2026 Booking & Hiring Terms & Conditions

Kelling Heath Holiday Park and Woodhill Park

Terms and conditions for the booking and hiring of lodges, holiday homes and pitches.

1. BACKGROUND
   1.1 These terms and conditions (Conditions) apply to all bookings for the hire of lodges, holiday homes and Pitches at either Kelling Heath Holiday Park or Woodhill Park (together the Parks).
   1.2 The Conditions will form part of a contract between the person making the booking (You/Your) and Timewell Properties Limited, registered with company number 00747225 whose registered address is at Blue Sky Leisure, 11 Meridian Way, Meridian Business Park, Norwich, Norfolk, England, NR7 0TA, the owner of the Parks (Company).
   1.3 For the purposes of these Conditions the following definitions shall apply:
   1.3.1 Balance of the Total Hire Charge is the amount by which the Total Hire Charge exceeds the Booking Deposit;
   1.3.2 Pitch means a pitch for either touring caravans, motorhomes, or tents (and Pitches should be understood in the same way);
   1.3.3 Booking Deposit is the deposit payable under paragraph 2.1;
   1.3.4 Cancellation Fee means a fee payable by You on the cancellation of Your booking in accordance with paragraph 8.2;
   1.3.5 Hire Period means the period for which You have hired a lodge, holiday home and/or and Pitch as set out in Your booking;
   1.3.6 Rules means the rules applicable to Your booking and use of the Parks as set out in Schedule 1;
   1.3.7 Security Deposit has the meaning given to it in paragraph 2.3; and
   1.3.8 Total Hire Charge is the total cost of Your booking;
   1.4 When making a booking, You confirm that You accept the terms of these Conditions and will ensure that You, and all members of Your party, will comply with them.
2. DEPOSIT AND CONTRACT FORMATION
   2.1 For all bookings made more than 42 days prior to the commencement of the Hire Period, no booking will be accepted until You have paid either:
   2.1.1 a Booking Deposit being the greater of either:
   2.1.1.1 of 20% of the Total Hire Charge; or
   2.1.1.2 £100; or
   2.1.2 the Total Hire Charges.
   2.2 For all bookings made fewer than 42 days prior to the start of the Hire Period, no booking will be accepted until You have paid the Total Hire Charge.
   2.3 In addition to the payments referred to in paragraph 2.1 or paragraph 2.2, the Company may, at its discretion, also require the payment of a security deposit (Security Deposit). We will inform you how much the Security Deposit will be if/when applicable.
   2.4 At the end of the Hire Period, the Company shall use the Security Deposit to meet the cost of repair or replacement for any breakages, or other damage or additional cleaning that may be required (Damage Costs). If Damage Costs are less than the Security Deposit, the balance of the Security Deposit will be refunded to You. If, however, Damage Costs are greater than the Security Deposit, the Company shall invoice You the difference, which You shall pay immediately on receipt.
   2.5 Once the Company has received payment in accordance with paragraph 2.1, paragraph 2.2 and paragraph 2.3 (if applicable), it will issue to You a booking confirmation, at which point a legally binding contract will come into existence between You and the Company (the Contract). The Contract will be subject to these Conditions.
   2.6 If You only pay the Booking Deposit at the time of Your booking, the balance of the Total Hire Charge must be paid no later than 42 days before the first day of the Hire Period. If payment is not received by this time, Your booking will be deemed to have been cancelled and the provisions of paragraph 8.1 and paragraph 8.2 will apply.
   2.7 All prices quoted by are inclusive of VAT where applicable, at the rate in force at the time of publication.
   2.8 If the rate of VAT changes between the date on which the Contract comes into force and the start of the Hire Period, the Company shall adjust the rate of VAT that You pay, unless You have already paid in full before the change in the rate of VAT takes effect.
3. BOOKING RULES
   3.1 If You are resident outside of the United Kingdom, the Company will only accept payment from You by way of recognised credit or debit card.
