Terms & Conditions
Bookings and Payments
If a booking is made eight weeks or more before the holiday is due to start, a deposit of one third of the rent is payable. The balance is then payable 8 weeks before your holiday. Payment can be made by card online at the time of your booking. Bank transfer for deposits must be received within 48 hours or bookings will be cancelled. The balance is due 8 weeks before the stay can also be paid this way. If the balance is not paid by the due date, we reserve the right to re-let the lodge and retain the deposit.
If a booking is made less than eight weeks before the holiday is due to start, the full rent, plus any additional charges, must be paid at the time of booking. All bookings via our online system should be treated as provisional until you receive a personal confirmation from us via email.
The prices featured on the website are not binding; we reserve the right to modify these prices. At the time of booking, you will be informed of the prices applicable. The price stated on the confirmation invoice is binding. We only accept bookings from persons over 18 years of age and we reserve the right, at all times, without statement of reasons, to refuse or cancel a booking.
We ask all our guests for a security/damage deposit of £150 per lodge, which is pre-authorised against a card at arrival. This deposit is to cover any additional cleaning costs, breakages, damages, breakages (other than normal wear and tear) and moving items back to their original position or lodge, the hold will be released in full if the safari tent is left in a tidy state with all washing up completed and bottles and rubbish taken to the recycling area along with the correct inventory in the tent.
Cancellations & Refunds
- We strongly recommend that you have holiday insurance to cover this eventuality
- Cancellations – Cancellation by you at any time will result in your deposit being forfeited, as all deposits are non-refundable
- Balancing payments unpaid at 8 weeks prior to the stay will result in the cancellation of your stay and loss of deposit
We realise that sometimes plans change and if you have to cancel your holiday, please let us know as soon as possible and we will try to work with you to find the best solution.
In all cases we will endeavour to re-let your accommodation. If we are successful, we will:
- upon request within 14 days, refund you (less the deposit, less 2% charges we incur and £50 admin charge to cover re-advertising costs). If the holiday is fully paid and the date is less than 8 weeks away then we may need to lower the price to attract a last-minute stay, then in which case your refund will be less
- or we will offer to postpone your holiday to a date that is of a similar price or will adjust the price if you wish to move to a higher tariff.
If we are unable to re-sell the accommodation it is with regret that we will be unable to refund any monies paid. We strongly recommend that you have appropriate holiday insurance to cover this eventuality.
We recommend that you take holiday insurance to cover any potential loss. In the unlikely event of the accommodation not being available due to fire, flood or other unforeseen circumstances, Lower Keats Glamping cannot accept liability or responsibility for any loss, but the full cost of the holiday (less any fees incurred by us from our payment provider) will be refunded within 14 days – please refer to our ‘Force Majeure’ section.
Force Majeure – Force majeure on the side of Lower Keats Glamping exists if the implementation of the agreement is entirely or partially, temporarily, or permanently, prevented due to circumstances which are beyond the control of Lower Keats Glamping, these circumstances shall include (but not be limited to) war, terrorism, riots or civil unrest, industrial action, flooding, natural disaster, epidemics, health risks or such similar events (“Force Majeure”). We recommend that you have appropriate holiday insurance cover.
Day visitors are welcome (maximum of 2 guests per lodge). All day guests must be pre-agreed with the owners, names and car registration numbers must also be provided along with contact details onto the lodge clipboard, should we, in the case of an emergency or for Track and Trace, need to know who is on site. All day guests must vacate the site by 10pm.
Overseas guests may pay by international electronic transfer. Any charges from payments from overseas will be passed on to the guest.
