230 St Marys Lane, Upminster

London Borough of Havering, RM14 3DH

An Archaeological Desk-based Assessment

May 2014
 230 St Marys Lane, Upminster
London Borough of Havering, RM14 3DH

An Archaeological Desk-based Assessment

Site NGR (centre): TQ56390 86605

COMPASS ARCHAEOLOGY LIMITED

5-7 SOUTHWARK STREET
LONDON SE1 1RQ
Tel: 020 7403 9660
e-mail: mail@compassarchaeology.co.uk
May 2014
Author: Honza Horak
Compass Archaeology Ltd

ii
 Abstract
In April 2014 Compass Archaeology was commissioned to compile an archaeological
desk-based assessment on the site of 230 St Marys Lane, Upminster, London Borough
of Havering RM14 3DH. The report will accompany an application for redevelopment
of the site, comprising demolition of the existing building and erection of a new three
storey apartment block providing nine residential units, with associated underground
parking and gardens at the rear. The land is currently occupied by a single storey mixed
use building, originally a clinic and probably constructed around 1970.

The site lies within an Archaeological Priority Area as defined in the Heritage
Supplementary Planning Document (2011) by Havering Borough Council. It is known
that the western part of the historic house New Place (1775-1924) stood here: to the
east the contemporary Clock House (originally the stable, coach-house, etc.) still
remains. To the south of the site are Clockhouse Gardens: the square moat and island
within the gardens may have originated as a medieval moated homestead, a fairly
common feature of the Essex landscape, although there is no conclusive evidence for this.

The most significant aspect of the site relates to the earlier New Place house, for which
there are references from the mid 1500s including a residence of some significance by
1600. Until recently the location of the house was unknown, but in 2009-10
archaeological investigation of 240-42 St Marys Lane (immediately to the east of the
present site) identified part of the frontage and probable eastern range of a substantial
building. This was dated to the late 16th/17th century and located immediately north of
the c 1775 house (the frontage of which was also exposed in excavation).

The remains of the earlier New Place mainly comprised brick foundations, with a small
area of cobble and tile surfacing on the western boundary (adjoining the present site)
that may have formed part of a central courtyard. Certainly the brickwork appeared to
continue to the north of this yard, and it is postulated that a further building range would
have existed to the west. Thus there is a high potential for associated remains within the
northern part of the study area, in the area of proposed redevelopment.

The southern part of the proposed redevelopment overlies the known western half of the
1775 house, and it is likely that at least some of this was basemented for which there
are records in 1839, and which will of course have removed any earlier remains.

The 2009-10 archaeological investigation did not find any in situ remains predating the
late 16th century. Overall there appears be a low potential for medieval remains
qualified only by the existence of the possible medieval moated site to the rear and a
low to negligible potential for remains of prehistoric, Roman and early medieval date.

Given the high potential for post-medieval remains, in particular relating to the early
house, it is considered that further archaeological mitigation work will be required. This
should take the form of a pre-development evaluation (trial trenching) to ensure that a
proper strategy is in place for recording of remains. However, this work could take place
under a condition attached to a successful planning application: the likely nature and
significance of remains has already been established by archaeological investigation,
and as long as an adequate record is made it is not felt that these present an obstacle to
the successful redevelopment of the site.

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Contents

1 Introduction ........................................................................................................................... 1

2 Acknowledgements ................................................................................................................ 3

3 Objectives of the report .......................................................................................................... 4

4 Methodology ......................................................................................................................... 4

5 Archaeology, the historic environment and planning .............................................................. 5

6 Location and geology ............................................................................................................. 8

7 Archaeological and historical background ............................................................................ 10

8 Cartographic and other evidence .......................................................................................... 20

9 The site today and proposed development ............................................................................ 36

10 Summary of archaeological potential in the study area ......................................................... 41

11 Conclusions and recommendations ....................................................................................... 43

12 Bibliography ........................................................................................................................ 44

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List of figures

Front cover: Artistic impression of the proposed building, from St Marys Lane (Form Architecture)
Fig. 1: Site location plan. Reproduced with the permission of the Ordnance Survey on behalf of the Controller
of HMSO Crown Copyright. All rights reserved. (Compass Archaeology Ltd, license no. AL 100031317). .......... 1

