Terms and Conditions

“Accommodation” means Luxury Cabin and / or Luxury Bell Tent 

“Site” means Burns Farm Ltd fields - fullyserviced pitch and / or grass camping pitch

“Site Rules” means the rules in force at Burns Farm Ltd.

“you” or “your” means the person named in the booking confirmation.

“we”, “us”, or “our” means Burns Farm Limited (Company Number 14570331) of Burns Farm, St John’s in The Vale, Keswick CA12 4RR

Burns Farm is a working farm in the Lake District. There will be tractors, quad bikes and other farm noises from time to time. There will be animals in the fields.

The animals at Burns Farm are farm animals and not animals that can be approached to pet.

Guest must never enter farm field or farm building where there are farm animals. Guests must never feed farm animals, as this could potentially kill the animal. 

Never have your dog off lead near a farm animal.

Camping Pitches

There fields are no electric hook-ups on these fields. Tewet, Skiddaw and Blease. We do not do electric hook-ups for tents.

There are three grass campfields available to book online for camping. Pitches are all divided by small wooden picket fenced. The large and super pitches are all 9 metres wide.

The cost of each pitch is available through our booking system, prices are set for up to 2 adults per pitch per night. We do not offer a price for solo campers online. Children and additional adult family members can be added to pitches.

Two of the three campfields are dog friendly fields. Dogs must be always kept on a lead. Blease is a strict no dogs allowed field.

Camping: This is a quiet site. We are not suitable for party groups, stag, hen or birthday parties. 4 or more adults are considered as a group.
Choose a pitch which will fit your unit. A super pitch is perfect for larger family tents and LWB campervans. Tewet super pitches are the largest of the super pitches, ideal for family tents larger thank 6-man
Parking next to your pitch is allowed. An extra car can be booked onto the super pitches on the booking system or for more information, give us a call!
Guests are not allowed to pitch on any other pitch or area/field. (If we must move your tent, you confirm that you relinquish the right to claim liability against the site, staff or management for any damage or inconvenience caused by or during the move)

Campervans: Converted transit van/VW size camper vans and short-wheel based are accepted on the large pitches. Long wheel-based camper van (not auto-sleepers or motorhome) are allowed on grass camping pitches during dry weather, choose a super pitch for LWB vans. Please call reception if the ground is soft due to bad weather. Do not drive onto grass if the ground is soft as you will get stuck, please call reception for advice.

Roof tents: we accept roof tents.

Folding campers: We accept folding campers on the super pitches

Motorhomes or Auto sleepers are not permitted on the grass camping fields Tewet, Skidded or Blease. If you book these fields, you will be asked to move to a hardstanding pitch, is we don’t have a hardstanding pitch available you will be asked to leave 

Camping Fields

Tewet campfield is a pet friendly grass field.

It has super and large size pitches. There is no electric hook-up in this field.

Pitches and size:

Super pitch (Estimate) 9-metres wide x 16-metres deep. The max unit size on this pitch is 8.5-metre x 5-metre + vehicle

Pitches vary in size and shape; these are the largest of the super pitches and they are perfect for larger family tents

Pitches are numbered from 1-14

Large pitch 9-metres wide x 8-metres deep. The max unit size on this pitch is 6-metre x 6-metre + vehicle

Pitches are number 15-51

Skiddaw Campfield is a pet friendly grass field.

It has super and large pitches. There is no electric hook-up in this field.

Pitches and size:

Super pitch 9-metres wide x 10-metres deep. The max unit size on this pitch is 7-metre x 6-metre + vehicle

Pitches are numbered from 1-10

Large pitch 9-metres wide x 7-metres deep. The max unit size on this pitch is 6-metre x 5-metre + vehicle

Pitches are number 11-29

Blease Campfield is a no dog grass field.

It has super and large pitches. There is no electric hook-up in this field.

Pitches and size:

Super pitch 9-metres wide x 10-metres deep. The max unit size on this pitch is 7-metre x 6-metre + vehicle

Pitches are numbered from 1-8

Large pitch 9-metres wide x 7-metres deep. The max unit size on this pitch is 6-metre x 5-metre + vehicle

Pitches are number 9-20

 Caravan Fields

High Rigg and Low Rigg Caravan fields.

30 fully serviced hardstanding pitches for caravans, motorhomes, and campervans: Each pitch has 16 amp electric; mains water and a grey water drain. A flex hose pipe can fit from your van straight into the grey water drain. (We do not have a drive-over grid drain for grey water)

TV is available on site and each pitches has WI-FI. The site gets very good 4G and mobile phone signal 5G is now available. Guest gets maximum views and all-day sun from every pitch. Each pitch has a grass area with picnic bench.

The 30 pitches are gravel 5-metre wide by 12-metre deep. The max unit size we accept on the fully serviced pitches is 8.5-metre x 5-metre.

Guest must park their unit so that your side door/awning is to the left, as you look out from your pitch. This enables you to access you grass area and your picnic bench. Caravans must have the hitch facing to the front of the pitch for easy hitching in case of emergency. (Foreign caravans please call 01768779112 to discuss a suitable pitch). There must be a 6-metre firebreak between units and a 3-metre fire break between awning and the next unit.

Motor homes/Auto sleepers: are not allowed on grass – please book a fully service pitch

The cost of each pitch is available through our booking system, prices are set for up to 2 adults per pitch per night. We do not offer a price for solo campers. Children and additional adult family members can be added to the booking.

Low Rigg Caravan Field:

This is a flat open field with mountain views. It has 14 fully serviced pitches numbered 1 – 14. This is a dog friendly field.

Max unit size 8.5m x 5m

High Rigg Caravan Field

This is a flat open field with mountain views it has 16 fully serviced pitches numbered 15 – 30. This is a dog friendly field.

