015394 42211 stay@burnsidehotel.com

General Terms & Conditions


The terms and conditions detailed below apply to all reservations made for the Burnside Hotel, Apartments and Spa.

When you make a booking, your contract (which shall include these terms and conditions) will be with the Burnside Hotel, Apartments & Spa, Lake Road, Bowness on Windermere, Cumbria, LA23 3HH (referred to in these terms and conditions as the ‘Burnside Hotel).

All rates featured on our Website are offered subject to availability and the Burnside Hotel, Apartments and Spa reserves the right to refuse any booking for good reason.


All prices shown online are in £’s per room/apartment per night (unless otherwise stated) based on 1 or 2 adults sharing a twin or double room, or in the case of family rooms/apartments 1 or 2 adults sharing with 1 or 2 children up to the age of 12; except for certain holiday periods where a minimum of 2, 3 or 4 night stays may apply. These rates apply to pre-booked leisure stays only.

All prices include Value Added Tax at the current prevailing rate.

Prices are subject to change without notice. However, your price is guaranteed once you have received your confirmation number.

For the avoidance of doubt, your price does not include any incidental charges, which you may incur during your stay (including, by way of example only, in respect of your use of the hotel’s bar). Such charges will be payable by you on your departure and, if you fail to pay any such incidental charges, it is a condition of your contract with the Burnside Hotel that you irrevocably authorise the Burnside Hotel to debit your credit or debit card (see ‘Deposits and Pre-payments’ below) for any shortfall.

What the Price Includes

Website prices include twin or double bedrooms with colour TV, direct dial telephone, tea and coffee making facilities and private en-suite bathroom.

Apartments are available on a self-catering basis. Linen and towels provided are for your stay, however we will provide one linen and towel change after a seven night stay. Kitchens include kettle, toaster, microwave, fridge and a small oven suitable for casual dining (not all apartments have dining tables). Tea and coffee facilities are provided, however toiletries are not included.

The prices shown online are not valid in conjunction with any other offer and, until you have received your confirmation number, are subject to change without prior notice. References to midweek rates are for Sunday through to Thursday nights and weekend rates apply for Friday and Saturday nights as well as bank holidays.


All rooms/apartments and rates offered by the Burnside Hotel are subject to availability. Limited numbers of suitable rooms may be allocated to individual rates, packages or promotions and, when these allocations are taken up, remaining available rooms/apartments may be offered to the Customer at a higher price.

Upgraded Rooms

At the Burnside Hotel, you can, on payment of a supplement, upgrade your accommodation to a suite, on a per room per night basis. Please ask for details.

Single Guests

Individual guests may book a double room and pay a single occupancy supplement. At certain periods, the supplement may be equivalent to the rate charged for a second person’s stay.


Children aged under 2 can stay free when sharing a room with 2 paying adults.
Children aged 12 and under will be charged £20.00 per night bed and breakfast, when sharing a room with 2 paying adults.
Children aged 13 to 17 years sharing with a minimum of 2 adults will be charged £40.00 per child per night bed and breakfast.
Click here for our Children’s Christmas and New Year Tariff.
Children’s Dinner Menu available on request.
Children in their own room pay the adults tariff.

Guests with Mobility Difficulties

The hotel has mainly level access to public areas and an accessible bathroom. Guests with mobility difficulties should contact the hotel direct for further information.


We welcome pets here at Burnside Apartments and Spa in pet friendly accommodation on a nightly rate of £20.00 per pet per night. Guests are required to advise the hotel in advance if you wish to bring your pet so a pet friendly apartment can be allocated. Failure to request pet friendly accommodation may mean you are refused access to the hotel and apartments as pet friendly accommodation is limited to a small number of apartments only.

Pets are not allowed in the main hotel, lounges and restaurant, however, they are very welcome in our traditional pub at Burnside Spa. Pets must not be left in apartments unaccompanied and must be kept on a lead at all times.

Car Parking

The Burnside Hotel offers free car parking for guests who have booked direct with hotel reservations or online at www.burnsidehotel.com and www.burnsideapartments.com. For guests who book through a third party agent parking charges will apply.

Checking In and Out

In the interests of security and to prevent fraud, at the time of check-in, guests may be required to confirm their identity by providing their booking reference; their passport/identity card/driving licence and a valid credit or debit card which will be swiped in the presence of the card holder.  If guests are travelling from outside the UK, Ireland or any country in the Commonwealth we are also obliged by law to require guests to provide the number and place of issue of your passport/identity card and details of their next destination. These records will be kept for at least 12 months and may be disclosed or made available for inspection by any police officer or as otherwise required by applicable law in connection with the prevention or investigation of crime.  The information above may be requested for each member of your party over the age of 16 and we reserve the right to refuse entry to persons who cannot provide the information set out above.

Rooms are available from 3.00pm on the day of arrival. Guests are requested to vacate their rooms by 11.00am on the day of departure. Guests are welcome to arrive earlier and use the hotel and spa while the bedroom/apartment is being prepared.

Rooms and apartments are subject to maximum occupancy rules set by the Hotel. If you would like further details please contact the Hotel.

Meal Arrangements

Those rates which include breakfast offer a full English breakfast and/or continental breakfast with tea and coffee.