Fig. 2: Detail of the site (study site in red). Adapted from a Site Location Plan by Form Architecture,
drawing no. 1182/01. ............................................................................................................................ 2

Fig. 3: The study site (red), in relation to the Borough designated Archaeological Priority Areas
(green) and Zones (yellow). Based on Figs.1 and 2 from the Havering Council Heritage SPD (2010). .......... 7

Fig. 4: The study site (red), in relation to the underlying geology. ...................................................... 8

Fig. 5: Plan showing the site (red), in relation to GLHER entries. .................................................... 10

Fig. 6: Photograph of evaluation trench 2 (2009), showing the line of late 16th/17th century
brick wall bases in the centre of the excavated area. ........................................................................ 16

Fig. 7: Photograph of evaluation trench 1 (2009), in the SW corner of the excavated area. .............. 17

Fig. 8: Front entrance of New Place, circa 1909, with members of the Wilson family on the
front steps (facing SE). .................................................................................................................... 22

Fig. 9: A view of the west wing and the rear of New Place, circa 1909 (facing E). ............................ 23

Fig. 10: Extract from A Map of the County of Essex from the Actual Survey by John Chapman
and Peter Andr (study site in red)................................................................................................... 24

Fig. 11: The First Edition Ordnance Survey 2 inch to the mile map, 1805-6 (study site in red). ........... 25

Fig. 12: Extract from the plan accompanying the 1839 Sale Catalogue. ........................................... 27

Fig. 13: Description of the Estate of New Place in the 1839 Sale Catalogue. .................................... 28

Fig. 14: Description of the Estate of New Place in the 1839 Sale Catalogue (continued). ................. 29

Fig. 15: Extract from the Upminster Parish Map of 1842 (study site in red). .................................... 30

Fig. 16: Extract from the First Edition 25 inch: mile OS map, published 1867.................................. 31

Fig. 17: Extract from the Ordnance Survey 2nd Edition 25 Sheet 75-6 1896 (study site in red). ........ 32

Fig. 18: Extract from the Ordnance Survey new series 25 circa 1920 (study site in red). ................ 33

Fig. 19: Extract from the Ordnance Survey, circa 1930 (study site in red). ....................................... 34

Fig. 20: Extract from the Ordnance Survey 1:2500, 1962 (study site in red). .................................... 35

Fig. 21: Extract from the Ordnance Survey 1:2500, 1970s (study site in red).................................... 35

Fig. 22: Proposed development of the site (extracted from drawing no. 1182/04 Proposed Block Plan
by Form Architecture). ....................................................................................................................... 36

Fig. 23: Current building on the site (facing S). ............................................................................... 37

Fig. 24: Parking between current building and St Marys Lane (facing E)........................................ 37

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Fig. 25: (a) Narrow alley between 230 and 240-240 St Marys Lane (facing S); (b) narrow
space between 230 and 228 St Marys Lane (facing N). ................................................................... 38

Fig. 26: (a) The garden area at the back of the property (facing E); (b) back of the building
with separating fence (facing NE). ................................................................................................... 38

Fig. 27: Proposed section N-S. (Extracted from Proposed Sections, drawing no. 1182/08 revision A
by Form Architecture). ........................................................................................................................ 39

Fig. 28: Front view of the proposed building across St Marys Lane (by Form Architecture) ............... 39

Fig. 29: Street view of the proposed building (by Form Architecture). ................................................. 40

Fig. 30: Rear view of the proposed building (by Form Architecture).................................................... 40

Fig. 31: The outline of the 16th/17th century house recorded in excavation, and of the post-1775
New Place, in relation to the proposed building on the site (Adapted from drawing no. 1182/04
Proposed Block Plan by Form Architecture) .......................................................................................... 42

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1 INTRODUCTION

1.1 This document presents the findings of an Archaeological Desk-Based Assessment,

(DBA), conducted on the site of 230 St Marys Lane, Upminster, in the London Borough
of Havering, RM14 3DH (Fig. 1). The DBA was commissioned by Mike Christmas of
Earl Estates Ltd on behalf of Mr David Thickbroom, as a part of planning process leading
to the redevelopment of the site.