Max unit size 7.5m x 5m

R.Vs or Motorhomes/Auto sleepers larger than 8.5 meters are not permitted onsiste and you will be asked to leave.

CARD PAYMENT POLICY

Security/damage deposit hold for accommodation (Cabins and Bell Tents).

Before your stay at Burns Farm Ltd, we request you our guest to hold a refundable security/damage deposit on the card used to make the original payment. 

We will send out an email 2 days before arrival regarding the security/damage deposit. If you have any questions or you need to update your card, please call 07843866977 as soon as you receive your security/damage deposit email.

Damages

Any damage incurred by you or your party during your visit or stay in the cabin or bell tent is chargeable.

Malicious or irresponsible behaviour which causes unnecessary damage to cabin or bell tent property will be charged accordingly. A £50 cleaning fee will be charged in non-standard circumstances, as well as covering the costs of employee housekeeping and maintenance wages for the extra time required to clean and repair. £50 cleaning fee will be charged if you have not picked up after your dog.

Damaged fabrics, textiles and tangible items will be charged individually in order to replace them. Professional cleaning services may also be required and will be charged back to the guest.
Guests will be notified of the charges, and said charges will be applied to the card which was used to hold the security deposit. 

By confirming your security/noise deposit with a card you are agreeing to be bound by the terms and conditions.

Malicious or irresponsible behaviour which causes disturbance to other guests will be charged 

accordantly.

Please note: No Noise between 9pm and 7am

Noise must be kept to a minimum if you are leaving the cabin before 7am.

Guest must fully extinguished fire pits before 11pm.  

 Card used during payment.

When a guest make a payment online they are agreeing to give Burns Farm Limited authorisation to retain the card details used through our online secure booking system. By confirming your booking with a card you are agreeing to be bound by the above terms and conditions.

NO GROUP BOOKING POLICY

We don’t accept group booking at Burns Farm

Burns Farm is not suitable for group bookings. Guest who book as a group or who book separately and form a group of 4 or more adults onsite are breaching the no group booking policy and will be asked to leave under Section 10 of the Site Terms and Conditions.

We do not facilitate for groups of families.

We do not facilitate for groups of couples.

We do not facilitate for party groups, this includes birthday/stag or hen parties.

Groups of any size can create unwanted noise and disturbance to other guests.  

Maximum of 2 adults per booking, more than 4 adult will be classed as a group.

We set maximum occupancy limits and rules in line with Burns Farm policies, facilities, space, and equipment available and to comply with applicable health and safety, insurance, and regulatory requirements

If you exceed the maximum occupancy limits as described in Section 10 of the Site Terms and Conditions and you fail to comply with our rules on group booking policy and or our Zero Tolerance Policy as set out in this Section 8 and Section 9, we may need to exercise our rights under Section 14 (“Our right to evict”) or we may charge the guest their full security deposit held if staying in 

Luxury Cabin - £150 refundable security deposit.Full or partial charges for breach of policies.

Luxury Bell Tent - £50 refundable security deposit. Full or partial charges for breach of policies.

Low Rigg/High Rigg & Camping pitches - additional charges may be added if in breach of the policies.

MAXIMUM OCCUPANCY LIMIT POLICY

Burns Farm has a maximum limit of 2 adults only per Site (Caravan/camp fields) Accommodation (Cabins/Bell Tents)

Guests staying in accommodation (Cabins/Bell Tents) are not permitted to invite other guests or visitors into their accommodation (Cabins/Bell Tents). This includes guests staying on Site (Caravan/camp fields) or/and in another Accommodation (Cabins/Bell Tents)

Guest are not permitted to exceed the maximum occupancy limits as described in Section 10 of the Site Terms and Conditions for their Accommodation (Cabins/Bell Tents)

Guests staying in our Accommodation (Cabins/Bell Tents) may be charged the full security deposit held for a breach of this policy.

We set maximum occupancy limits and no children permitted rules in line with the facilities, space, and equipment available and to comply with applicable health and safety, insurance, and regulatory requirements.

CHILD POLICY

Child safety

The campsite is in a beautiful and idyllic area, and the ethos of this campsite is relaxation, peace and tranquility, but it is also a very busy and popular campsite, especially during peak season. 

Families with children are very welcomed to stay at Burns Farm. We want families to enjoy the unique experience of the great outdoors in a safe and healthy environment. 

To achieve this we ask families with children to follow our child safety policies during their stay so that they and others can enjoy a peaceful, safe and relaxing holiday.

Children must be always supervised and not allowed to stray from their camp field into another camp field.

Young children must never be let go to the amenities alone.

Children under the age of 14, must never be left alone on site.

Children are not permitted to ride bikes on paths or near the amenities or other buildings. 

There are walks and cycle paths just off the site where you can safely take children if they need to let off extra steam!

Kicking footballs around neighbouring pitches is not a great idea if you want to have friendly neighbours, there is a park in Keswick Town where all the family can enjoy a kick about.

Burns Farm is a a busy traditional working farm, do not allow your children to climb on farm walls or enter farm fields. Farm fields have animals in them and sometimes they can’t be seen, these animals are easily spooked by children and dogs!

No Play Area:

We don’t have a play area or a play field for unsupervised play at the campsite. Children must be supervised while on the campsite at all times. Burns Farm is a working farm, all non campfields are used for farm animals. 

No child permitted area: 

We do not permit children including babies in any of our Lambs Luxury Mountain View Accommodation with hot tubs (Cabins).

We set our no child permitted area policy in line with the facilities, space, and equipment available and to comply with applicable health and safety, insurance, and regulatory requirements.

If this policies sounds overtly harsh, then unfortunately, we are possibly not the site or accommodation for your holiday. 

DOGS POLICY

Dogs

Burns Farm Ltd have 5 dog friendly Lambs Luxury Mountain View Accommodation with hot tubs (Cabins). They are under the VIP pet friendly category. 