Arrival & Departure Times
We ask that you arrive on your arrival date after 4:00pm and let us know by text 07540 367386 when you are 50 mins away, so we can be ready to greet you. It’s very important to plan your journey so that you arrive with us during the daylight. Arriving and settling into your lodge takes a little while; from meeting us in our Honesty Shop, to unloading your luggage and wheel barrowing everything across the field, it’s all part of the glamping adventure. However, due to our very rural environment it’s unlike arriving at a hotel where you park up and walk across a well-lit path, so please do plan to arrive during daylight hours. It will take time for your tour of the lodge to explain how everything works as well as unloading your belongings and then unpacking and lighting the wood burning stove. All of this is so much easier in the daylight as it really is pitch black once the sun goes down – there are no streetlights at Lower Keats. Or alternatively get up early the next morning and arrive for breakfast – we can have the croissants waiting for you!
Guests are requested to vacate their lodge by 10:00am on the date of their departure. Housekeepers will be ready to enter at this time and we reserve the right to charge a late departure fee of £15 per half hour if the lodge is not vacated on time.
Whole Site Bookings/Group Bookings
We allow Stag/Hen breaks to be taken as a whole site booking only – please contact us before booking to discuss. We are happy to host whole site and group bookings but due to the fact that we are unable to refill them at short notice, they are subject to the following terms and conditions. A holding deposit of 10% should be paid to reserve the date then the additional 23% is payable after one month. After that date the deposit is not refundable. The full payment or balance for accommodation is payable 8 weeks before the stay. After the balance is paid no refund can be given for a cancellation of the whole event and we advise that you make this clear to all parties attending. So, we highly recommend that you take out insurance.
Before arrival, a £150 security deposit is taken per lodge. The security deposit will be released if the safari tents are left in a tidy state with all washing up completed and bottles and rubbish taken to the recycling area and the correct inventory is in each tent with no breakages (other than normal wear and tear). It is a condition of a group booking with us that all the party adhere to our noise policy and are quiet in the Glamping field by 10.30pm at night. (See below).
Additional Guests/Over Capacity – If you arrive with more guests than you have booked for or more than the maximum capacity of the lodge which is 6, we reserve the right to cancel your booking.
We want all our guests to enjoy a restful, relaxing, chilled stay with us. To keep the atmosphere peaceful and to not to disturb the wildlife or other guests, we would prefer you to not play music but if you do it should be played at a respectful level so that other guests cannot hear it. We do not allow any music after 10.30pm. Be aware when it is quiet all-around noise will be amplified as it travels over the fields. There may well be young children sleeping on the site, so we also ask you to be thoughtful of how much noise your party are making around the campfires/BBQ’s during the evenings. We all know that children like to escape early each morning, but to help let adults sleep in; it would be appreciated if parents could encourage children to stay indoors until after 7.30am/8am as it would help make for a stress free start to the mornings!
After 10.30pm the only sounds that should be heard is wildlife and whispering from our guests enjoying the sunset and stars. Train spotters will also enjoy the view of the main train line on the other side of the River Axe and watching the level crossing lights. (Trains stop running overnight).
We are a family glampsite but also allow Stag/Hen breaks to be taken as a whole site booking only – please contact us before booking to discuss. Adult only bookings also need to be aware that we are a family site, if you want karaoke at 2am around the campfire, then this is not the site for you! By booking to stay you have agreed to our terms and conditions and thereby bound by its contents. In exceptional circumstances we reserve the right to ask your party to leave immediately if there is repeated noise after having received two warnings and as you will have breached the terms of your contract with us, no refunds will be forthcoming.
Wood & Sticks
We will provide plenty of split logs and sticks for use in the wood burning stove during your stay, extra campfire wood is £7.50 a net. BBQs work best with charcoal and that can also be purchased in the Honesty Shop or from nearby garages and supermarkets.
Each lodge has a smoke detector, carbon monoxide detectors and a fire extinguisher with exits at the front and rear of the lodges. We also ask that candles are not lit in the bedrooms (due to fire risk). Candles may be lit outside on the decks and on the dining room tables. We also have solar lanterns for use under canvas which will add to the ambient feel without the danger of fire. The stoves are very safe if used properly and have a fireguard. Instructions can be found in your information pack and should be read before use.
