Grateful thanks to Martyn & Elaine Drury for all their assistance in producing this article. It is a rare documentation of how the house has evolved.
Ash Tree Cottage, Thame Road, Warborough
Grateful thanks to Martyn & Elaine Drury for all their assistance in producing this article. It is a rare documentation of how the house has evolved.
The house is Grade II and was originally listed on 18th July 1963 & amended on 14th May 1986
Formerly listed as Cottages and Buildings opposite and W of Quaker Lanes
We are lucky in as much as the evolvement of Ash Tree Cottage has been well researched and documented to show the changes that have occurred since the 1400’s to the cottage it is today. As a result this article goes into more detail on the structure of the building but we feel the extensive detail will be of interest to many but it is a longer than usual account.
The following is extracted from ‘The South Oxfordshire Project: Oxford University and the Victoria County History of Oxfordshire. By permission of Stephen Mileson
Prominently located on the west side of the main road, southwest of the Church and green, Ash Tree Cottage is one of several cottages lining the road with plots, back lane, and fields to the rear. Ash Tree Cottage lies to the south.
A 3-bay cruck-built hall house probable single bay open hall of c.1400-1450s, floored and stack inserted c.1550s with a single bay crosswing addition of c.1600s or late C17 and C18/C19 alterations and C20 extensions.
A datestone M Beisley 1794- which might tie in with encasing in stone or C18 dogleg stair.
Constructed in timber-frame and stone walling with a thatched roof now replaced with clay tile, the house lies parallel to the road with main entrance into the former open hall.
The construction is likely to have been a full cruck with smooth single curves, with the lower sections now underbuilt in stone. Carpentry includes edge halved scarf joints, bridled splayed scarf simple splayed scarf in the crosswing.
Plan comprises G2-G3, the hall, G1 service and G4 possible private living space or parlour with staircase to room over- but strangely the crosswing wasn’t heated which would have been odd if it was built as a chamber/parlour block.
Special features of interest include a C16 mast stair from F4 to A4 and a dog leg stair from G3 to F3. Wide plank doors. C17 window fitments in crosswing range. There are three trusses- T2, a closed truss indicating the separation between the open hall and floored chamber bay.
Private spaces appear to include F4 where the plank door opens inwards and has a wooden latch and A4 where the plank door is on pintles and has a hasp for earlier secure closure from within the room- indicating possible former private living space, yet there are no fireplaces for heat source. Possibly the rooms have been heated by brazier. A ritual protection burn mark is located on a beam in F4 crosswing.
The property is constructed in elm.
The following is extracted from a Heritage Statement prepared by JP Heritage for Mr Martyn & Mrs Elaine Drury in 2015 and provided to the Society by them in 2022.
Studies of early maps show the changes to Ash Tree Cottage since 1793-4 when Davis’s Map of the County of Oxford shows a L-plan building (the stone range and timber-framed wind) on the northern side of the plot, a large L-plan structure which appears to be attached to the south end of the main house, a detached building (stone barn) to the rear of the house and another detached building along the rear boundary.
Davis’s Map of the County of Oxford, 1793-4
The Tithe Award states that the landowner and occupier was an Elizabeth Beisley and the land was described as ‘house, garden and homestead’. The lost buildings (i.e. the large L-plan structure on the southern side of the plot) were probably agricultural. The former barn to the rear of the main house was rebuilt/refurbished and now forms part of the accommodation through a link building.
Warborough Tithe Map, 1844
The Ordnance Survey 1st edition map (1872-83) shows very few changes in the layout of buildings at 119 Thame Road. A wall projects towards the road separating the front garden from the yard in front of the large L-plan agricultural buildings, while an enclosed space, possibly a walled garden, to the rear of the plot appears to have been formalised with a central path.
Ordnance Survey 1st edition map, 1872-1883
The 2nd and 3rd edition Ordnance Survey maps (1898 and 1912) again show very few changes to the form and layout of buildings on the plot. It appears that the enclosure and small building along the rear boundary had been removed and an orchard planted and possibly a pig sty constructed (along the rear boundary).
Ordnance Survey 3rd edition map. 1921
Later OS plans demonstrate that the agricultural buildings remained in-situ and in 1979 there was a planning application for the renovation of a large barn on the southern side of the main house However, a subsequent listed building consent application for demolition of the barn was approved in 1981 and this tied in with an application for change of use of the plot from coal merchants and dwelling house to a single private dwelling house in 1980. A rear extension was approved in 1991 and the main house linked through to a rebuilt barn following permission in 2011
Modern arial view
Mid-20th century photograph of Ash Tree Cottage
A mid-20th century photograph of Ash Tree Cottage shows the original thatch roof covering which is consistent with the roof pitch that survives today.