Fig. 1: Site location plan. Reproduced with the permission of the Ordnance Survey on behalf of the Controller
of HMSO Crown Copyright. All rights reserved. (Compass Archaeology Ltd, license no. AL 100031317).

1.2 The DBA was commissioned to accompany a planning application being submitted for
a demolition of the existing single storey mixed use building at 230 St Marys Lane,
Upminster, with a planned redevelopment of the site. It is proposed to create nine new
dwellings, comprising 1 one-bedroom and 8 two-bedroom units, inside of a new three
storey building with basement parking and gardens facing onto Clockhouse Gardens.

The area of the development is rectangular in shape and approximately 44m deep by
18m wide providing an area of 788sq m.

1.3 The site is located just outside the town centre and situated on St Marys Lane, which is
one of the main spine roads running through Upminster, linking the town to the A127
and further onto the M25. The existing single storey mixed use building is surrounded
by residential buildings and to the south there are the Clockhouse Gardens (detail of the
site Fig. 2).

The site lies within an Archaeological Priority Area as designated in the Heritage
Supplementary Planning Document (2011) by Havering Borough Council. It is well
recorded that the historic house New Place (1775-1924) stood partly on this site, with
associated buildings in its vicinity of which the Clockhouse (to the east and also dating

1
 from c. 1775) still remains. It is also known that an earlier house/farm known as New
Place (or Newplace) stood here too, a bit closer to St Marys Lane as was recorded during
archaeological excavation in 2009/2010.

Fig. 2: Detail of the site (study site in red). Adapted from a Site Location Plan by Form
Architecture, drawing no. 1182/01.

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2 ACKNOWLEDGEMENTS

Compass Archaeology is grateful to the owner of the site, Mr David Thickbroom, for
commissioning the work and supporting the archaeological research and assessment.
Thanks to Mike Christmas of Earl Estates for his assistance in providing plans and
information relating to the groundworks.

Thanks also to Mr Thickbroom for his assistance with access to the site for photographic
purposes and provision of further information relating to the proposed development.

The author also wishes to thank all those who assisted in the background research,
including the staff of Havering Local Studies Library.

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3 OBJECTIVES OF THE REPORT

The objective of this assessment is to establish the archaeological potential of the site
within the context of the existing landscape and development. This takes into account
three principal elements:

Reference to the archaeological, documentary and cartographic background.

Consideration of the previous impact of land use and development on potential

archaeology.

Potential impact of the proposed development

4 METHODOLOGY

4.1 The assessment has been carried out in accordance with the recommendations of the
Institute for Archaeologists (IfA 2008).

4.2 A visit was made to the site, and the local studies library and other relevant archives were
consulted. In addition, entries held by the Greater London Historic Environment Record
(GLHER) and by the London Archaeological Archive and Research Centre (LAARC)
were examined. Material held by Compass Archaeology was also utilised. The various
sources were noted, and relevant material photocopied/scanned or photographed as
appropriate.

A search of the Greater London Historic Environment Record was made within a 750m
radius of the site. Including Listed Buildings this produced a total of 26 relevant
Monument and Event/Activity entries, including chance finds, documentary evidence,
and previous archaeological investigation. The results of the HER search are considered
in more detail in Section 7.

4.3 In summary the assessment has involved identifying the sources available for
consultation, obtaining information from them, and thereafter collating and examining
these sources. Through this process it has been possible to produce an overview of the
archaeological potential of the site, plus the extent to which this may have been reduced
by later land use/ development

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5 ARCHAEOLOGY, THE HISTORIC ENVIRONMENT AND PLANNING

5.1 This desktop assessment represents one element in the archaeological planning process
whereby early consideration of potential archaeological remains can be achieved, and if
necessary appropriate further mitigation measures put in place. The report conforms to
the requirements of the National Planning Policy Framework, (NPPF), adopted in March
2012.