   3.2 When making Your booking, You must give us any information we may ask in respect of the booking, including:
   3.2.1 the size of the party;
   3.2.2 the ages of all members of the party;
   3.2.3 the purpose of the trip (including if it is for a birthday or a stag/hen party);
   3.2.4 if you or any member of your party is subject to a criminal order relating to antisocial behaviour, violence, abuse, public disorder, criminal damage or any other form of antisocial behaviour; and
   3.2.5 if You, or any member of Your party, is listed on the Violent and Sex Offenders Register or is subject to a Risk of Sexual Harm Order or a Child Abduction Warning Notice.
   3.3 The size of the party (including children and babies) must not be more than the capacity of the lodge, holiday home or Pitch (as set out in Your booking confirmation). If more people than the permitted number of people try to occupy Your lodge, holiday home or Pitch, we shall have the right to require such additional people to leave the relevant Park.
   3.4 The Company’s aim is to provide an inclusive holiday destination for families and couples. To ensure that the parks remain inclusive, friendly and suitable for families and couples, we reserve the right to refuse bookings (or otherwise cancel bookings) where:
   3.4.1 all members of the party are under 18 years old;
   3.4.2 the party is an all-adult group, including hen, stag, touring sports teams or any other party who may cause a nuisance to, or otherwise disrupt, other guests;
   3.4.3 acting in our absolute discretion, we believe the booking may spoil other guests’ enjoyment of their holiday; or
   3.4.4 any guest is:
   3.4.4.1 is subject to a criminal order relating to antisocial behaviour, violence, abuse, public disorder, criminal damage or any other form of antisocial behaviour;
   3.4.4.2 is a convicted sex offender under the Sexual Offences Act 2003; or
   3.4.4.3 is subject to a Risk of Sexual Harm Order or Child Abduction Notice.
   3.5 The Hire Period for Your booking shall commence:
   3.5.1 for lodges and holiday homes, at 4pm; and
   3.5.2 for Pitches, from noon,
   on the first day of the Hire Period, until 10am on the last day of the Hire Period.
   3.6 If You arrive prior to Your check in time (as set out above), the Company reserves the right to ask You to leave the Park and take all Your belongings with You until Your check in time.
   3.7 All special offers, discounts and short break offers are subject to availability. You may only use one special offer or discount per booking.
   3.8 You must redeem any special offers or discounts at the point of booking. Special offers and discounts cannot be applied retrospectively to confirmed bookings.
   3.9 You are advised to take out an appropriate travel insurance policy at the time of booking from a reputable insurance provider.
4. AMENDING YOUR BOOKING
   4.1 You can contact the Company at any time prior to 42 days before the start of Your Hire Period to request changes to Your booking. The Company will let You know if such changes are possible and any additional charges You will have to pay for those changes. If You wish to proceed with the changes, the Company will issue You with an updated booking confirmation which will include any additional charges together with an administrative fee of £30.
   4.2 No changes can be made to Your booking fewer than 42 days prior to the commencement of Your Hire Period.
5. THE COMPANY’S RIGHT TO MAKE CHANGES.
   5.1 The Company reserves the right to move Your accommodation or Pitch (as set out in Your booking) in any emergency situation, even If You have requested specific accommodation or a specific Pitch. If the Company must do this, it will do what it reasonably can to ensure that it moves You to accommodation or a Pitch which is broadly similar to that which You booked.
   5.2 The information provided about the Parks and their services and facilities as set out in the Company’s brochures, websites and social media accounts was accurate at the time of publication. However, the Company does not guarantee that the advertised facilities at the Parks will always be available. It may be necessary to close any such facilities because of an emergency, because of staff shortages, for maintenance or otherwise to comply with any applicable laws. Where the Company is reasonably able to do so, it will give You as much notice as it can of any such closure.
   5.3 Unless otherwise agreed between the Company and You in writing, You shall not be due any refund if the Company closes any of its facilities (You having made your booking in the full knowledge that not all facilities may be available during your Hire Period).