Those rates which include dinner, offer a choice from the Burnside Hotel’s three course table d’hôte dinner menu plus coffee; please note this excludes supplementary dishes.

Burnside Spa

Our Spa offers our guests pure lavish indulgence from sitting by the pool and enjoying a glass of prosecco to unwinding in one of two hot tubs, steam room or sauna. Not to mention the main pool is an experience within itself, press the secret button to make the whole pool bubble. Our two treatments rooms offer a large range of treatments using Aromatherapy Associate products. All set in a relaxing and tranquil environment with mood lighting, poolside seating and bar facilities. Please be aware that the spa is family friendly and children under 16 must be supervised by an adult, 18 years and over at all times, in the pool. Swim nappies need to be worn by toddlers when using the pool.

Deposits, Pre-Payments, Cancellation Policy & No Shows


When booking direct with hotel reservations, a non-refundable deposit to the value of the first night’s stay is required to confirm your reservation. If you cancel your reservation or in case of a no show, your deposit paid in non-refundable.

Guests who book online and secure advance purchase rate bookings and special deals will pay 100% of the value of the booking. If you cancel your reservation or in case of a no show, you will lose your 100% payment.

On arrival any outstanding balances must be settled. A pre-authorisation of a minimum of £50.00 will also be required to allow charges to your room.

Settlement of the bill in full, less any advance payments must be made prior to departure from the Hotel.

The Burnside Hotel, Apartments and Spa accepts all major credit cards, including Maestro, MasterCard and Visa. Please note we do not accept American Express. Cheques are not accepted. Credit facilities are not offered to private individuals.

When paying by credit card a minimum of a £20.00 spend is required.


Whilst every effort is made to fulfil any requests, which you may have in relation to your stay with us, we cannot unfortunately guarantee that we will be able to meet any requests which you may make and our failure in this regard will not constitute a breach of contract.

In the unlikely event that we must change or cancel your reservation, we reserve the right to do so. However, you have the right to: accept the changed arrangements as notified; or make alternative arrangements with the Burnside Hotel; or cancel your reservation and receive a full refund of any monies which you have paid to the Burnside Hotel in respect of your reservation (please note that we shall not be liable for any sums which you have paid to any other persons about your reservation).

For the avoidance of doubt, we shall have no further liability to you for any changes to or the cancellation of any online booking.


We strongly recommend that you take our Holiday Insurance against cancellation, curtailment and loss of baggage, personal effects and money.


The Burnside Hotel, Apartments and Spa reserves the right to judge acceptable levels of noise or behaviour of Customers, guests or representatives, who must take all steps for corrective action as requested by the Burnside Hotel. In the event of failure to comply with management requests, the Burnside Hotel may terminate the booking or stop any event immediately without being liable for any refund or compensation.


We reserve the right and you hereby authorise us to charge your credit or debit card for any damage incurred to your room/apartment or the Hotel during your stay (including without limitation specialist cleaning) or for any items that are missing when you leave.


It is the policy of the hotel not to discriminate on the grounds of race, colour, nationality, creed, sex, marital status, age, ethnic origin or disability. Clients, their employees, guests and all sub-contractors engaged by or on behalf of the Customer are expected to adhere to this policy and the Burnside Hotel may, without incurring any liability to the Customer, remove from the Hotel any person or persons offending against this policy.

External Purchases

No wines, spirits, beers or food may be brought into the Burnside Hotel and Spa or Hotel grounds by Customers, their guests or representatives for consumption or sale on the premises without express written consent of the Hotel and for which a charge may be made by the Burnside Hotel.

Complaints or Comments

Any complaint or comment regarding your stay at the Burnside Hotel, Apartments and Spa should be made in the first instance to the hotel’s manager at the time of your stay so that it can be resolved at the time.

Problems which cannot be resolved there and then should be notified in writing to The Manager, Burnside Hotel and Spa, Lake Road, Bowness on Windermere, Cumbria, LA23 3HH within one week of your stay.

General Information

Although every effort has been made to ensure the accuracy of the information contained online, we cannot accept responsibility for any errors or omissions, and reserve the right to vary, amend, supplement or cancel any of the information or offers featured online at any time.

The Burnside Hotel will not be responsible for any loss or damage which you may suffer arising out of events beyond our control or the control of its suppliers (including, without limitation, fire, failure of electrical, gas or other power supplies, strikes, industrial action, terrorist activity, technical problems with transport, illness of entertainers and bad weather), nor for any curtailment, cancellation or change to any accommodation, activity or itinerary or any other consequences which arise as a result of such events.

For the avoidance of doubt, nothing in these terms and conditions shall operate to attempt to exclude or limit the Company’s liability for the death or personal injury of any person caused by the negligence of the Company or its employees, servants or agents or to attempt to exclude or limit the Company’s liability in any manner which would be unlawful.

These terms and conditions shall be subject to the laws of the jurisdiction in which the hotel is situated.

Access Statement

Please click here the for Burnside Hotel and Spa’s Access Statement (PDF).

Legal Information

Burnside Hotel & Spa, Lake Road, Bowness, Windermere, Cumbria, LA23 3HH

Tel: 015394 42211| E-Mail: stay@burnsidehotel.com

VAT Reg: 789 5479 45 GGE Ltd (Trading as Burnside Hotel & Spa)