You must never leave your pet alone in the Accommodation (Cabins).

You must always clean up after your pet.

Guests staying in our Accommodation (Cabins) may be charged £50 from their held security for not complying with these policies. 

Burns Farm Ltd have 2 dog friendly campfields and both our fully serviced hardstanding caravan fields are dog friendly.

Rules:

If they poop, you scoop!! No excuse, there are waste bins on site that you can use.

Dogs must always be kept on a short lead when on site.

Dogs must not be allowed to stray onto your neighbours.

Dogs must not be left unattended at any time.

Dog must always be kept on a lead. There will be animal in the farm fields. If your dog chases sheep, they can cause great distress to the sheep especially if the sheep are pregnant, this can also cause the sheep to abort their lambs, you or your dog would not want to see this happen, so please, please always keep your dog on a lead when walking through farm fields. 

Dogs must not be allowed to damage property including wooden structures and flowers/plants.  

Please don’t allow your dog to pee up against our buildings, oak posts, wooden benches, flower pots, wooden structure or ornaments, it can damages property and kill flowers and plants, the dog walk is opposite the campsite.

Dogs must not cause a disturbance on the site!

Dog Walk:

We don’t have a designated on site dog exercise area. There is a quiet lane opposite the campsite that takes you past the farm buildings and towards Tewet Tarn. There are also many short and long walks from Burns Farm. 

The nearest walk : Turn left at the main entrance and then next right, walk past all the farm buildings, you will continue to the right on a corner, which brings you onto a quiet, no vehicle lane (except for Farmer David or Tom on their farm quad bikes). This lane will take you to the St John's In The Vale Road, you can turn back or you can turn right if you wish to go on a circular walk back to the sight or along that road you will see a path towards Tewet Tarn, (a small lake on a hill on the farm)

Bringing a dog onto Burns Farm means you have read and agree to the full terms and conditions on our website.

No Dogs

We have 2 dog free fields called Blease camp field and Blencathra Bell Tent Field. Do not walk through these fields with a dog. This is clearly stated throughout the website, and there are signs to say no dogs.

9 dog free Cabins:

Dogs are not permitted into a dog free cabin. If you think you may have booked one of the dog free cabins and you are wanting to bring a dog you must contact reception immediately as we cannot primate your pet into a dog/pet free area.

We set our no Dog policies in line with the facilities, space and to comply with applicable health and safety, insurance, and regulatory requirements.

NO NOISE POLICY

No Noise between 11pm and 7am Policy - Site (Caravan/camp fields)

No Noise between 9pm and 7am - Accommodation (Cabins/Bell Tents)

We want our guest to have a wonderful time, on their holidays with us; however, we feel that it is important that guests are not disturbed by unnecessary noise from neighbouring campers. We do not expect to hear excessive noise at any time! and we do not expect to hear any unnecessary noise between 11.00pm and 7am. 

Noise must be kept to a minimum if you are leaving the site before 7am.

Guest must fully extinguished fire pits before 11pm. (Fire pits are not permitted on the hardstanding fully serviced pitches, Low Rigg or High Rigg)

No loud music or disturbing noise at anytime

Guests staying in our Accommodation (Cabins/Bell Tents) may be charged the full security deposit held for a breach of this policy.

If this policy sounds overtly harsh, then unfortunately, we are possibly not the Site/Accommodation for you. 

Some examples of noise not permitted between 11.00pm and 7am - 9pm and 7am in the cabins or bell tents: music, engines running, doors banging, loud chatter, or any avoidable loud noise that disturbs others between these hours.

ZERO TOLERANCE POLICY

We operate a zero-tolerance policy for individuals whose behaviour or noise causes disturbance or stress to other guests. Please note that if you do not comply with the standards and behaviours set out in this Section 9, we may need to exercise our rights under Section 14 (“Our right to evict”)

We have a zero-tolerance policy with regards to any of our family, employees or contractors being treated in an abusive or violent manner. ‘We’ aim to always be polite and helpful, and respectfully remind our customers that we can often be confronted with a multitude of varying and sometimes difficult tasks and situations, all at the same time. However, aggressive behaviour, be it violent or abusive, will not be tolerated and we will exercise our rights under Section 14 (“Our right to evict”)

For us to maintain good relations with our customers we ask you to read and take note of the occasional types of behaviour that would be found unacceptable:

• Using bad language or swearing at any Burns Farm Family members, employees, or contractors.
• Any physical violence towards any of the above persons (such as pushing or shoving).
• Verbal abuse in any form including insulting any of the above persons.
• Racial abuse or sexual harassment.
• Persistent or unrealistic demands that cause stress to any of our family, employees, or contractors. Requests will be met wherever possible, and explanations given when they cannot.
• Causing damage / stealing from the park, employees, or other guests.
• 11pm no unnecessary noise applies and must be adhered too. Please call reception for more information regarding family bookings.
• The Site/Accommodation office the Site/Accommodation Entrance the Site shower block main door and the Site/Accommodation surrounding building are motored 24/7 by CC TV cameras for your safety and to watch the coming and goings of the Site and Accommodation.

Guests staying in our Accommodation (Cabins/Bell Tents) may be charged the full security deposit held for a breach of this policy.

FIRE SAFETY POLICY

Accommodation fire safety policy at Burns Farm it is set in line with the facilities, space, and equipment available and to comply with applicable health and safety, insurance, and regulatory requirements.

Guests are not permitted to make or light a fire anywhere on the site unless they have a fire bowl hired from BFL. Never use wood from the surrounding trees or bring your own wood as it may not be dried to standards.

Fire bowls/pits are available to hire from the campsite with a refundable surety deposit. They are hired on a first come first serve basis through the information provided on your arrival information email.