Each lodge has an outside tap and bucket outside each lodge – please have it ready for action when using the BBQ or communal fire bowl, just in case! These are also handy for washing muddy boots, dogs, and children! No other fires should be lit. Please do not light disposable BBQs on the grass or picnic tables. You can rest these on the BBQ outside of your lodge.
The bathrooms have solar lights in the ceiling; each lodge has solar lanterns which can be used in the bedrooms, dining and sitting area. Outside there are solar lights on the path to the lodges. Due to fire risk, we do not allow candles inside the bedrooms of the lodges, but these maybe used on the outside deck areas and on the dining table. Further supplies of candles are available to purchase from the Honesty Shop. Under no circumstances is gas lighting to be used in or near the lodges or The Hive area.
Charging Electrical Devices
Guests may use the designated electric points in our Honesty Shop to charge electrical items, all items are left at guests own risk. Each lodge has a solar charging battery pack which also powers the bathroom lights. Overcharging of electrical items will diminish the bathroom lights. Use of generators are strictly prohibited at Lower Keats as they will disturb other guests and the peace in the meadow, therefore, please do not bring these to the farm.
Responsibility – By booking and coming to Lower Keats you agree to be responsible for all of your party including any children you are in charge of, and your own welfare and to take all reasonable precautions against personal injury, injury to others and damage to facilities and lodge. Lower Keats Glamping is set in Devon farmland and in places the land is uneven and on a slight incline. Depending upon weather conditions we have cold, wet, and slippery surfaces, so please make sure that your party are aware of this and wear suitable footwear. We recommend that you bring wellies or crocs as they can be easily kicked off on the decks before entering the lodge. There are no paved paths to the lodges; therefore, three-wheel pushchairs may be more suitable than buggies. The lodges are 30-100 metres from the luggage drop off area – remember then all luggage will have to be transported across the field to the lodge in a wheelbarrow! Being set in a rural farm environment with no streetlights we have different environment to beware of: such as a pond, electric and stock fences, tree roots, animals, machinery, poisonous plants, and even frozen water pipes to name a few. Swimming in the pond or waterways at any time is not permitted.
Whilst staying at Lower Keats children will love to have the freedom of the Devon countryside however it is parents’ responsibility to ensure that their children are safe and supervised at all times. Please do not allow them to play near or in the agricultural barn, as it contains agricultural machinery. We have fenced areas off and have signs to deter entry; however, children may still find a way in. There is also a shallow ditch/stream which runs alongside the barn and carpark. Please do not allow children to climb our fences or trespass into neighbouring fields, as there may be animals or machinery at work. Children must be supervised at all times near the shallow ditch/stream, pond, and animals.
All guests are very welcome to help us with letting the animals out, feeding and cleaning them out, as well as collecting eggs, and bottle-feeding spring lambs, calves, and brushing the piglets. There is no charge for animal feeding therefore it does not form part of your holiday contract with us. When possible, we are happy to have helpers. (Subject to latest COVID-19 advice). Use of the facilities at Lower Keats is the responsibility of the Guest and is done so at their own risk, and children must always be accompanied by an adult. Any activity such as animal feeding on the owners’ land is the responsibility of the guest and is done so at their own risk. We strongly recommend that you take out travel insurance against the risk of accidents and your stay being cut short.
Vehicles are only allowed as far as the end of the track next to the glamping field to unload luggage. This is to ensure that the field stays a safe haven for children who may be playing. Luggage will then have to be transported 30m-100m across the field to the lodges in a wheelbarrow! Cars must then be parked in the parking area near to the barn/shop. Cars found to be driven up and down the track during your stay or parked on the track will incur a fine for their drivers! These fines will be donated to our chosen charity ‘The Jurassic Coast Trust Ltd’. Please don’t leave valuables in your car. Although we are in a remote and relatively crime-free area, we can’t take responsibility for vehicles or contents in the car park. Please let us know if you are bringing more than one car per booking.