Front elevation of Ash Tree Cottage & Timber framed wing showing box panel construction
Ash Tree Cottage consists of a stone range which runs parallel to the street and a timber framed wing projecting from the northern end of the front elevation. The stone range is a single storey structure with attic. It is of coursed rubble stone clunch construction and includes a pitched roof finished with clay tiles. The southern end of the roof is hipped and finished with bonnet tiles. The front elevation includes a modern door with hood flanked either side by casement windows. The window openings have flat rubble stone heads.
A timber framed wing projects from the front elevation. The elevations have been finished with a lime render and yellow ochre limewash. Photographs of the property before this work was undertaken and the existing north elevation demonstrate square panel framing without any form of bracing. This construction technique was popular during the 16th and 17th centuries and continued into the 18th century. These photographs also show a clasped purlin truss. Clasped purlin roofs became common during the 16th century and first half of the 17th century.
The rear elevation of the stone range includes a modern extension to the north. The masonry is characterised by narrow courses of clunch rubble stone. Of interest is the stone plinth with several courses of flint at the northern end of the elevation. Openings for casement windows along the northern end include flat stone heads similar to those on the front elevation. The southern end of the elevation has been altered with the insertion of brick dressings for a modern door and casement. A single storey extension occupied this position until 2011 when it was demolished as part of the P11/W1381/LB consent.
Shallow plinth with flint courses on rear elevation
The north elevation of the stone range is of coursed rubble stone construction with a large projecting stone chimney with what appears to be 20th century brick stack. The south elevation included a single opening for a casement on the right-hand side and a modern extension on the left. The modern lean-to extension of brick construction on the left with roof finished in slate was altered in 2016 Planning permission to remove the right hand casement and extend the brick lean-to across the full width of the ground floor of southern elevation to create a more coherently shaped living room. The stone range has a 3-unit plan with a lobby entry. This type of floor plan emerged in England from the later 16th century and became a common layout for 2- and 3- unit houses throughout the 17th century. It is currently unclear how these spaces were used but it is possible that the central room was originally the hall (suggested by the larger size of the fireplace and attention to detail in terms of chamfered joists), the room to the south the parlour and the room to the north a kitchen.
Axial chimney with large fireplace and stop chamfered beams and joists.
The joists in the timber framed wing and in the central room of the stone range are chamfered with simple run out stops. These are found in early 17th century dated examples. The stepped chamfer stop on the spine beams are also characteristic of early 17th century tastes. The joists are fitted to the spine beams using a soffit tenon with diminished haunch joint which was a common technique used from the 16th century through to the end of the 17th century. The joists in the central bay (Dining Room) of the stone range show evidence for a lath and plaster which demonstrates a phase of improvements
By contrast, the southern room has been altered with the raising of the level of the first floor which would have involved the removal of a beam and joists of similar character to those found elsewhere on the ground floor. Two narrow section beams, one with a slight chamfer, support joists concealed above the modern plaster ceiling. This room has also been altered by the addition of a lean-to extension which extends to the full depth of the space. A fireplace (marked as a bread oven on plans) is consistent with the smaller sizes of fireplaces which commonly served parlours in the 17th century. There are two chimneys, one an internal axial stack of brick construction, the other an external end stack of rubble stone construction with brick stack. The axial stack is typical of 17th century design with a timber lintel. Evidence for an earlier fireplace for the end stack is provided by a segmental arch brick head of two courses with brick surround. This type of detailing is more reminiscent of 18th century but the external chimney stack itself appears to be part of the 17th century phases of work on the building (i.e. it is integral with the masonry of the north elevation, there are no discernible straight joints).
Fireplace and timber bridging beam/joists in the Study Area
The first floor of the stone range provides some details on the origins of the building. The central bay of the attic floor provides some clues to the form of the roof. There are side purlins which appear to be supported on principal rafters and also a collar visible in the north wall of the central bay. This is not particularly diagnostic, and the evidence is heavily masked by later alterations, particularly in the northern end bay. However, in the cupboard on one side of the chimney breast there is a large, truncated timber which appears to be a cruck blade and suggests the earlier origins of this house as a single storey hall with a central cruck frame. There is some evidence of soot blackening suggesting an open hall, but this may also relate to a fire which affected the southern section of the roof.
