The Sussex Round House
Sussex, United Kingdom
Swallowtail Hill
- Cabin for 2 from £140 per night (read our low price promise)
- One king-size bed
There is space for one baby (in own travel cot) OR one child (under 5 feet tall) with two adults. There is not room for one child and a baby
Overview
As the trees of Dean Wood, one of the many peaceful corners of Swallowtail Hill Farm, closes around you, The Sussex Round House appears ahead. The cool, curved space has been hidden away in the woods as a retreat that lets you enjoy not just some time away but also a beautifully preserved landscape. Owners Christopher and Sarah will whisk you down the track in the buggy when you arrive and it’s an five-minute walk back to your car, which you can easily forget about for the whole of your stay. There’s just enough modernity - a contemporary kitchen and en suite bathroom - to make the space wonderfully comfortable but not take anything away from the experience of being so close to nature. You’ll see it the moment you wake in the king-size bed that has a stunning headboard made with reclaimed wood which sits facing a big picture window and you’ll hear it all around you from you own private wood-fired hot tub, the deck outside, or from your seat round the crackling firepit.
Swallowtail Hill Farm owes its blossoming biodiversity to the careful stewardship of owners Sarah and Christopher. It is now a habitat for deer, badgers and foxes to name but a few, as well as all manner of birds and butterflies. If you keep quiet you’ll see many of them from the deck, or even from bed. You can even ask to be introduced to the various animals around the farm, including donkeys Buttons and George, Sid the Big Goat, the pygmy goats, the pigs and more. As well as giving farm tours, Sarah and Christopher will be in touch with menus from Chloe the Glampsite Chef, or they can book a wonderful yoga class on your behalf with instructor Victoria. There are pubs in classic villages for nights out, the coast at Camber for adventurous watersports and the famous Rye town where you can explore the quirky shops and eateries or hire bikes to pedal down to Winchelsea. Your days end back in your private woods, surrounded by nothing but the natural calm of the great outdoors.
Read what guests say about Swallowtail Hill here.
Essentials
The important stuff
- Check in: 4 - 7 pm
- Check out: 11 am
- If you want to meet the animals, it is advised to bring wellies or boots and waterproofs
- Mobile phone signal available
- No WiFi
- Supplies for the wood-burner and outside firepit provided, extra can be purchased
- Extra space for child - due to the size of the pull out bed, this would only be suitable for children under five feet tall.
- The wood-fired hot tub is charged at £30 per stay (payable to the owner upon arrival) - enough fire wood will be supplied for the tub to be heated twice
- Sleeping arrangements
- One king-size bed
Extra space available
Space for 1 child no charge. sleeping in a dining table and seats converted to a small bed (child under five feet tall only)
Kids & Pets
There is space for one baby (in own travel cot) OR one child (under 5 feet tall) with two adults. There is not room for one child and a baby
Cooking
- Microwave with grill
- Two ring gas hob
- Mini fridge
- Large cooler box with daily ice bricks
- Fully equipped kitchen
- On-site farm shop with all the essentials plus Swallowtail Hill's very own range of preserves and chutneys
- On-site meals: order a meal from the tempting Swallowtail Hill menu or go all out and book the Hill Top Tent for a special occasion (more info in the activities tab)
- The nearest grocery shop is Jempsons of Peasmarsh (2 miles)
Washing
- Gas fired shower
- Flushing toilet
- Eco friendly toiletries provided
Heating, lighting & bedding
- Bed linen and towels provided
- Wood-burner
- Heated towel rail
- Electric lighting
- Rechargeable lantern
- Plug sockets available but with limited power, suitable for phones and laptops but not hairdryers or irons
Entertainment
- Private wood-fired hot tub for two
- A range of board games and books
- Cards
- OS maps to borrow along with binoculars and guides to wildlife for those who are interested
Getting there
Swallowtail Hill Farm, Hobbs Lane, Beckley, East Sussex TN31 6TT
By Car
Exit M25 at junction 5 – get in lane for Sevenoaks/Tonbridge A21. Join the A21 and head for Hastings. You will pass exits for Sevenoaks and Tonbridge, Pembury and Tunbridge Wells. Keep going straight! You will automatically join a stretch of bypass (which avoids Lamberhurst) heading for Hastings. Keep going until you get to the Flimwell crossroads/traffic lights. Turn left – marked for Rye/Camber/Hawkhurst (A268). Keep on this road for around 10 miles.
You will pass straight through the villages of Hawkhurst, Sandhurst and Newenden. When you get to Newenden you’ll pass a village cricket green to your left and then go over a stone bridge across the river. A little after that you’ll drive over a level crossing (this is the local steam railway). You'll then pass Saheb's restaurant on the right Take the next left after the restaurant – the A268 to Rye. You are now in Whitebread Lane – it’s a very twisty, turny road. Follow this for approx 3 miles.
