It looks like you're using an old web browser that we no longer support, so some parts of the site may not work as well as they should and you won't be able to make a booking. Please update your browser (view more details) to make sure you get the best experience.

We're sorry, earlier versions of Internet Explorer have become too unsafe to use, and we can not allow them access to the secure part of our website. We highly recommend switching to a much more secure & modern browser such as the latest versions of any of the following, Opera, Safari (Apple users),  FirefoxChrome, Internet Explorer (11 or above).



The important stuff

  • Check in: Check-in 4pm – you will receive access details via email a few days beforehand.
  • Check out: 10 am
  • Bring torches, wellies and walking boots
  • Mobile phone signal with good 3G/4G
  • As with all our sites, Tinkers Treehouse is non-smoking only
  • Sleeping arrangements
  • One king-size bed


  • Oven and hob
  • Fridge with freezer compartment
  • Fire pit


  • Flushing toilet
  • Rainfall shower
  • Sink in bathroom

Heating, lighting & bedding

  • Wood burner
  • Bed linen and towels provided
  • Underfloor heating
  • Electric lighting
  • Plug sockets throughout treehouse


  • Playing cards, board games, small library of books
  • TV with Freeview


At Downash Wood

Explore 4 acres of deciduous woodland and 29 acres of farm and meadow land.

Wildlife watching, including bird watching, butterflies, badger sets, rabbit warrens and deer.     

Places to visit

Ticehurst Village - a quintessentially English village with independent shops including bakers, fish mongers, art and craft shops and café, as well as the award winning pub, the Bell Inn, and a lovely ancient church and village greens. Well worth a walk into the village to look around. You can walk from the entrance to Downash Wood to Ticehurst along the roads, or across public footpaths which is quicker.  

Dale Hill Golf Course - at the entrance to Tinkers Lane is the Ian Woosnam designed golf complex with two 18 hole golf courses and hotel with leisure, spa and restaurant.     

Hastings - family fun seaside resort with old and new towns, the new pier and family entertainment next to the pebble beach and in the amusement arcades. Fresh fish lovers will enjoy the daily fish stalls and shops in the old town.      

Visit Rye, Camber and Winchelsea, three seaside resorts very close to each other. Rye town and harbour is steeped in history dating back to medieval times, with fantastic architecture. Camber sands is a beach at the village of Camber near Rye. It is the only sand dune system in East Sussex. The sands are a Site of Special Scientific Interest and designated a Site of Nature Conservation Importance. Winchelsea is the smallest town in Britain sitting between High Weald and Romney Marsh and also has a pebble beach.       

Royal Tunbridge Wells and the Pantiles - fantastic Kent town with inside shopping centre, high street and the Pantiles, which is a Georgian colonnade in the south of the town. Lovely architecture throughout and something for everyone. 

Outdoor & Active

Bewl Water Reservoir - the round reservoir path is 12.5 miles long. You are about 3.5 miles from the visitor centre if you join the path by climbing over the fence at the bottom of the land and turning right. Within 1.5 miles is a jetty which has a water taxi which will take you to the visitor centre, please check online for times. It is well worth going for a stroll along the round reservoir track to enjoy the views. You can also hire bikes here.

Bedgebury Pinetum - home to one of the world’s finest conifer collections this is the perfect place for walking and enjoying life in a spectacular world of trees. The forest offers miles of trails for cycling, riding and playing as well as the Go Ape adventure playground.

Hawkhurst Fish Farm - for anglers or tranquil lake lovers alike this is a lovely place for a coffee, snack and a bit of peace and quiet in lovely surroundings.     


Food & Drink

At Downash Wood

Tea and locally-roasted coffee

Milk, fruit juice and cake (all locally sourced)

A locally sourced day or breakfast hamper can be provided at an additional charge - please order in advance with the owner

Nearest shops

There is a local village convenience store in Ticehurst Village which you can walk to through fields on public footpaths in about 15 minutes, or on roads in 25 minutes. Alternatively, in the car it's a 3-minute drive.   