You are not permitted to bring your own fire pit, log burners, wood burning stoves, fireworks or Chinese lanterns as these may pose a fire risk and fall outside BFL’s safety and fire risk assessments.

Free standing barbecues may be used if elevated and if appropriate precautions are taken. BFL reserves the right to temporarily ban the use of Fire Pits or BBQs if the fire risk is assessed as too high. 

Fire pits are not allowed on the fully serviced hardstanding pitches, BBQ cannot be used as a fire pit. You are to use charcoal only in a BBQ, no wood source or similar products which produce a naked flame, due to the fire risk. 

Never use the fire pit during bad weather conditions, as sparks can reach the your Tents, Camper Vans, Gazebo and other forms of accommodation, with a high risk of catching fire. 

Your are not permitted to use candles or any form of naked flame within any Primitive/ Accommodation (Cabins/Bell Tents, private wet rooms/main block, Pot washing area, Laundry Room, or any another indoor area)

We provide fire pits, wood, kindling as complementary for our Accommodation (Cabins/Bell Tents). The fire pit is positioned in a safe area, on gravel at the cabins and on a flag at the Bell Tents. The safe area is an area away from the Accommodation (Cabins/Bell Tents)

You are not permitted to move the fire pit under any circumstances. By moving a fire pit onto the decking or any other area that is not classed as a safe area, is breaching the fires safety policy because it is creating a high risk of fire and/or smoke damage.

Guests staying in our Accommodation (Cabins/Bell Tents) will be charged the full security deposit held for a breach of the fire safety policy due to the fire pit being moved from it’s safe area (the safe ares is where you find the fire pit when you arrive to the he Accommodation (Cabins/Bell Tents) 

Never use the fire pit during bad weather conditions, as sparks can reach the Accommodation (Cabins/Bell Tents) which have a high risk of catching fire.

We provide a BBQ with a small bucket of charcoal as complementary for our Accommodation (Cabins). The BBQ is positioned in a safe area, on gravel, and away from the Accommodation (Cabins). You are not permitted to move the BBQ onto the flags or onto the decking. Never use the BBQ during bad weather conditions. 

Never carry a fire pit or BBQ into any of the Accommodation (Cabins/Bell Tents) or into any other property/tent/camper van/caravan/awning/gazebo. This is a breach of fire safety policy and a risk to loss of life.

We provide fire a blanket and an extinguisher in our Accommodation (Cabins/Bell Tents)

In case of fire, there are fire extinguishers points through the the site of Burns Farm, phone 07843866977 or 999 if it is an emergency.

ASSEMBLY POINT SHOWN ON SITE MAP

Exciting, you've received a Burns Farm gift voucher!

Here is everything you need to know to make the most of it.

Gift Vouchers can be purchased by contacting our reception team. 

In order to purchase a Gift Vouchers a customer will need to email reception their full contact details. A payment link will be delivered by email. Your Gift Voucher will be delivered by email after purchase confirmation (we recommend that you check your spam filters and junk email to ensure that this has been received). 

When purchasing a Gift Voucher, we will send the Gift Voucher to the purchaser’s email address, if you would prefer we can send it to a separate email address, it is the responsibility of the purchaser to ensure that the recipient’s email address is correct at the time of the purchase. We cannot be held responsible if the address is entered incorrectly and someone other than the intended recipient uses the Gift Voucher.

All Gift Vouchers are dated and expire within 12 months from the date of issue, unless date on the Gift Voucher is less than 12 months, please not the expiry date when you receive the voucher.

Gift Vouchers are valid for use against any future booking, (some dates may have a minimum night stay, check our online booking system before making a booking).

Gift Vouchers cannot be used in part or full payment for the purchase of further Gift Voucher(s).

Gift Vouchers cannot be redeemed on-location so must be used prior to travel.

Multiple Gift Vouchers can be used against a booking.

Full value of Gift Voucher must be redeemed before date of departure in one transaction, no change / refund can be given.

Required booking deposit must be paid in full; Gift Voucher can be used to make partial payments towards deposit or full balance.

If Burns Farm cannot provide a product and issue a refund, payments made by Gift Voucher are refunded to a Gift Voucher valid for 12 months from the date of refund issue.

No cash alternative, exchange or refund.

In addition to these terms, Burns Farm terms and conditions apply 

We welcome any questions, comments, and requests regarding Gift Voucher terms; please contact us.

We love dogs, and have several dogs of our own, but please be aware that even though you may think your dog poses no danger to anyone, some adults and children are afraid to be around dogs and require your consideration to keep your dog under control at all times. Most of our camp fields are ‘dog-friendly’ except for Blease. Do not go into this field with a dog. This is clearly stated throughout the website, and there are signs to say no dogs on area they are not permitted to go. Please note our terms to bring a dog before you book.
We have a mucky pup area with warm water to wash our dog if needed.

Dog rules
Dogs must always be kept on a short lead when on site.
No straying onto your neighbours pitch.
Dogs must not be left unattended at any time.
Dog must not cause the chickens of any other animal on the farm.
Dogs must not be allowed to damage property including wooden structures and flowers/plants.
Dogs must not cause a disturbance on the site.
If you wish to exercise your dog, please walk them off site and not onto another campfield or farm field.
You must always clean up after your pet. If they poop, you scoop!! There are waste bins at the farm entrance you can use.
Bringing a dog onto Burns Farm means you have read and agree to the terms and conditions.
Please make sure your dogs stays on its own pitch! We ask that your dog is taken offsite, not at the entrance! for their daily needs. If by chance they do their business onsite please make sure it is pickup and disposed properly. Pitches including the entrance and roadsides are maintained regularly and it is not a pleasant situation for our groundsmen to come-across, while streaming or mowing!

