditions on behalf of all persons in the Booking;
- You consent to our use of your information in accordance with our Privacy Policy;
- 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. To confirm your booking, you must pay a 25% deposit (or full payment if booking within 10 weeks of your check in date) and the entire Booking will be subject to the cancellation policy as outlined in clause 2 below. The Canopy & Stars telephone booking line is open Monday to Friday 9am to 6pm and Saturdays 10am to 2pm. 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 and Saturday 10am to 2pm). 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 25% non-refundable deposit as required (or full payment if booking within 10 weeks of the date of your check-in). The deposit is non-refundable as it covers costs incurred and services provided to enable your Booking. These include, but are not limited to, marketing and PR, property inspection fees, Owner management, booking management, credit card fees and customer service.
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 email will be sent within 24 hours and will contain the details of your Booking and of payments made and due. If you have not received your Booking confirmation email 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 Once the 25% deposit has been paid, the full balance payment will be due 10 weeks in advance of your check in. A reminder to pay your balance will be sent to you one week prior to this 10 week 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 responsibility 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 automated balance payment does not successfully go through as there is a problem with your card, such as it is expiring, then we will contact you to try and take alternative payment. If you do not make any payment due to Canopy & Stars by the due date for payment and at the latest within 5 days of this date, then with regret, we will notify the Owner who will cancel your Booking and terminate their contract with you. In these circumstances, your rights to a refund are set out in clause 2.3 and 2.4 below. Please note that if you have paid in a currency that is different to the original pricing, we will not be able to guarantee the same conversion rate that was used to convert the deposit payment.
1.4 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.
1.5 Credit Card payments are processed via Elavon who provide merchants services facilities to Sawday’s Canopy & Stars Ltd.
2. Cancellation by You
2.1 If you have to, or want to cancel or amend your Booking, this request must be sent to us by email (bookings@canopyandstars.co.uk) and will be considered and responded to within two working days of receipt. 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 Cancellation by you at any time will result in your 25% deposit being forfeited. The deposit is always non-refundable as it covers costs incurred and services provided to enable your Booking.
2.3 All bookings are non-amendable and non-refundable within 10 weeks of your check in date. If you need to cancel your booking within 10 weeks, the total cost of the accommodation including the deposit will be forfeited. Cancellation should always be in writing to bookings@canopyandstars.co.uk.
2.4 If you need to cancel your booking at a date 10 weeks or more in advance of your check in date, the 25% deposit will be forfeited. If the booking has been paid in full the balance will be returned to you, minus the 25% deposit. Refunds will be issued in the same form and ratio as the original payment was made. Therefore, if a Gift Voucher was used to book your stay, the refund will be back onto a new Gift Voucher at the same amount as originally used. Alternatively, if you paid in cash, your refund will be processed in the currency of the booking. Where this is different to the currency of the payment card, this will be converted at the current exchange rate on the day of the refund.
2.5 Cancellations made by you, at any time, may incur a £50 administration fee in addition to us retaining the non-refundable deposit. This represents the administration costs incurred by us on behalf of the Owner to deal with such requests.
2.6 If extreme weather prevents you from reaching your holiday, taking, or finishing your holiday, you are still subject to these cancellation terms as outlined in clause 2.3 above. We strongly recommend that you take out a travel insurance policy which covers this eventuality. In the event of the property becoming unavailable (such as due to fire or flooding), Canopy & Stars will endeavour to provide the Guest with suitable alternative accommodation, starting with any other accommodation that may be available with the same Owner of your Booking, or will refund all monies paid, or a proportion in the case of curtailment. The Agency cannot, however, pay any compensation or expenses as a consequence of such an event.
2.7 Cancellation insurance is available to purchase from many providers, but will be a third-party arrangement and not involve Canopy & Stars or the Owner in any way. You are strongly recommended to take out personal travel insurance for all members of your party for UK holidays and you must take out personal travel insurance for international holidays, including for illness and cancellation due to Covid-19. It is your responsibility to ensure that the insurance cover is adequate for your needs, including cancellation and curtailment.
2.8 If you fail to check-in on your date of arrival your Booking will be cancelled and no refund will be due.
3. Amendments to your booking, requested by you
3.1 Amendments to your Booking can only be made more than 10 weeks prior to the check in date, after which time amendments may be treated as cancellation and our refund policy as detailed in clause 2.3 above may apply. All amendments are subject to availability and may incur a £50 admin fee detailed in clause 2.5 above.
3.2 If we can fulfil your request to amend your booking, any differences in price as a result of the amendment, will be paid by you in the case of an increase and refunded to you in the case of a decrease in price, e.g. amending your booking from low season to high season.
3.3 In the event that a date swap is offered, this will normally be agreed with a set timeframe to rebook and sometimes a credit against a future stay will be offered. The credit can only apply to a stay at the same space as originally booked.
3.3.1 If a date swap is offered, then the Agency Booking Terms and Conditions applied at the time of your original booking will still apply. Therefore, if your date was swapped within 10 weeks of the original check in date, the 10 week cancellation policy set out in clause 2.3 applies to your new stay, even if the new check in date is beyond 10 weeks.
4. Refunds
If a refund is issued it will be in the same form and ratio as the original payment was made. Therefore, if a Gift Voucher was used to purchase the original stay, the refund will be back onto a new Gift Voucher at the same amount as originally used.