There’s a sign on the left saying Beckley. Slow down. Take the next (sharp) left onto Hobbs Lane. (This turning is immediately before the mini roundabout -if you reach the mini roundabout you’ve gone too far!). Continue down Hobbs Lane for EXACTLY (and we mean EXACTLY!) half a mile. Swallowtail Hill Farm is on the left hand side, at the top of the hill, slightly hidden by a hedge. There is a sign just by the gate. The farm entrance is just a couple of metres further down the lane on the left.
By Train
Rye is the nearest train station. Local taxis can be booked in advance or called on arrival at reasonable rates.
From London, high speed from St Pancras (38 mins), or normal speed from Charing Cross, Waterloo East or London Bridge to Ashford International (1 hour 15 mins). Cross to Platform one for hourly cross-marsh train to Rye (20 mins)
Food & Drink
At Swallowtail Hill
Sarah and Christopher offer a range of grocery boxes and picnic lunches stuffed full of locally sourced produce, to be ordered in advance of your stay.
Swallowtail Hill has its very own Glampsite Chef. You can pre-order from an extensive menu of campfire suppers, picnics, afternoon teas and special meals.
The produce in the area is quite simply exceptional – and there's no shortage of farmers markets. Rye has a wonderful butchers, greengrocers and deli in the High Street and in Peasmarsh (the next village) there's a family owned supermarket called Jempsons.
Rye Farmers Market – Wednesday – 10am to 1pm, Strand Quay
Rolvenden Farmers Market – Thursday 10am to noon, Church & Church Hall
Brede / Broad Oak Farmers Market – Friday 10am to noon, Church Hall
Hill Top Tent (May - September)
The Hill Top Tent is a really comfy place and the views are amazing - enjoy the exclusive space for chill-out time as the sun goes down. The tent has comfy steamer chairs to relax in outside – surrounded by lanterns, fairy lights and bunting. There’s a fire ready to light in the fire saucer if it gets chilly. Inside there are giant beanbags, board games and a wireless speaker for you to connect to and play your own music.
Guests can hire the Hill Top Tent for a Sundowner Session or a Stargazer Session, with a basket of goodies and a tipple of choice included. The Hill Top Tent is also a special place to take afternoon tea or have a picnic, and there's a delicious choice of menus available. For a really special treat, guests can book the Hill Top Tent for a romantic meal for two – Chloe, Swallowtail Hill's Glampsite Chef, will create a feast for you and deliver it ready to serve.
Pubs & restaurants
The White Hart, Newenden (3.5 miles). A 16th Century characterful free house with traditional pub food and fine cask ales.
The Cock Inn, Peasmarsh (2 miles). A 17th Century village pub with an enclosed adventure playground.
The Rose and Crown, Beckley (2 miles). Landlady Alice will give you an even warmer than usual welcome if she knows you're staying at Swallowtail Hill.
The Tuscan Kitchen, Rye (6 miles). Quite simply the best little Italian restaurant this side of Tuscany. Run by Jen and Franco the food is cooked to order with passion and care.
The Ypres Castle, Rye (6 miles). Pronounced, 'wipers' by the locals, the restaurant is next to the Ypres Tower (the actual castle - keep up) and specialises in fish dishes, with a garden overlooking the salt flats.
The George, Rye (6 miles). A traditional coaching inn on Rye’s high street with very good food.
Activities
On the farm
Animal Feeding
The owners at Swallowtail Hill do their best to offer the opportunity to visit the animals once during each stay. The rule here is that if you’ve got a name, then you’re safe! So Buttons and George the donkeys, Sue the pig; Sid the big goat; Margot, Jerry, Bilbo, Frodo and Pippin the pygmy goats; Peter, Mary, Dinky, Rose, Ivy, Frank, Arnold, Myrtle and Darcy the sheep; and even the chickens are all pets, and (comparatively) tame.
Nature Walks
If you’d like us to take you and your family on a guided walk around the farm to talk about the conservation work we do and enjoy some pond dipping or minibeast hunting then let us know*. Cost: £10 per family / per group *Subject to availability and bookable in advance.
The Hill Top Tent (May to mid-September only)
During the late spring and summer we have our fabulous Hill Top Tent available. It’s a really special space that sits on the hillside and offers wonderful views across the farm. It’s the perfect place for any of the following and can accommodate four people comfortably:
Yoga
If you’d like a yoga lesson then – subject to our teacher Victoria being available – we can organise this for you. Subject to availability and must be booked at least a week in advance.
Massage
Chloe is our lovely local massage therapist – so if you want to completely relax on your break at Swallowtail Hill then why not book either a Back & Shoulder massage or a Full Body Massage. Subject to availability and must be booked at least a week in advance.