On the way to Downash Wood if coming southbound, there is a BP petrol station with M&S shop on the A21, 17 minutes away. 

There are two BP garages on opposite sides of the road south of Downash Wood at Hurst Green known as Ashdene petrol station A21. They both have Budgens in them with a good selection of food and drinks.  

Places to eat

The Bell Inn - winner of best pub in the South East in 2017 and only a 15 minute walk away. A traditional local pub in Ticehurst village with great log fires, restaurant and bar areas, as well as very good outside areas to enjoy the countryside surroundings. Warm and friendly and great food menu. Guests would be advised to book ahead if they wish to dine in the restaurant but a bar menu is served all day, inside and in the garden.  

The Bull Inn - a 13th-century Inn with real character. A formal dining area and two bar areas as well as lots of space outside front and rear, this pub does great food in an idyllic setting. Used by locals as well as walkers and cyclists from Bewl Water.  

The Cherry Tree -  just been taken over my new management and had a facelift and serves excellent food with a great outdoor area and takeaway food. Sits high on Dale Hill overlooking the countryside, with great outside dining for summer days or evenings.  

Meet your hosts

Meet Stephen & Jane

Stephen Grew up on a farm in Kent and Jane is a city girl at heart having grown up in London.  They bought Downash Wood as a family retreat, while the kids finish their schooling in South London.  Their Son dreamt of a treehouse in the woodland and Stephen spent the next three years obtaining planning permission and building their dream secluded treehouse to share with guests.      

Wildlife & Environment

Tinkers Treehouse is set within five acres of deciduous woodland known as Downash Wood.  Downash Wood is bordered by Bewl Water Reservoir on the north side and Tinkers Lane on the south side.  The land is on the borders of Kent and East Sussex, close to three ancient settlements of Three Leg Cross to the West, Ticehurst to the South and Flimwell to the East.  Ticehurst being the larger of the villages offering superb village facilities including the Bell Inn which has just been crowned the best pub in the South East by the National Pub and Bar Awards in 2017.  Ticehurst is a quintessential British village with local independent shops, pubs and restaurants as well as a village hall and church. 

Downash Wood is bordered by Bewl Water which is the largest stretch of open water in the South East.  Set in 800 acres, the visitor attraction offers walking and cycling by land and fishing and boating by water, as well as having a fantastic bistro restaurant in the old boat house overlooking the amazing reservoir. 

Resident deer, active badger sets, plenty of pheasants and rabbits can be found at Downash Woods. Buzzards, woodpeckers, barn owls and other birds can be spotted, and butterflies at the right time of year. There are meadow areas with a variety of grasses and wild flowers.    

Getting there

Downash Wood, Tinkers Lane, Ticehurst, East Sussex, TN5 7LU

By car

Leave the A21 at the Flimwell cross roads heading towards Ticehurst.  After 1 mile turn right onto Tinkers Lane, opposite Dale Hill Golf Course.

Go past the cottages on the right and continue along the lane for 0.3 miles until the lane turns left and bends downhill.  Immediately on the right is a large pull off with wooden gates on your right and a view over the landscape in front of you.  Pull off here and turn right going up the track towards the right hand wooden gate, sign posted Downash Wood on the gate. 

Tinkers treehouse is set within Downash Wood and access details will be sent to guests by the owners a few days before arrival via email.

Be aware that the postcode will take you too far up Tinkers Lane to Three Leg Cross.  Put into Google maps ‘Downash wood treehouses’.  

By public transport

The nearest train stations are Stonegate 3.5 miles away or Wadhurst which is 5 miles away both with direct train services from London in just over 1 hour.

It is then possible to catch the 254 bus from Wadhurst station to Tinkers Lane "Dale Hill" bus stop and the treehouse is a short 0.3 mile walk down Tinkers Lane. Alternatively cycling to the treehouse is a viable option and you will then have your bike ready to cycle the Bewl Water route during your stay. 

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;


  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 ( 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 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.


1.4 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 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 ( 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;


(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;


(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.