Ryan and Dec, our very hardworking gardeners are out and about on site most days, please check around your caravan/campervan/tent to make sure there aren’t get any surprises left by your dog! If you see anyone, letting their dog stray onto another pitch or not picking up, please let reception know

Dogs are not permitted inside the amenity buildings. 
Please do not let you dog wee on the plants, it kills the plants! Do not let your dog wee on the patio or up against structures, oak beams or stone walls outside the amenities and reception area or any other service area, it causes permeant damage.

1. Your booking

1.1. We reserve the right to accept or decline bookings entirely at our discretion.

1.2. Your contract with us will begin when we issue you with your booking confirmation. Your contract with us will be on the terms set out in these terms and conditions.

1.3. All bookings are formally confirmed when we issue you with your booking confirmation. Your booking confirmation will set out the Accommodation you have booked, the dates of your booking, the number of guests and the total amount paid for your booking. We will issue you with your booking confirmation by email.

1.4. You, as the person making the booking, will be responsible for all members of your party. You, as the person in charge of your party, must be at least 18 years old at the time of booking.

1.5. Children under the age of 18 must be accompanied by an adult when camping / caravanning or in a Bell Tent.

1.6. We can only discuss your bookings (including any changes) with you, we cannot discuss the booking with another member of your party unless you give express consent for us to do so.

1.7. Burns Farm Lambs Lusury Mountain view cabins have a Maximum of 2 adults only, children including babies are not permitted in any of the Cabins. Pets are not permitted in the Exclusive, Superior, or in the No Pet VIP cabins.

1.8. No Group bookings accepted or special events permitted, this includes family or friend groups. More than 4 adults are considered a group.

1.9. Motorhomes or Auto sleepers are not permitted on the grass camping fields Tewet, Skidded or Blease. If you book these fields you will be asked to move to a hardstanding pitch, is we don’t have a hardstanding pitch available you will be asked to leave.

2. Paying for your Accommodation

2.1. You must pay us the amount payable for your booking at the time of booking.

2.2. In the case where a balance remains unpaid four weeks prior to the holiday, we’ll remind you by email. If you fail to make the relevant payment within 14 days of the due date, we’ll assume you want to cancel your booking and your booking will immediately be cancelled. The cancellation charge is 100% as set out in Section 4 (“If you want to cancel your booking”) will apply. 

2.3. We can accept card/cash & bank transfer payment

2.4. We do not accept payment by cheque

3.1. We regularly review and amend the prices we charge for our Accommodation, please check the online booking system on our website. We will confirm the price of your Accommodation at the time you make your booking and in your booking confirmation.

3.2. All prices given by telephone, on our website or in any leaflets relating to the Site include VAT. If the VAT rates change, we reserve the right to change our prices accordingly. VAT invoices can be provided on request.

3.3 All prices given on our website or on the phone are for the Accommodation. Details of additional charges can be found on the booking page.

3.4. We reserve the right to charge for extras that may be applicable to the Accommodation.

5. If you want to amen your booking

5.1. If you want to amend any detail of your confirmed booking you must contact us by email quoting your booking reference as soon as possible. This includes details such as the number of pitches, the number of guests, the size/type of your accommodation.
5.2. Whilst we will do our best to accommodate you, we cannot guarantee that we will be able to meet any request for the amendment. Any reduction in the number of nights will be treated as a partial cancellation and cancellation charges calculated in accordance with clause 4.3 may apply.
5.3. If we amend details on your booking, you will be charged an administration fee of 10% of your booking (with a minimum of £25) to cover the costs we incur in making the change to your booking. You must also pay any additional Accommodation costs due because of the change – we will confirm the amount of any additional Accommodation costs due at the time we change your booking.
If your Accommodation costs are lower because of the change, we’ll transfer the amount paid to the new date, after deducting the administration fee referred to above and, if applicable, any cancellation charges.

5.4. If you want to amend your booking which has a minimum night stay, for example over a bank-holiday. Any reduction in the number of nights will be treated as a partial cancellation and cancellation charges calculated in accordance with clause 4.3 may apply.

5.5. To amend the original date of your stay to an alternative date, we will require a minimum 30+ day to relet the original date. You will be charged an administration fee of 10% of your booking (with a minimum of £25) to cover the costs we incur in making the change to your booking. 

We strongly recommend you take out holiday insurance or XCover

Most travel insurance policies do include cancellation cover, which will pay out in the event you have to cancel your holiday because of certain unforeseen circumstances.

6.1. We do not expect to have to make changes to your booking, however sometimes problems happen, and bookings have to be changed or cancelled. We will only change or cancel your booking:

6.1.1. if necessary to perform or complete essential remedial or refurbishment works; or

6.1.2. for other reasons unforeseen at the time, you made your booking which are beyond our reasonable control. This may include occasions where the Accommodation becomes inaccessible due to a Meteorological Office Severe Weather Warning or other severe weather event.

6.2. If we do need to change or cancel your booking for the reason set out in Section 6.1.1, we will do our best to offer you a suitable alternative booking. If we’re not able to offer you a suitable alternative, or if you don’t accept the alternative we offer, the booking will be deemed cancelled and we will refund you the total amount you have paid us for the booking.

6.3. If we do need to change or cancel your booking for the reasons set out in Section 6.1.1, we will only be responsible for foreseeable losses that you suffer because of that change or cancellation, and we will not be responsible for any unforeseeable losses you suffer because of that change or cancellation. A loss is foreseeable if it is an obvious consequence of our change or cancellation of your booking or if it was contemplated by you and us at the time, we entered this contract.

6.4. If we do need to change or cancel your booking in line with 6.1.2 because it becomes impossible to deliver the booking due unforeseen events beyond our reasonable control, we’ll do our best to offer you a suitable alternative booking for either the same dates or

alternative dates. If you don’t accept the alternative we offer, the booking will be deemed cancelled and no refund of any amounts paid will be offered.