The Government adopted the National Planning Policy Framework in March 2012. The
NPPF integrates planning strategy on heritage assets - bringing together all aspects of
the historic environment, below and above ground, including historic buildings and
structures, landscapes, archaeological sites, and wrecks. The significance of heritage
assets needs to be considered, whether designated or not, and the settings of assets taken
into account. NPPF requires using an integrated approach to establishing the overall
significance of the heritage asset using evidential, historical, aesthetic and communal
values, to ensure that planning decisions are based on the nature, extent and level of
significance.

5.2 Central policy and recommendations on planning and the historic environment are set
out within The London Plan - Spatial Development Strategy for Greater London, (July
2011).

5.3 The London Borough of Havering has its own policies regarding archaeology and the
historic environment outlined in several documents including the Core Strategy and
Development Management Policies, (2008); Heritage Supplementary Planning
Document, (2011); and the most recent, Heritage and History Sub Strategy 2013-15,
(2013). Some of the more relevant are quoted below:

CORE STRATEGY AND DEVELOPMENT MANAGEMENT POLICIES, (2008), CSDMP

CP18 - HERITAGE

All new development affecting sites, buildings, townscapes and landscapes of special
architectural, historical or archaeological importance must preserve or enhance their character
or appearance. Contributions may be sought towards the preservation or enhancement of
historic assets where appropriate.

REASONED JUSTIFICATION

1.1 The historic environment can help foster the attainment of key social objectives, most
particularly economic development, but also public health, community safety, better educational
attainment, and community cohesion.

1.2 Havering has a wealth of heritage sites the value of which has to be taken into account when
development proposals are being considered. These include 200 statutory listed buildings, three
Scheduled Ancient Monuments and nine Conservation Areas (3.5% of the borough). Around half
of the borough comprises Areas of Archaeological Potential. There are also over 200 buildings
of local historical and/or architectural interest, a Special Character Area and two design policy
areas.

1.3 The Council also has the benefit of some four decades of archaeological information. Details of
statutory buildings of historical and/or architectural interest, ancient monuments, conservation
areas, parks and gardens of historic interest and areas of archaeological potential are all set

5
 out in the Heritage Strategy Supplementary Planning Document. In line with Planning Policy
Guidance note 16: Archaeology, the Council recognises that archaeological remains are
irreplaceable and seeks the protection, enhancement and preservation of sites of archaeological
interest and their settings.

HERITAGE SUPPLEMENTARY PLANNING DOCUMENT, (2011), HERITAGE SPD

5.1 The geological and prehistoric landscape and its interpretation has a recognised value
and diversity which makes an important contribution to local distinctiveness and the
wider archaeological and historic context. Archaeological remains are a crucial link
with the past, providing evidence and information of past peoples and the development
of places, society and cultures. Most remains are fragile and once lost can never be
replaced, neither can the potential information that these sites and monuments can yield
be rediscovered.

DC70 ARCHAEOLOGY AND ANCIENT MONUMENTS

The Council will ensure that the archaeological significance of sites is taken into account
when making planning decisions and will take appropriate measures to safeguard that
interest. Planning permission will only be granted where satisfactory provision is made
in appropriate cases for preservation and recording of archaeological remains in situ
or through excavation. Where nationally important archaeological remains exist there
will be a presumption in favour of their physical preservation. Particular care will need
to be taken when dealing with applications in archaeological hotspots where there is
a greater likelihood of finding remains.

5.4 Development Control Policy DC70 applies to the following assets:

Designated Assets: Scheduled Ancient Monuments are statutorily protected and subject
to the Ancient Monuments Act 1979. There are three in Havering: Upminster Hall Barn
(Tithe Barn), Moated site at Dagnam Park Farm (Cockerills Moat), section of Roman
Road on Gidea Park Golf Course.
Non-designated Assets: Archaeological Priority Areas (APAs) and the Archaeological
Priority Zones (APZs), as identified by the Greater London Archaeological Advisory
Service (GLAAS) on behalf of English Heritage in collaboration with the Council.