6. YOUR OBLIGATIONS
   6.1 Whilst at the Parks You must, and You must ensure that all members of Your party:
   6.1.1 observe the Rules;
   6.1.2 do not use any drones anywhere at the Parks;
   6.1.3 neither film, nor take any photographs, at either of the pools located at Kelling Heath;
   6.1.4 ensure that any member of the party who is under 18 is:
   6.1.4.1 supervised at all times by a responsible adult (including when they are taking part in activities run by/offered by the Company); and
   6.1.4.2 back in their accommodation by no later than midnight; and
   6.1.5 keep the area booked (e.g., lodge, holiday home, Pitch) in a clean and tidy condition.
   6.2 You shall be responsible for the cost of repair or replacement for any breakages or other damage caused during Your occupation of the booked areas (e.g., lodge, holiday home or Pitch). If You fail to leave the booked area in a clean and tidy condition, the Company reserves the right to charge You for any additional costs incurred by the Company as a result (including any cleaning and/or maintenance costs). If You have paid a Security Deposit, paragraph 2.4 shall apply in respect of such costs. If You have not paid a Security Deposit, we will invoice You such costs and You must pay that invoice immediately on receipt.
7. DOGS AND OTHER ANIMALS
   7.1 Other than as set out in this paragraph 7, no dogs shall be permitted at the Parks.
   7.2 The Company will always welcome assistance dogs (as defined in the Equality Act 2010) when required by a guest. The Company will make reasonable adjustments to accommodate both the guest and their assistance dog when at the Parks.
   7.3 A maximum of two, well trained dogs will be permitted:
   7.3.1 in the designated dog-friendly lodges at Kelling Heath;
   7.3.2 per Pitch, on the designated “Red Squirrel” touring area at Kelling Heath; and
   7.3.3 on the Pitch areas at Woodhill Park.
   7.4 You agree that you shall always keep your dog(s) on a lead and that you shall not take Your dog, or otherwise permit Your dog to enter, on to any area where signage states that dogs are not permitted.
   7.5 You agree that you shall not leave your dog(s) unattended at any time.
   7.6 You are required to clear up after your dog(s) and dispose of any dog fouling in the dog waste bins provided.
   7.7 In respect of the dog-friendly lodges at Kelling Heath:
   7.7.1 dogs are neither permitted in the bedrooms nor on any of the furniture;
   7.7.2 we request that You provide Your own dog beds; and
   7.7.3 dogs must not be left unattended either in the lodges, or any vehicle at the Park.
   7.8 The following breeds of dog must never be brought onto the Parks: Pit Bull Terrier; Japanese Tosa; Dogo Argentino; Fila Braziliero; XL Bully; or a cross breed of any of them. If You are in doubt about whether Your dog will be permitted, please contact the Company prior to booking for confirmation.
   7.9 The Company reserves the right, at its discretion, to require the removal of any animal from the Parks (including dogs permitted by the Company to be at the Parks) where:
   7.9.1 the animal is at the Park in breach of these Conditions; or
   7.9.2 the Company believes it is in the best interests of other guests to do so, particularly if any such animal poses a safety risk to any person or wildlife at the Parks, or the animal is making an undue amount of noise.
   7.10 If the Company discovers that You have brought an animal onto the Parks in breach of these Conditions, You shall be liable to the Company for all costs incurred by the Company as a result, including additional cleaning and/or maintenance costs.
   7.11 The Company shall not permit any other animal to enter onto the Parks without the Company’s prior written consent. You agree that You shall comply with any such instructions the Company may issue in connection with bringing any such animal to enter the Parks and will ensure that they:
   7.11.1 are appropriately vaccinated; and
   7.11.2 not left unattended at any time whilst on the Parks.