6.5. We strongly recommend that you obtain appropriate and comprehensive travel insurance for all members of your group. This should ideally cover illness, cancellation, and injuries during your stay.

7. Special requests

7.1. Special requests must be requested at the time of booking and no later than 7 days prior to travel. Whilst we will do our best to accommodate you, we cannot guarantee that we will be able to meet any request

8. No Group bookings and special events permitted.

8.1. No Group bookings accepted or special events permitted, this includes family or friend groups. More than 4 adults are considered a group.

8.2. The site is not suitable for stag, hen, or birthday parties.

8.4. Please ensure that you understand these rules and practical requirements before making any group booking. Please note that if you fail to comply with our rules on group bookings as set out in our group booking policy, we may need to exercise our rights under Section 14 (“Our right to evict”).

9.1. Please ensure that you read the Site Rules carefully prior to booking 

and again, on arrival. You must also ensure that you and your party familiarise yourselves with the layout of the Site and the fire safety arrangements.

9.2. Each hardstanding unit shall be at least 6 metres from any other unit. In exceptional circumstances where more than one unit is allowed on a pitch, they must be at least 3 metres from any other unit. Please see size of pitch to fit your unit. 

Awning on a hardstanding pitch must not encroach onto the grass to allow for the 3-metre fire break between pitches.

A tent and a car must fit inside a 9-metre area leaving a clear 3 meter between their car and the next tent.

9.3. No pegs to be buried below 150mm into the ground as, on some Sites, there are underground services. Rock / strong pegs are recommended for hardstanding pitches.

9.4. You must only use the Accommodation/unit for the purposes of your holiday. You must not use the Accommodation/unit for any other purpose, including without limitation for any business purposes, without our prior written consent, in line with Section 8.

9.5. You must keep the Site, Accommodation/unit, and any contents clean and tidy and leave them in the same condition as when you arrived.

9.6. You must not use the Accommodation/unit, or allow it to be used, for any dangerous, offensive, noisy, illegal, or immoral activities. You must not cause any nuisance or annoyance to any neighbours or anyone else during your stay. Children must be always supervised.

9.7. Smoking is not permitted in any part of your cabin Accommodation. Please note smoking includes use of vapours and/or e-cigarettes. You and your party must not smoke inside your Accommodation. You and your party must not use candles, tea-lights, fireworks, or Chinese lanterns at your cabin Accommodation.

9.8. You and your party may only use a barbeque on Site if it is placed outside and raised off the ground. You and your party must not use barbeques, gas stoves, or other naked flames and cooking equipment inside any bell tent Accommodation.

9.9. Dogs are permitted on certain Sites (subject to charges), and in certain cabin Accommodations as indicated on the section of our website relating to each Site and Accommodation/unit. You must tell us at the time of booking if you wish to bring a dog to one of our dog friendly Sites. Dogs must be kept on leads when on Site. Assistance dogs are permitted at our Sites; but you must notify us at the time of booking if you wish to bring an assistance dog with you.

9.10. Flying of drones at the Site/Accommodation/unit and/or on Burns Farmland is not permitted.

9.10. You must not charge an electric vehicle from the cabin Accommodation/unit

9.11. The use and storage of firearms or weapons is not permitted in any part of the Accommodation, the Site or in cars parked at the Site.

9.12. Vehicle drivers, motorcyclists and cyclists are required to adhere to a 5mph speed limit. All cycles should have appropriate lighting if used in darkness. Drivers of vehicles, including motorcycles, must hold a full and current driving licence

9.13. Children must be always supervised by a responsible adult.  We don’t have a designated play area. Burns Farm is also a working farm, there isn't a field suitable for children to play unsupervised.

Parents/guardians are responsible for their children at all times. Young children must be always accompanied to the toilet/shower facilities. Children must not play in or around the toilet/shower facilities.

Children under the age of 18 years must be accompanied and supervised by an adult whilst visiting Burns Farm Ltd.

As we are a rural family site, noise and lighting should be kept to a minimum between the hours of 11pm and 7am.

Our campsite team may contact you at any time during your stay to advise of any activity, obstruction or behaviour that has been brought to their attention and may be adversely affect others’ enjoyment of the site. We ask that you co-operate with their requests.

9.14. We operate a zero-tolerance policy for individuals whose behaviour or noise causes disturbance to other guests. Please note that if you do not comply with the standards and behaviours set out in this Section 9, we may need to exercise our rights under Section 14 (“Our right to evict”)

10. Maximum occupancy for your Accommodation

10.1. You must ensure that the maximum number of persons occupying the Accommodation/Site does not exceed the maximum occupancy limits set out on our website for each Accommodation/Site.

Day Visitors are not allowed.

Groups are not permitted. More than 4 adults are considered a group.

For the purposes of occupancy limits a child over the age of 3 is considered an occupant. Please meet friends and family off site. 

Burns Farm Lamb Luxury Cabins are Adult only with a Maximum of 2 adults only, children including babies are not permitted in any of the Cabins

Burns Farm Bell Tents are a Maximum of 2 adults only and a maximum of 2 children (3 years to 12 years) only, babies / infants are permitted. Own cot and bedding must be supplied for children under the age of 3 years.

10.3. No access to Cabin Accommondation by other guests on or off site. We set maximum occupancy limits in line with the facilities, space, and equipment available and to comply with applicable health and safety, insurance, and regulatory requirements. As such, we reserve the right to require you to leave the our Accommodation and Site (without any compensation or refund) if you exceed the maximum occupancy limits as described in this Section 10.