We take every care to ensure that you have a safe and enjoyable holiday but cannot be held liable for any accidents or consequential loss or damage to the guest’s possessions on the property or land. Or from any loss, damage, or expense arising from industrial action, terrorist activity, adverse weather conditions or any other event outside our control.
We understand that dogs are a much-loved member of the family and welcome dogs to Lower Keats to holiday with you. We allow dogs onto the site but a limit of two per lodge. Dogs must be kept under control and on leads, when outside of the lodge, and never left alone in the lodges. We do not allow any banned breeds or dangerous dogs at Lower Keats and will ask you to confirm the breed after booking. We charge a £25 supplement per dog, to cover extra cleaning costs, and will also provide you with a dog bed and bowls, you just need to bring their favourite blanket – please just add dogs to your booking. We ask that you clear up after your dog and have two bins labelled specifically for this, one in the carpark and another as you enter the glamping field. If dogs are staying within a group or party, and are allowed to roam in more lodges than they are booked to stay in, we reserve the right to deduct the £25 dog charge from the security deposits for the other lodges that have had dogs in.
Please leave lodges tidy with furniture/equipment in the correct tents and let us know if anything gets broken, so we can replace it for our next guest. We expect a degree of wear and tear we will only charge for replacements in exceptional circumstances. If damage is directly attributable to the guest, then we reserve the right to request payment up to £150 from the guest or the cost of repair or replacement of the item.
All cleaning under normal circumstances is included in the cost of your stay. If additional cleaning of the lodge is required, including but not limited to: washing up, putting equipment back into the correct lodges (for group bookings), additional cleaning of the interior or fixtures and fittings or removing rubbish or recycling from the lodge, then we reserve the right to charge for this work at a rate of £10 per hour and we reserve the right to deduct this payment from your security deposit or invoice guests following their stay.
We are committed to protecting our natural environment and wildlife on our farm. We respectfully ask our guests to do the same by not littering the site and use the numerous bins provided. If you drop litter, please pick it up!
There are recycling and landfill bins located in the carpark, in order to protect our environment for the future, all guests must recycle as much as possible. All rubbish and recycling must be removed from the lodge when you leave.
We are a non-smoking site. Therefore, smoking is not permitted at any time within our lodges or on our decks. If it is evident that guests have been smoking in the lodge, then the security deposit will be charged to compensate for the additional cleaning and delay in being able to re-let the lodge.
The guests have the right to occupy the property for the paid holiday duration only. Guests undertake to behave in an appropriate and legal manner with due respect to the owner, the property and other guests and their property. If any guest behaves inappropriately or improperly (of which the owner will be the final judge on their property), or illegally, the owner reserves the right to ask the guest and their party (at their discretion) to leave the property before the end of the holiday period. Any refund for so doing will be at the discretion of the owner. In addition, the owner reserves the right to sue the guest for any loss, harm, damage, or injury caused to the owner, the property or to other guests and/or their property.
Lower Keats Glamping accepts no liability or legal responsibility for theft, loss, or damage, of whatever nature, during or as a result of a stay at Lower Keats. The guest and those who accompany them, are collectively responsible for all loss and/or damage which arises, for Lower Keats Glamping and, or any third party as a direct or an indirect consequence of their stay, whether this was caused through actions or refraining from actions by themselves or by third parties, as well as all damage which is caused by parties which they have under their responsibility. If you leave your tent late or in an improper condition, additional costs can be charged.
Clause – In the event that a court finds that any part of these terms and conditions is illegal or void, the illegal or void part will be severed from the remainder of the Booking Conditions/Terms and Conditions, which will continue to be valid and binding and have full force and effect.
Breach of Conditions
If there is a breach of any of these Booking Conditions/Terms and Conditions by the guest or any of their party, the owners reserve the right to re-enter the property and cease the holiday immediately and ask the guest and their party to leave.
If you have a genuine complaint, please take this up with the owner immediately, to allow the matter to be resolved as soon as possible. Should the complaint not be settled to your satisfaction, then you have the option, up to 14 days after your departure to submit the complaint in writing or by email to us.