8. CANCELLATION
   8.1 If You cancel Your booking for any reason (other than where we have done something wrong, see paragraph 9), the Company shall not return the Booking Deposit to You; it will be used to meet the costs and expenses incurred by the Company due to the cancellation (including administrative costs and costs incurred in attempting to re-let the lodge, holiday home or Pitch).
   8.2 Depending on when You cancel Your booking (and subject to paragraph 8.6), You may also be required to pay us a Cancellation Fee on the basis as set out in the table below.

8.3 If, at the time of cancellation, You have already paid to us the Total Hire Charge, we will return to You the difference between the Balance Of The Total Hire Charge and the Cancellation Fee (if any).
8.4 To cancel Your booking, you can either email or telephone us at:
8.4.1 if Your booking is for Kelling Heath Holiday Park, info@kellingheath.co.uk Tel:01263 588181; or
8.4.2 if Your booking is for Woodhill Park, info@woodhill-park.com, Tel: 01263 512242.
8.5 You can also send Your written notice by post to the postal addresses set out on the Company’s website. However, if You do this, we recommend You use recorded delivery.
8.6 If You cancel Your booking because of:
8.6.1 death of any member of Your party;
8.6.2 serious injury or serious illness of You or a member of Your party; or
8.6.3 the redundancy of You or Your spouse/partner,
(Serious Event) then, provided:
8.6.4 You are able to provide us with such reasonable evidence we may request in respect of the Serious Event; and
8.6.5 the Serious Event did not subsist/exist at the time You made Your booking,
we will not require You to pay any Cancellation Fee in accordance with paragraph 8.2.

9. CANCELLATION BECAUSE OF SOMETHING WE HAVE DONE.
   9.1 The Company honours its legal duty to provide You with hire services which meet all the requirements imposed by law.
   9.2 If You believe that Company has failed to meet its legal obligations in respect of Your booking, You must contact the Company as soon as possible. If the Company has failed to meet its legal obligations, you may be due some money back. For detailed information please visit the Citizens Advice website at www.citizensadvice.org.uk.
10. THE COMPANY’S RIGHTS TO CANCEL
    10.1 The Company has the right to cancel the Contract and require You and Your party to leave the Park if:
    10.1.1 either You, or any member of Your party, breaks these Conditions (including any of the Rules);
    10.1.2 Your behaviour, or the behaviour of members of Your party is disruptive or aggressive towards other guests or our employees;
    10.1.3 the Company discovers that any of the information provided by You pursuant to paragraph 3.2 is incorrect;
    10.1.4 you or any one in your party are carrying and/or taking any drugs in contravention of the law; or
    10.1.5 You or any one in Your party is excessively intoxicated.
    10.2 If the Company cancels Your Contract for any of the reasons set out in this paragraph 10, it shall be as if You cancelled the Contract pursuant to clause 8.1 and depending on when the cancellation takes place, You may have to pay the Cancellation Fee.
11. EVENTS OUTSIDE OF THE COMPANY’S CONTROL
    11.1 If the Company’s supply of hire services is delayed by an event outside of its control (e.g., fire, flood, explosion, storm, adverse weather conditions, criminal damage, riots or civil strife, industrial action, nuclear or natural disaster, epidemics or pandemics, war or threat of war, terrorist activity), the Company will contact You as soon as possible to let You know and do what it can alleviate the effect of the event. As long as the Company does this, the Company will not compensate You for the delay, but if the delay is likely to be substantial You can contact the Company to cancel Contract (in which the Company will refund You all amounts paid in advance).
12. THE COMPANY’S LIABILITY TO YOU
    12.1 The Company is responsible for losses You suffer caused by the Company breaking the Contract unless the loss is:
    12.1.1 unexpected, i.e., it was not obvious that it would happen and nothing You said to the Company before the Contract came into existence meant either the Company or You should have expected it (so, in the law, the loss was unforeseeable);
    12.1.2 caused by a delaying event outside of the Company’s control, as long as the Company has taken the steps set out in paragraph 11;
    12.1.3 avoidable, i.e., something You could have avoided by taking reasonable action; or
    12.1.4 a business loss, i.e., it relates to Your receipt of the hire services for the purposes of Your trade, business, craft or profession.