5. Insurance
You are strongly recommended to take out personal travel insurance for all members of your party for your holiday, including holidays in the UK. It is your responsibility to ensure that the insurance cover is adequate for your needs, including cancellation and curtailment for any reason. Please read your policy details carefully and take them with you on holiday.
6. 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 Booking or to cancel your Booking. We will also liaise between you and the Owner to try and organise an alternative Booking offered by the Owner, or a refund but we will have no further liability to you.
7. Cancellations due to events outside of Owner’s control
An Owner may have to cancel a booking due to events outside of their reasonable control (see clause 22). In such circumstances, we will liaise between you and the Owner to try and organise an any alternative Booking offered by the Owner, or a refund but we will have no further liability to you.
8. Complaints & Procedure
We always aim to provide the best possible holiday experience, however, if you have any complaint or problems during your stay, please immediately notify the Owner during the stay itself, so that the Owner has the opportunity to resolve the problem at the time. If you do not follow this procedure, there will be less opportunity for the Owner to investigate and resolve your complaint and to make your stay as enjoyable as possible. Delays may also mean that the amount of compensation you may be entitled to, may be reduced or negated.
Whether or not your complaint is dealt with satisfactorily, please also let us know of the problem as soon as possible by emailing info@canopyandstars.co.uk. We will aim to respond within 1 working day to acknowledge your email. We will then review your feedback and investigate the complaint. This may involve discussing your concerns with the owner, revising the website listing for inaccuracies, and reviewing previous guest feedback and internal inspection notes. This process can take time to complete, so please allow approx. 7 working days for a final response.
We also welcome you to fill in our feedback survey which will be sent to you via email the day after you check out. It is important for us to gather as much information as possible about the experiences our guests are having. This is what helps us support our Owner in fulfilling their potential and identifying if anything could be improved.
9. 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.
10. Your Responsibilities
10.1 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.
10.2 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 may also require a damage deposit. If so, this information will be provided on the website place page under ‘essentials’.
10.3 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. Please note that this would be without the right to any refund.
11. Pets
11.1 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. If you take a pet to a place that doesn’t allow pets, or you exceed the number of pets allowed at a place, the Owner has the right to refuse you to stay at the Property, and/or they may ask you to leave the Property before the end of the holiday period. Please note that this would be without the right to any refund.
11.2 A nightly charge may be made by the Owner for each pet and additional terms may apply, you will be notified of this at point of Booking. Please check these terms carefully before booking and arriving.
11.3 Please do not leave your pets alone or unsupervised in the property at any time during your stay. For the safety and comfort of your pet we request that Owners exercise due diligence at all times, especially where the property is located near a road/livestock. Canopy & Stars nor the Owner can accept responsibility for the safety of your pet.
11.4 If any guest has an allergy to pets, please be aware that Owners (and we) cannot guarantee that a pet has not stayed in a particular Property. We and Owners cannot accept responsibility for any suffering which may occur as a result of such animals having been present in a property.
11.5 We ask that all owners of pets keep their pet under control at all times and to be responsible for ensuring that they do not damage the Property, livestock or vegetation during the stay. You will be liable for any damage caused by your pet. Any damage is to be reported to the Owner immediately. Any additional cleaning required, that may incur an additional charge, will be at the Owner's discretion.
12. Special requests
If you have any special requests (for example dietary requirements, allergy, 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. 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.
13.1 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.
13.2 The Owner only supplies the Property for domestic and private use. You agree not to use the Property for any commercial, business or re-sale purpose, and the Owner has no liability to you for any loss of profit, loss of business, business interruption, or loss of business opportunity. If you do wish to use the Property for a commercial purpose, you must contact Canopy & Stars prior to confirming your booking.
14. 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.
15. Pricing
15.1 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.
15.2 Rates are set per place in the currency specified by the Owner. Where this has been converted into the currency of your preference, until the payment stage this will be an estimation only, based on a recent exchange rate. The original rate will be displayed before you confirm your payment and you will be given the option of paying in your own currency at our guaranteed rate, or paying in your own currency and leaving the conversion and any associated fees to your card provider.
16. 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 and 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.
17. 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. If the rate of VAT changes between the date of the Booking and the date of the stay, Canopy & Stars may adjust the rate of VAT that you pay, unless you have already paid for the Booking in full before the change in the rate of VAT takes effect.
18. 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 international Booking. 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. Prior to international travel it is your responsibility to check whether it is safe to travel by visiting the FCO website www.gov.uk/foreign-travel-advice.
19. 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.
20. Discrepancies
In case of a discrepancy between these Agency Terms & Conditions and any other Canopy & Stars literature, these Agency Terms & Conditions shall prevail.
21. 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.
22. Events beyond an Owner or Agency’s control
If an Owner or Canopy & Stars is prevented or delayed from complying with any of their respective obligations under these Agency Terms & Conditions or a contract for a Booking due to events or circumstances beyond their reasonable control, the inability or delay in performing those obligations will not be treated as a breach of these Agency Terms & Conditions or a contract for a Booking. Examples of such events or circumstances include fire, flood and other acts of God, strikes, trade disputes, lock outs, restrictions of imports or exports, riot, accident, disruption to energy supplies, civil commotion, acts of terrorism or war, pandemic (including Covid-19), any national/local/regional government restrictions.
Thank you for wading through all the very boring, but very important stuff above.
Now the outdoors is calling, so go and get wild in nature!
We stayed in a big group and it was just perfect. Great accomodation, unbelievable setting, brilliant facilities just what we needed for our group. Unique and enchanting. Was totally awesome
02/06/2023