Please Note – Any person making a booking (lead guest) agrees to adhere to the terms and conditions which form part of the holiday agreement with Lower Keats Glamping.
The lead guest who makes the booking or completes the booking online confirms that: he or she is authorised to agree the booking conditions on behalf of all persons included in the booking form, including those substituted or added at a later date; the signatory is over eighteen years of age, and agree to take responsibility for their party occupying the property.
Should any facilities, equipment, or inventory, be damaged wilfully, because of inappropriate usage or behaviour, or a as a direct result of failing to respond to instructions from company staff the lead guest understands that they may be held responsible for the cost of repair or replacement of that item. 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.
Lower Keats Glamping cannot accept responsibility from any loss, damage, or expense arising from industrial action, terrorist activity, adverse weather conditions or any other event outside the control of the company. However, nothing in these conditions excludes or limits the liability of the owners: for death or personal injury caused by the owners’ negligence or for any matter which it would be illegal for the owners to exclude or attempt to exclude their liability.
COVID-19 Cancellation Terms
Please check the latest local rules at time of booking. Cancellation by you at any time will result in your deposit being forfeited, as all deposits are non-refundable. We strongly advise that you take out insurance to cover this eventuality.
If we enter another period of lockdown that Lower Keats is forced to close, we will:
- Offer to move your booking to a date that is of a similar price or will adjust the price if you wish to move to a higher tariff
- If there is not a mutually agreeable date available, upon request within 14 days, we will refund your booking less 2% charges we incur but we will not charge a cancellation or admin fee
We cannot be held liable for other elements of your travel such as cancelled flights etc, and we strongly recommend that you take out insurance to cover that eventuality.
In the event of you needing to cancel your holiday due to either a local lock down, if you have evidence that you must self-isolate or have caught Covid then we will advertise your holiday on Social Media. If we resell the break:
- we will, upon request within 14 days, refund you (less the deposit and less 2% charges we incur, but we will not charge a cancellation or admin fee). If we have had to discount the holiday due to it being very last minute, then we will refund the amount that we have received (less the deposit).
- or we will postpone your holiday to a date that is of a similar price or will adjust the price if you wish to move to a higher tariff.
If we cannot re-sell the holiday then we regret then that no refund will be made, and we strongly advise that you take out insurance to cover this eventuality.
If the Government’s Rule of 6 is enforced: this means by law in England you can only go on holiday with up to a maximum of 6 people (including children / infants). We will not accept any bookings where the number is greater than 6. Please check the latest local rules at time of booking.
COVID-19 Please inform us immediately if you develop any of the symptoms during your stay with Lower Keats Glamping. Most people with coronavirus have at least one of these symptoms.
- high temperature – this means you feel hot to touch on your chest or back (you do not need to measure your temperature)
- new, continuous cough – this means coughing a lot for more than an hour, or 3 or more coughing episodes in 24 hours (if you usually have a cough, it may be worse than usual)
- loss or change to your sense of smell or taste – this means you have noticed you cannot smell or taste anything, or things smell or taste different to normal
You must also confirm if you or any member of your booking have been in contact with anyone that has tested positive for Covid-19 in the 14 days prior to arrival, or if you or any member of your booking have been contacted by the NHS test and trace service.
If you or any member of your booking have any of these symptoms prior to arrival you should not travel under any circumstances and you should seek medical advice. We reserve the right to refuse any guest presenting with any of the symptoms, this will include all members of their party.
If you or any member of your booking display any of the above symptoms whilst staying with Lower Keats Glamping you will be required to inform the owners and leave the site and accommodation immediately, returning to your primary address. Guests with symptoms or confirmed Covid-19 are not permitted to self-isolate at Lower Keats Glamping under any circumstances. This is to ensure your safety and that of our other guests and staff. If that is not possible and you have to self-isolate here, then you will have to pay for all bookings that have to be cancelled as a result.