5.14 Archaeological Priority Areas (APAs) are known archaeological sites of importance;
Archaeological Priority Zones (APZs) are wider areas of archaeological landscape
which may contain specific individual hotspots and are likely to contain other yet
unknown sites awaiting future identification, often as a result of the development process
over time. Refer to Figures 1 and 2 (Section 2) for APAs and APZs in Havering. The
Council is responsible for the protection of these sites from developments which would
adversely affect them, through the planning application process by consulting with
GLAAS and applying their advice.

5.17 All applications where the site is on, or affects an APA should be referred to GLAAS by
the Local Planning Authority in the application process, as should applications of 0.4ha
(one acre) or above and all major applications in APZs.

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5.4 The site lies within an Archaeological Priority Area (DLO33233 New Place Moated Site)
as designated in the Heritage SPD (2011) by Borough Council (Fig. 3).

Fig. 3: The study site (red), in relation to the Borough designated Archaeological Priority
Areas (green) and Zones (yellow). Based on Figs.1 and 2 from the Havering Council Heritage SPD,
(2010).

There are six Listed Buildings in the study area; the Clockhouse (Listing no. 201648),
K6 Telephone Kiosk outside the Clockhouse (Listing no. 201695) Upminster Windmill
(Listing no. 201646), the Rectory to Old Upminster Church (Listing no. 201647), the
Church of St Lawrence (Listing no. 201645) and Post-medieval houses (Listing no.
201644).

The site is not, nor is it near to, any Scheduled Ancient Monument, so would not be
subject to Scheduled Monument Consent. Nor is it situated within a Conservation Area.

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6 LOCATION AND GEOLOGY

6.1 The site is located in the historic core of Upminster, on the south side of St Marys Lane
(NGR: TQ 56390 86605). It is located on gently eastward sloping land approximately
800m to the east of the River Ingrebourne, at a surface level of about 19m OD.

To the east of the development area is The Clockhouse, which was constructed at the
same time as the 18th century New Place to house the stables, coach-house and estate
offices. To the south in the Clockhouse Gardens there is a moated enclosure, possibly of
medieval origin, which is now used as a public park.

6.2 The British Geological Survey (BGS 1996 Romford. England & Wales Sheet 257. Solid
& Drift Geology 1:50 000) indicates that the site lies on a natural ground surface of Head
- undifferentiated: variably pebbly sandy clay. The survey also shows a narrow spur of
Alluvium to the east of the site, running along the line of St Marys Lane as far as the
junction of New Place Gardens, just to the east of the Clockhouse. This could represent
a former stream course, which may be associated with the origin of the moat. The
landscape is littered with small streams, ponds, springs and lakes. To the south and
southeast of the Clockhouse Gardens are areas of River Terrace Gravel (Lynch Hill
and Boyn Hill). Made Ground was also identified overlying the Head deposit further to
the north of the site.

Fig. 4: The study site, (red), in relation to the underlying geology.

8
6.3 The internal levels of the site are generally uniform, falling only about 350mm front to
back and approximately 150mm side to side, and there is no real suggestion that the site
ground surface has been either truncated or built up. However, the topography of St
Marys Lane is such that the adjacent section of road falls quite markedly from west to
east, dropping by approximately 1m across the frontage of Nos 230, 240-242 and the
Clockhouse.

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7 ARCHAEOLOGICAL AND HISTORICAL BACKGROUND

The following section is drawn from a survey of the Greater London Historic
Environment Record, and should be read in conjunction with Figure 5 below.

A search of the GLHER for a radius of 750m from the approximate centre of the site
(NGR: TQ 56390 86605) produced a total of 26 relevant Monument, Listed Buildings
and Event/Activity records. These cover a range of material chance and antiquarian
finds, documentary records, and archaeological investigations.

Fig. 5: Plan showing the site, (red), in relation to GLHER entries.

7.1 Prehistoric (500,000 BC to AD 43) to Roman (AD 43 to 410)

An archaeological Desk-based Assessment of Thames Chase carried out by the Passmore

Edwards Museum and Essex County Council in 1992 suggests that the majority of
evidence for the prehistoric periods comes from land to the south of the study area,
mainly from the Thames Terraces, and mainly in the form of chance finds. There is little
evidence for periods from the Palaeolithic to the Middle Bronze Age. Evidence for Late
Bronze Age settlement and field systems also comes from the river Terraces. The wider

10
 area contains a number of hill forts and defended settlements of Iron Age date, and there
are some indications of Roman settlement across the Thames Chase area.