11. Trespassing on farm property

11.1. No trespassing on farm property. The farm has CCTV 24/7 surveillance to monitor activity as well as for your security. If anyone is found on private property, we may need to exercise our rights under Section 14 (“Our right to evict”)

12. If you have a problem or complaint

12.1. We take care to ensure that our Accommodation and Sites are of a high standard. However, if you have any problems with your Accommodation or Site, please contact the Site staff immediately and give us the opportunity to resolve it.

As part of our complaint’s procedure, we will:

Treat complaints seriously and deal with them properly

Resolve complaints promptly and informally whenever possible

Learn from complaints and take action to improve our service

Ensure that complaints are treated in confidence

12.2 In considering any complaint, we’ll consider whether we have been given the opportunity to investigate it and put matters right as detailed in section 12.1.

12.3. Please note that we will not tolerate any written, verbal, or physical abuse towards any of our staff or representatives

13. Our rights of access

13.1. If we do need to access your Accommodation for any reason, we'll always be in the event of an emergency).

Please see more information on Cabin access in the Luxury Cabin Terms & Conditions 

14. Our right to evict

14.1. We may terminate our contract with you and ask you to leave your Accommodation and the Site immediately (without any compensation being payable) if:

14.1.1. we consider that you or your party have committed a serious breach of these terms and conditions;

14.1.2. we consider that your or your party’s behaviour endangers the safety of our visitors or staff;

14.1.3. any complaints are made of anti-social, abusive or unacceptable behaviour against you or your party;

14.1.4. you or your party cause an unreasonable amount of damage to the property or its contents; or

14.1.5. you exceed the maximum occupancy limit for your Site /Accommodation

15. Our liability to you

15.1. If we fail to comply with these terms, we are responsible for loss or damage you suffer that is foreseeable because of our breach of these terms and conditions or our negligence, but we are not responsible for any loss or damage that is not foreseeable. Loss or damage is foreseeable if it is an obvious consequence of our breach or if it was contemplated by you and us at the time we entered into this contract.

15.1.1. Nothing in these terms and conditions is intended to limit our liability for:

15.1.2. death or personal injury caused by our negligence.

15.1.3. fraud or fraudulent misrepresentation on our part; or

15.1.4. any breach of the terms implied by Section 10, 11 and 13 of the Consumer Rights Act 2015.

15.2. Nothing in these terms will affect your legal rights in respect of your booking. For a fuller explanation of your legal rights please visit the Citizens Advice website www.adviceguide.org.uk or call 03454 040506

16. Events beyond our control

16.1. We will not be responsible for any failure to perform our obligations under these terms and conditions that is caused by an event outside our control.

16.2. An event outside our control means any act or event that is beyond our reasonable control, including without limitation severe weather event, drought, fire, explosion, storm, flood, earthquake, subsidence, pandemic, epidemic or other natural disaster, strikes or industrial action by third parties, terrorist attack or threat of terrorist attack, war or threat of war, civil commotion, riot, invasion, or failure of public or private telecommunications networks, epidemics including any form of Corona Virus, health risks and other crisis situations (“Force Majeure”).

17. Some practical information for your stay

17.1. Your check-in and departure times will be set out in your booking confirmation/Site Specific Rules. If you do not leave the Accommodation by the required departure time, we reserve the right to charge you a late checkout fee to cover any costs we incur.

17.2. If you believe you have left any of your possessions behind at your Accommodation, please contact us as soon as possible. We reserve the right to charge you for any storage and delivery costs that we incur in relation to your lost property. We charge a lost property charge of £10 to cover our admin costs and standard Royal Mail delivery up to 2kgs in the UK to return your items to you (subject to the terms of this clause 17.2). If a request to return your items deviates from these conditions, then we reserve the right to charge you any additional costs. Where possible, we’ll hold all lost property for 28 days, after which it will be disposed of. Perishables will be disposed of immediately and are therefore unreturnable. In addition, we will only be able to return items permissible by Royal Mail.

17.3. Burns Farm is in a rural area, and it is important that you and your party do not interrupt or endanger wildlife or farm animals in surrounding land.

17.4. We request that wildlife and farm animals are not interfered with.

17.5 Dogs must be kept on a lead on the site.

17.6 Cars parked at the Site are done so at the Owner’s risk.

18. Entire Agreement

18.1. This agreement constitutes the entire agreement between you and us and supersedes and extinguishes all previous promises, representations, and undertakings.

18.2. No one other than a party to this contract shall have any right to enforce any of its terms.

19. Data Protection

19.1. We will process your personal data provided as part of this activity in order to communicate with you about your booking and, from time to time, request feedback which will enable us to improve your future experience with Burns Farm.

19.2. If you wish to change the way we communicate with you at any time, you can write to the address given on the website; alternatively send an email stay@burns-farm.co.uk or phone 01768779112

20. Governing Law

20.1. These terms and conditions are governed by English law. You and we both agree to submit to the exclusive jurisdiction of the English courts

Guests can contact reception either by Phone 01768779112 / 07843866977 or by email stay@burns-farm.co.uk or linda@burns-farm.co.uk

Reception times are between 9am until 5pm. These times can alter depending on high and low season. We are available off site by calling or emailing the above.
In the event of an emergency or to contact us outside these hours please message or call us. The site has 4 & 5G WIFI
The Site/Accommodation office the Site/Accommodation Entrance the Site shower block main door and the Site/Accommodation surrounding building are motored 24/7 by CC TV cameras for your safety and to watch the coming and goings of the Site and Accommodation This is for your added protection and to enable reception to monitor the comings and goings of the site.

2 Disabled wetrooms with RADAR locks. The Radar Key Scheme enables our two disabled wetrooms to be readily available to those who really need them. Two wetrooms include shower, toilet and handbasin

We operate a digital check in and check out: -
An arrival email is sent out a couple of days before arrival. It will contain your booking details including field booked and the pitch allocated to you.
When you arrived at the site, please make your way safely to your pitch. Please only go onto the field you have booked and the pitch you have been allocated to avoid taking somebody’s pre-booked pitch. If there is any issue with your pitch you must contact reception.