Outdoor & active
The Sussex Border Footpath cuts across Swallowtail Hill Farm. Or you can choose to explore the region by bike. Hire shops can be found in the centre of Rye.
The Rye Nature Reserve boasts a variety of habitats with a wealth of wildlife. Only 9 miles away, more than 279 species of bird have been recorded at the reserve of which over 70 have nested. Visitors can walk a network of paths to discover the flora and fauna. Entry is free.
Visitors are often surprised at just how many vineyards are hidden away in this corner of the country. Amongst them are some of the best organic growers in the UK. Methersham Vineyard is just at the end of the same lane as Swallowtail Hill and Neil and Wendy Holcombe will welcome you to visit and taste! Chapel Down Winery is at Small Hythe near Tenterden and Sedlescombe Organic Vineyard and Carr Taylor Wines at Westfield are all just twenty minutes' drive away.
Rye Watersports boasts the only large coastal water lake with sea location in the South East of England. Lessons in kitesurfing, windsurfing and sailing are available.
Three miles from the farm is the village of Newenden from where guests can take a trip to Bodiam Castle. Rowing boat hire is also available.
The Rye Tennis and Squash Club welcomes day visitors.
Grove Farm Riding School is in the nearby village of Iden and offers lessons for adults and children, or if you’d prefer something less structured – you can join a hack through the local countryside. Booking in advance is essential. Price – approximately £30 per person
Places to visit
The Kent and East Sussex Railway
Buy a hop-on, hop-off ticket and enjoy the full 10½ miles of railway stopping off to enjoy the sights along the way. Set off from Northiam and chuff your way to Rolvenden and look around the loco yard, or go in the opposite direction and visit the castle at Bodium. The railway regularly holds Thomas The Tank Engine theme days – with plenty of activities to keep children amused. On three of the five daily train services there are also on board catering services, so you can enjoy a cream tea on board – but only if you pre-book! Price – adults £17, children (3-15 years inc.) £11.50, family ticket £49.50
The Romney, Hythe & Dymchurch Railway is Kent's mainline in miniature. First opened to traffic in 1927 as the "World's Smallest Public Railway" and now covering a distance of 13.5 miles from the picturesque Cinque Port of Hythe near the Channel Tunnel to the fisherman's cottages and lighthouse at Dungeness.
Rye Castle Museum has two sites in The Ypres Tower and East Street. Ypres Tower, built in 1250, is the oldest building open to the public in Rye. It was built as part of the town's defences and has had a chequered history as revealed by its interior. From the Tower's balcony there is a magnificent view over the harbour.
The maritime Cinque Ports town of Rye sits high on a hill overlooking the River Rother and the Romney Marsh. Wander around Rye’s cobbled streets and explore the local landmarks including the Ypres Tower (the castle) and Landgate Arch. Take a walk along Mermaid Street – peppered with ancient buildings with very strange names.
Tenterden is another of the Cinque Ports and declares itself the Jewel of the Weald. Keeping guard over the town is the pinnacled tower of St Mildred’s Church from where once the signal beacon warned of the approach of the Spanish Armada.
One of the most famous and evocative castles in Britain, Bodiam Castle was built in 1385, as both a defence and a comfortable home. There are spiral staircases and battlements to explore, and wonderful views of the Rother Valley from the top of the towers.
Camber Sands: The famous curved beach with its wide bay and large dune system is only ten miles away. It is a site of geographical interest and nature conservation as it is the only existing dune system in East Sussex. Popular with families, dog walkers, horseriders, kite surfers and kite boarders (at different times of the day and in different zones!) it’s big enough for everyone and the perfect place for a paddle and a picnic.
The ancient town of Winchelsea is a beautiful Sussex village built on the bones of a medieval town. It is a picturesque and peaceful village with a beach, medieval wine cellars and views of Rye bay.
Hastings Old Town: Follow in the tracks of Inspector Foyle and wander the charming winding hillside streets of Hastings Old Town, then stop for lunch - the fish and chips at the Blue Dolphin are quite simply the best, and you can’t beat some silly fun playing crazy golf on the seafront.
Festivals & events
Rye boasts a thriving community of artists, writers and potters. The annual Rye Festival, now in its 47th year, takes place mid-September and is the culmination of the town’s commitment to the arts. From classical music and jazz to contemporary music, literature, comedy, painting and sculpture – the full spectrum of the arts is represented.
Wild Woodland Club
Sarah is a fully qualified Forest School Leader and Swallowtail Hill has become home to the Wild Woodland Club – for all Wild Things aged 6-11 years. The club is run in conjunction with the Sussex Wildlife Trust. Our young Wild Things all meet in the barnyard and walk to the camp in the woods and each session has as theme around which our activities are organised. We might build dens, make things using woodland tools, build campfires and do some cooking, learn woodland crafts or play games, but whatever we do we always have fun! Sessions take place during school holidays. Check Swallowtail Hill's website for the dates of the next session and if your child would like to join in while you’re on holiday they can.