There is only one record in the GLHER study area for activity earlier than the Medieval
period, which might suggest that evidence for earlier occupation in the study area has
been destroyed by previous building development, or simply and perhaps more likely
that people in these periods did not utilise or settle this area very often.

In July 1991 some unspecified work took place in the back garden of 11 Waldegrave
Gardens and revealed fragments of pottery and mammal bones (Entry 1). Pottery
fragments were identified by PA Greenwood of Passmore Edwards Museum as of the
late Iron Age to Early Roman period. Mammal bones found with the pottery might be of
contemporary date, and artefacts were found in a depth of 4ft (c1.2m).

No. on Mon. UID TQ ref. Description References

Fig. 5
1 MLO26351/ 5594 8695 Works in the back of 11 Waldegrave
MLO26405 Gardens in 1991 revealed fragments
of late Iron Age/early Roman pottery
and mammal bones.

7.2 Anglo-Saxon (AD 410 to 1066)

There is little evidence for the Saxon period in Upminster, and no GLHER references in
the study area: documentary and place-name evidence suggests that settlements in this
period were located along the edge of the gravel Terraces. There are also no Anglo-
Saxon charters for Upminster, although there is one for South Ockendon written in 1065
which shows that the land in the parish belonged to Waltham Abbey, Swein or Suene
Suart and Ulain.

It is likely that the study site was located within the Gaynes estate, which seems to be
the oldest of the three-recorded Upminster manors. There is little doubt that the estate
was established in the Saxon period, and landscape evidence suggests forest clearance
and the laying out of field systems, probably from prehistoric times 1.

7.3 Medieval (AD 1066 to 1499)

The GLHER gives five records related to the medieval period. It is likely that the
medieval village of Upminster (Entry 2) stood around the parish church, at the junction
of St Mary's Lane and Corbets Tey Road.

A church, made of wood and established by St. Cedd, stood in Upminster from the
middle of the 7thcentury. Its name appears as Upmynster in 1062 and in Doomsday
book of 1068 as Upmunstra. The stone-built medieval church of St Laurence was
mostly rebuilt in 1863 by W G Bartlett, although its west tower of circa 1200 still stands:
the wooden framework of the short spire is of 13th century date (Entry 3).

1
Extracted from Fox, T 2005 Gaynes Estate Upminster Community Web

11
 Documentary sources state that New Place was for much of its history part of the Gaynes
Estate (Entry 4). The water filled moat to the rear of New Place (Entry 5) is also
considered to be of medieval date, although it is apparent from previous research that
there is no definitive answer to the origin. There are many similar sites across England,
and many of them are still undated: two examples can be found nearby, at South
Ockendon Hall and at North Ockendon Hall (Hall Farm). We can only speculate about
the date of the Clockhouse moat and its function: it may be a standard Essex medieval
homestead moat, or a drainage feature constructed to consolidate an area of an ancient
stream prone to flooding on the New Place Estate.

No. on Mon. UID TQ ref. Description References

Fig.5
2 MLO73276 5600 Medieval village of Upminster Victoria County History.
8650 probably lay around the parish Essex, Vol. VII, p. 143.
church.
3 MLO84864 55938 Medieval church - west tower of Victoria County History.
86494 circa 1200 with short spire. Essex, Vol. VII, p. 158.

Listing no. 201645

4 MLO26419 5641 The medieval house of New
8655 Place. Part of Gaynes Estate for
much of its history.
5 MLO31789 5641 A water filled moat. Now an
8655 ornamental feature of the
Clockhouse Gardens.

7.3.1 Owners of the study site during the medieval & early post-medieval period

In the Domesday Book of 1086 the manor had been taken over by Walter of Douai, who
also held two other estates in Essex. The Manor of Gaines or Gaynes is recorded as six
and a half hides and thirty acres (approximately 810 acres) with woodland supporting
two hundred swine (c. 50 acres)2. There is not much information about the Manor of
Gaynes between 1086 and 1212, when Walter of Douais descendants still held it,
although they had leased its management during this time. However, the list of owners
for the next three hundred years or so is more or less complete (ibid; VCH 1978).