    12.2 All users of the Parks are responsible for the safekeeping of any personal possessions or other physical property which they bring onto the Parks and are required, at all times when they are on the Parks, to exercise due care and attention to protect their own personal safety and wellbeing.
13. DATA PROTECTION AND PHOTOGRAPHY
    13.1 Whilst we will endeavour to not disturb Your stay, we occasionally use professional photographers in our Parks to take photographs or video footage for the Company to use in on our website(s), in printed materials for marketing purposes and on the Company’s social media accounts. Such photographs and video footage may include images of You and Your party if you are present in the relevant area when photography is taking place. We will inform you if photography is expected to take place during Your stay and will clearly and prominently display signs with relevant information about the location and timing of photography in advance to enable You and/or members of Your party to avoid being photographed or filmed.
    13.2 Images of guests contained in photographs and/or video footage taken on our behalf is personal data. Our lawful basis for the use of images of You and/or Your party as set out in clause 13.1 is that it is necessary for our legitimate interest of marketing our Parks and growing our business. Guests have a legal right to object to our processing of images on this basis, and this may be exercised by avoiding photography sessions.
    13.3 Any personal data supplied by You about You or Your party will be used in accordance with the Company’s privacy policy which can be found at https://www.kellingheath.co.uk/privacy.html and https://www.woodhill-park.com/privacy.html.
14. OTHER IMPORTANT TERMS
    14.1 The Contract is between You and the Company. No other person shall have any rights to enforce any of its terms.
    14.2 The Company can transfer the Contract so that a different organisation is responsible for supplying the hire services to You. The Company will tell You in writing if this happens and will ensure that the transfer will not affect Your rights under the Contract.
    14.3 You can only transfer the Contract to someone else if the Company agrees, an administrative fee will apply as per paragraph 4.1.
    14.4 No variation to the Contract shall be valid unless it is in writing and accepted by both the Company and You.
    14.5 If a court or other authority decides that some of these terms are unlawful, the rest will continue to apply.
    14.6 Even if the Company delays in enforcing the Contract, the Company can still enforce it later. The Company may not immediately chase You for not doing something (like paying) or for doing something You are not allowed to, but that does not mean the Company cannot do it later.
15. COMPLAINTS AND DISPUTES
    15.1 If You have a complaint about how the Company has provided hire services to You, please contact the Company, who will do what it can to resolve the situation.
    15.2 This Agreement is governed by English law and wherever You live You can bring claims against us in the English courts. If You live in Wales, Scotland or Northern Ireland, You can also bring claims against us in the courts of the country You live in. The Company can claim against You in the courts of the country You live in.
     

 
SCHEDULE 1
RULES

1. FIRES AND NAKED FLAMES
   1.1 During periods of exceptionally dry weather, there is a heightened fire risk at the Parks. No open fires are permitted anywhere on the Parks.
   1.2 You must never use a disposable BBQ indoors or leave a lit BBQ unattended.
   1.3 Campfires, fireworks, fire pits, and Chinese lanterns (or similar) are STRICTLY NOT PERMITTED.
   1.4 If there is an extreme and prolonged period of dry weather, the Company reserve the right to enforce a ban on the use of all types of BBQs at the Parks.
   1.5 Gas and Charcoal BBQs are permitted in purpose-built equipment and must be always attended. You must not dispose of hot ash into refuse bins.
   1.6 The burning of wood is STRICTLY NOT PERMITTED.
2. PITCHES
   2.1 The Company has a variety of Pitch dimensions to suit most units. You can only bring one tourer, motorhome, tent or trailer tent onto each Pitch and you must pitch onto this Pitch (unless directed otherwise).