Woodland Activities - Kids
If your stay doesn’t coincide with a Wild Woodland Club session but your children like the sound of the woodland activities that the club enjoys and would like to experience them too, then we can offer additional sessions subject to availability. There need to be at least 4 children for a two hour session to go ahead so why not talk to other families staying here and see if their kids would like to join in too. Cost: £15 per child (four children minimum)
Basic Bushcraft / Whittling - Adults
And not forgetting the grown-ups… We can offer a basic bushcraft / traditional skills session in the woods focusing on fire lighting and whittling. Sessions are subject to availability and there need to be at least four adults for a two hour session to go ahead. Cost: £15 per adult (four adults minimum)
Meet your hosts
Swallowtail Hill Farm is sandwiched between the medieval market town of Tenterden in Kent and the ancient fortified hill-top seaport of Rye in this picturesque corner of East Sussex.
It is the feeling of being far removed from city life that brought the owners, Christopher and Sarah, here in the first place. Their search for a rural lifestyle coupled with a passion for nature and all things sustainable found them here at Swallowtail Hill’s 40 acres of land. Their land is actively managed for biodiversity and has qualified for the Higher Level Environmental Stewardship Scheme. It is now a patchwork of flower meadows, traditionally managed woodland, ponds and reedbeds, and hedge-lined green lanes to stroll along. This wildlife haven is a carbon neutral operation and Christopher and Sarah are constantly on the lookout for new ideas to reduce their carbon footprint even further.
An important part of the conservation work done on the farm is its education programme. Schools and special interest groups regularly visit to discover how a landscape managed in this way encourages flora and fauna. Swallowtail Hill is a Forest School site and is part of the Countryside and Education Visits Accreditation Scheme.
East Sussex is a much visited but surprisingly uncrowded tourist destination and there is tons of stuff to do in the surrounding area if chilling out in farmland heaven is not quite enough for you. To keep the family entertained there is a steam railway ride, horse riding, great country pub lunches and strolls around the old town of ‘Foyle’s war’- Hastings or medieval Rye.
Guests can choose to stay in one of the six cabins, Wood, Penfold, The Long view or The Sussex Round House, the Meadowkeeper's Cottage or the Woodcutter's Cottage. Comfortable double beds mean that you can have a relaxed lie-in whilst listening to the birds singing in the surrounding fields.
Our guests say...
Our stay was amazing we have had a very stressful 10 months and it was just what we needed the house was lovely everything was working and the hast Sarah was fab so nice and helpful
25/09/2019Julie
Amazing stay at the Sussex roundhouse. The right mixture between luxury and camping. Loved having a spot in the woods all to ourselves especially sitting in bed looking out the big window into the woods.
09/09/2019Clare
We had a really lovely weekend stay at Swallowtail Hill. Sarah was very welcoming and the setting is beautiful. The Roundhouse was cosy, relaxing and beautifully integrated into the woodland. Our 4 year old daughter loved the hot tub, toasting marshmallows on the campfire and feeding the animals. Would definitely come back again. Highly recommended!
07/09/2019Oliver
Pur stay at the round house was everything we had hoped for. Relaxing, peaceful & tranquil.
01/09/2019Jessica
We had an excellent mid-week mini-break myself and my two sons [6&9] [while Hubby was away visiting friends in Australia!]. It lived up to all our expectations from the descriptions and info on the web page. The Round House was comfy and cosy yet with plenty of space for us to eat and play games during a rainy spell. The outside space was excellent with a lovely sheltered deck with dining table and benches beside the firepit which was sheltered enough by the tree canopy to survive a couple of heavy showers before we cooked dinner. The Round House has a Hot Tub which is heated by a log burner - after a quick lesson from the Owners I successfully built and lit a fire which kept it toasty warm. The Round House is in it's own little wood which is lovely and peaceful making it very easy to tune into the nature all around. There is a good mobile signal for emergencies but the limited power made it easy to tear my two away from electronics and focus them on walks, campfires and boardgames - the Backgammon set was brilliant though I lost every game :) The food packs are great if you choose to order one & the Glamp-site Chef is great. The boys enjoyed meeting and feeding all the animals.
26/08/2019Abigail
Love this place? Tell everyone!
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:-
- you have read these Agency Terms & Conditions and agree to be bound by them;
- you consent to our use of your information in accordance with our Privacy Policy;
and
- 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 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 (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.
Our stay was amazing we have had a very stressful 10 months and it was just what we needed the house was lovely everything was working and the hast Sarah was fab so nice and helpful
25/09/2019