Part of a cruck blade partially encased with in the axial chimney at first floor level
The southern end bay retains its purlins but inspection above the false ceiling shows that, with the exception of the ridge beam, the roof timbers have been replaced (20th century). The fire appears to have taken place sometime between the 1940s-50s (photographic evidence showing a thatched roof) and the listing of the property in 1963 (listing description refers to plain tile roof).
Replacement rafters and heavily blackened ridge beam in the southern end bay of the stone range
A newel stair provides access from the landing on the first floor to an attic room (bedroom). The newel post itself is octagonal in section which is a common characteristic. This type of stair occurs roughly from the mid-16th to the mid-17th century, with later versions characterised by separate treads and risers, as is the case here. This stair may originally have extended to the ground floor and the dog-leg staircase which forms the current access to the first floor is likely to represent a later, perhaps 18th century alteration.
Newel stair leading to the attic of the timber framed wing
Summary
More research is required to fully understand the origins and evolution of Ash Tree Cottage. However, the rapid survey undertaken as part of this project has identified a number of key phases, as follows: Phase 1: Possible cruck construction associated with an open hall. The foot of this possible cruck blade is not visible at ground floor level. Cruck building in the south of England dwindled during the course of the 16th century. In the case of houses, walls were generally built of timber framed panels which were later replaced with brick or stone. This appears to be the case with Ash Tree Cottage. Phase 2a and b: Upgrading accommodation in the first half of the 17th century. This included the construction of the stone walls, insertion of floors/axial chimney stack, remodelling of the roof and the addition of a timber framed wing. Phase 3: 18th century – This phase appears to include the insertion of plaster ceilings (now removed), possibly the dog-leg staircase, the remodelling of the fireplace at the northern end of the building. Phase 4: 19th -20th centuries – raising of the first floor at the southern end of the stone range, replacing the original beam and joists with a pair of narrow section beams. Phase 5: 20th century repairs to the southern end of the building, including the replacement of the roof in this area, leaving only an earlier ridge beam and purlins.
STATEMENT OF SIGNIFICANCE
The earliest part of the building appears to be a single storey open hall as demonstrated by a cruck blade partially encased within the masonry of the axial chimney. There is some evidence of soot blackening which supports the origins as an open hall with open hearth. Cruck building dwindled in the south of England dwindled during the course of the 16th century. It is not possible to estimate a date stylistically without undertaking more detailed investigation of the roof.
The 17th century remodelling of the original house are the most legible elements of the buildings and include the following:
· Construction of stone walls, including a projecting chimney stack on the northern elevation;
. Insertion of an axial chimney stack;
· Flooring over of a previously open hall;
· Creation of a 3-unit lobby entry plan;
· The construction of a box framed projecting 2-storey wing with attic.
The principal interior features of this phase include stop chamfered beams and joists, axial chimney with large fireplace and timber lintel at ground floor, clasped purlin roof to the timber framed wing, and newel staircase providing access to the attic of the timber framed wing. Later alterations, probably of 18th century date, include the addition of a lath and plaster ceiling in the ground floor rooms and the creation of a fireplace with a brick surround. Other alterations include the raising of the first floor in the southern bay, probably in the later 18th or 19th centuries. The steeply pitched roof and low eaves of the stone range are typical features of buildings with origins as an open hall of cruck construction. However, the prevailing character of the building is as a 17th century lobby entry house with timber framed cross wing.
Records show the following residents of Ash Tree Cottage since 1928
In 1928 Norman Belcher “Dairyman” bought the house and paddock behind from Walter Deakin, an engineer from Warwick for £350.00. The property extended all the way down to the current boundary with Cooke’s Farm field. The adjacent paddock is shown as belonging to St John’s College, Oxford. The size of the plot was defined as “2 roods and 20 poles” which is about 1/2 an acre.
1939 – Allan Waters, Coal & Coke Merchant & Special Constable with his wife Annie
In 1952 Norman Belcher, who is listed as residing in The Lilacs which is the house next door to the north, sold the house and garden (but excluding the back paddock) to the coal merchant James Allan Waters of South View, Warborough, for the sum of £1500.
In 1980, Waters sold the house to Stan Buchanan and his wife Judith for the sum of £42,000.
At some point between 1980 and 1988 Ash Tree Cottage was sold to Andrew and Barbara Morgan who sold the property to Martyn & Elaine Drury for £161,500
Compiled by Lynda Raynor with thanks to Martyn & Elaine Drury for so willingly sharing the history of this property.