   2.2 Your unit, guide ropes, awning or pup tent/gazebo (if applicable) must fit within your allocated Pitch. If your unit is on the large side, the Company will do what it can to help You fit it in, but please speak to the Company directly before making Your booking to ensure that the Company will be able to accommodate you. There is a charge for pup tents and awnings/gazebos, and you must notify the Company when you book to ensure the Pitch is suitable.
   2.3 Your pup tent must not exceed 2 metres by 2 metres in size.
   2.4 Your gazebo must not exceed 3 metres by 3 metres in size.
   2.5 All units of accommodation must be pitched according to the pitching guide (which we will provide to you on arrival) unless otherwise agreed with the Company.
   2.6 You must ensure that You book the correct pitch size for Your unit of accommodation, including any awnings, gazebos, pup tents and Your car (if applicable).
3. MAXIMUM OCCUPANCY
   3.1 The maximum occupancy shall be:
   3.1.1 for lodges and holiday homes, specific to the unit hired, as set out at www.kellingheath.co.uk and www.woodhill-park.com; and
   3.1.2 for Pitches, six people per Pitch.
4. VEHICLES AND E-VEHICLE CHARGING
   4.1 In respect of parking:
   4.1.1 For Pitches, only one car may be parked on the relevant Pitch;
   4.1.2 for lodges and holiday home, up to two cars will be permitted, provided they are parked in the designated parking areas (as notified to you on arrival); and
   4.1.3 all other vehicles must be parked in the appropriate designated parking areas, for which there will be an additional charge.
   4.2 You must ensure that, under no circumstances, Your vehicle (or any vehicle under the control of any member of Your party) is not parked on any road, footpath or fire break, or otherwise is parked in such a way as to block any such road, footpath or fire break.
   4.3 You may not bring a commercial vehicle onto the Parks, unless such commercial vehicle is Your only form of transportation and the Company has agreed to You bringing such vehicle in advance. All commercial vehicles must be parked in the designated parking areas (and cannot be parked on pitches or adjacent to lodges or holiday homes).
   4.4 No quad bikes, segways, hoverboards or electric scooters are permitted on the Parks.
   4.5 Motorbikes and trail bikes are not permitted to be used off road at the Parks.
   4.6 EV charging is permitted only at the designated charging points, and this includes e-bicycles. You must not charge an EV using the electricity supply at Your lodge/holiday home, or the touring hook-up point.
   4.7 For the safety of all guests, the speed limit on the Parks is 10mph.
   4.8 Only those holding a full driving license are permitted to drive on the Parks and The Road Traffic Act and all highway law and regulation applies at all times on the Parks.
   4.9 All vehicles on the Parks must be insured, taxed and (if applicable) have a valid MOT.
5. POST AND DELIVERIES
   5.1 Parcels or letters may only be sent to Parks in the event of an emergency by prior arrangement with the Company.
   5.2 Supermarket deliveries are permitted for when You are at the Park. Any supermarket deliveries must be ordered for a time when You are present and should not disturb other guests. The accommodation or pitch number must be included with the delivery address. The Company will not take responsibility for Your order if You are not present or are uncontactable by the delivery driver.
6. LOST PROPERTY
   6.1 If You have left something behind at, or have lost something on the Park, You should contact the Company as soon as possible. The Company will do what it reasonably can to locate the item(s), though the Company will not be liable if this is not possible.
   6.2 The Company will charge an administrative fee of £10, on top of the costs of postage, to return any item. The Company will require You to pay this before it will dispatch any item.
   6.3 Any unclaimed items will be disposed of as follows:

7. DARK SKY
   7.1 Kelling Heath is proud to be a “Dark Sky Discovery Site”. Please help the Company to retain this status for the benefit of all its guests by switching off external lights when not required.
8. BEHAVIOUR
   8.1 Noise to be kept to a minimum after 10pm out of respect for other guests.
   8.2 Please restrict ball games to the designated areas only. Balls games are not permitted on the touring areas.
   8.3 Smoking or electronic cigarettes are NOT PERMITTED in any indoor area including all accommodation.