Pitches become available from 2pm on the day of arrival for High Rigg and Low Rigg caravan fields and 12.30 for all camping fields. Departure day must be before 12noon. Please leave your pitch tidy.

If additional nights are required customers can place a new booking through the system. Please contact reception on 017687 79112 - 07843866977 for more information.
Vehicles are checked out digitally using vehicle recognition numbers.

Please Note
Guests who haven’t checkout with their vehicles by 12.30 on day of departure will be charge a late departure fee.
We are sorry, we cannot accommodate for late leaves or vehicle parking, as we use a live booking system a full night’s stay will be required.

Ewes (Ladies) and Rams (Gents)
10 showers and 7 toilets in each
There are hairdryers and shaver points and a baby changing area…sorry we don’t have plug sockets in the amenities.
The eco block is heated by a highly sustainable Biomass boiler with wood sourced from the local area.

.
We have an amazing team who work very hard to keep the amenities to a high level of cleanliness but, we ask that you respect the amenities and tidy up after yourself. The cleaners do an early clean on a Saturday and Sunday Morning, from 6.30am, other cleans take place through the day.

We have 5 private rooms which can be hired online or at Reception subject to availability. 2 of the rooms have sunken baths and 3 are wet rooms.

Parking next too or in front of the amenities is not allowed. Even the fields which are furthest away from the amenities are still only a short walk…there is no reason to drive to the amenities

All chemical toilets including travel toilets must be disposed of at the service point area…PLEASE DO NOT USE THE TOILET BLOCK TOILET TO DISPOSE OF TRAVEL TOILET WASTE!!! There is a chemical toilet at the service area to the left of the block with washing facilities.

We have an indoor potwashing area where there is a freezer to freeze ice packs blocks to help keep your food cool in your tent. We do not provide the blocks. You must bring your own named blocks. We are not liable for loss of blocks.

• Chemical toilet disposal point. Please use this for all toilet disposals including portaloo’s and children’s potties
• Dog/dirty boot wash area with warm water tap
• Bike wash area
• Indoor heated pot-washing with sinks with hot water
• Freezer for ice-back freezing - To help keep your food fresh while you are on holiday. This is kept in the Pot-wash room. Guests can freeze up to 4 medium size backs/blocks. Please name each block. We are not liable for ice blocks that go missing.
• Rentable USB charging lockers for phone & laptops - £3 per day with a £10 refundable deposit
• Fully equipped laundry room including washers, tumble dryers, iron, ironing boards and hand wash sink – at the back of the Pot wash room.
• “Sheep Pens” is the reception.
• Fully Serviced Pitches: Fire pits are not allowed on the fully serviced pitches. BBQ’s must be on legs. Disposable BBQ’s are not allowed on any pitch due to fire regulations.
• Grass Pitches: Contained fire pits are allowed on the grass pitches. Both fire pits & BBQ’s must be on legs to be kept off the grass. Disposable BBQ’s are not allowed on any pitch due to fire regulations.
• BBQ’s: We allow bbq’s and small fire pits on our non-electric camp fields, Tewet, Skiddaw and Blease
  We don’t allow disposable BBQ’s or makeshift Fire Pits on any pitch, they are banned for safety reasons
• Fire pits and the wood. Fire pits must be booked before arrival. Please text Ryan on 079267 29162 and leave a message including your field name and pitch number or call reception on 01768779112 if Ryan is unavailable. Fire pits are subject to availability
• We don’t allow Fire pits on our fully serviced pitches
• Free WiFi available on serviced pitches and at various points throughout the campsite
• Very good phone service available throughout the sight with excellent 3G and 4G and now 5G
• Shop for summer of 23
  New onsite shop coming soon. Keswick is just over 3 miles from the site
• Mains drinking water taps in every field. Cold water taps on site and at the pot-washing area are mains water and safe to drink
• Electric points on hardstanding fields only: If you have an electric pitch booked make sure any long leads or a lead on a drum is completely unravelled before you plugin into the hook-up area. Leads which are left tightly rolled up will overheat and burnout the electric hook-up and your lead and potentially causing a fire! There is a damage charge if electric points are damaged in this way
• Bins Area
  The bin areas can be found next to Tewet camp field near the site entrance. There are mixed recycling bins, glass recycling bins and general household bins.
  Please do not leave bags of rubbish in the pot washing area or on site for someone else to pick up and clean up after you, you are responsible for the disposal of your own and your dog’s waste!
  General waste only in the general waist bins and recycling only in the recycling bins. Biffa will not take recycle if it is contaminated!

The amenities and surrounding the amenities, are no smoking areas!

Smoking is not permitted in any part of your Accommodation. Please note smoking includes use of vapours and/or e-cigarettes. You and your party must not smoke inside your Accommodation. You and your party must not use candles, tea-lights, fireworks, or Chinese lanterns at your Accommodation.

Liability is not accepted by Burns Farm Caravan and Campsite to any person visiting, for any personal injury, loss or damage to any property including, motor vehicles and personal effects, howsoever caused or sustained
We reserve the right to ask guests who contravene these terms and conditions or, who in any other way are behaving in a manner likely to cause distress or nuisance to other visitors, to leave the site immediately. In these circumstances the holiday ceases and we shall not be liable for any extra costs incurred by you.
We reserve the right to change or modify any of the terms and conditions contained in the Terms or any policy or guideline of the Site, at any time and in our sole discretion. Any changes or modification will be effective immediately upon posting of the revisions on the Site, and you waive any right you may have to receive specific notice of such changes or modifications. Your continued use of these Site following the posting of changes or modifications will confirm your acceptance of such changes or modifications
Thank you for taking the time to read through our conditions and site rules.