About 1200 Richard FitzUrse and his descendants held the manor until 1215. In 1216
William de Cauntelo disputed part it. In 1218, Ada, widow of William de Curtenay had
dower here and, in 1221, Viel Engayne bought out her interest. He also bought out Roger
Gernet and de Cauntelo, thus becoming the outright Lord of the Manor. His sons John
and Henry Engayne inherited in 1248. In 1297 John Engayne (later Lord Engayne)
inherited from his father of the same name and enfeoffed Simon de Havering for ten
years.

Until about 1378 Gaynes remained with the de Havering family, until its acquisition by
Alice Perrers (by 1393). Sir John Deynecourt held the manor by 1400. Between 1406
and 1455 Deynecourt purchased more land in Upminster and probably extended the
estate to about 1500 acres. His son Thomas held it until his death in 1464; his wife may

2
Domesday Pua, folio 52, recto, para 1.

12
 have been called Anne, who remarried Hugh Cawood; Anne was Lady of the Manor
until 1515. In 1526 Nicholas Wayte purchased the manor from Richard Deyncourt. At
this time the manor of Gaynes with appurtenances, and three messuages formed 250
acres of arable, 26 of meadow, 121 of pasture [and] 130 of wood3. Nicholas Wayte died
in 1543, and the manor (then described as of 1000 acres) was sold to Ralph Latham, a
London Goldsmith4. His descendant, also Ralph Latham, made it his residence about
1641-42 after disposing of the manors of Upminster Hall and Gaynes.

It is generally recorded in the documentary archive that it was circa 1557 that the east
central part of the old manor of Gaynes was sold off to form the nominal maner of
New Place which stands a little way east from this church: and was so named in
contradistinction to Gaines, the ancient residence of the Lords of this maner, which
included 40 acres of arable, holden of the maner of Cranham-hall, by fealty, and yearly
rent of 33 s. And 10 acres of meadow, 2 messuages, 2 gardens and 3 s. yearly rent, of
the maner of South-Ockendon, by fealty, and a red Rose on June 245. However, there is
no satisfactory proof that it was ever an independent manor or that anyone ever exercised
manorial rights and privileges there: it is described by Morant as a nominal manor 6.
Probably the same reference to landholding occurs in VCH 1978, 150, which states that
in 1557 this comprised fifty acres of freehold land held of the manors of Cranham and
North Ockendon.

In 1587, Gerard Dewes purchased the remaining lands of the ancient manor of Gaynes.
In 1592 Paul Dewes inherited from his father. In 1593 Paul Dewes sold Gaynes back to
William Latham (son of William of 1557?). In 1612, Ralph (or Rayffe), son of William
Latham, inherited Gaynes. In 1641 the manor of Gaynes was mortgaged and Ralph
Latham was in residence at New Place about this time (having disposed of Upminster
Hall and Gaynes). Between 1641 and 1650 Joseph Grave, a London Brewer, acquired
the manor, but by 1651 Revd. Joseph Grave held it, his brother Peter inheriting from him
in 1720. In 1720 Gaynes was bought by Amos White and by 1747 was bought by George
Montgomerie (of Hanover Square, London) and held until his death in 1766. It is at this
point that the Manor of Gaynes is recorded as being broken up into smaller parts, with
Sir James Esdaile, a London cooper, purchasing the Lordship of the Manor and 100
acres. It appears, however, that the manor had already undergone many changes and by
1757 Sir James already held New Place, which had been in his possession since 1748
(see below) 7.

7.4 Post-medieval and Modern (AD 1500 to date)

7.4.1 Post-medieval activity in the area

The GLHER shows several records relating to post-medieval development in the study
area. A public house (Entry 6) stood on the corner of St Marys Lane and Corbets Tey
Road at least from the 18th century, although it was known since 1532 or 1636, possibly
in a different location. In its near vicinity, adjoining lands of Upminster Hall Manor and
possibly by the pond on the Green, stood a medieval or early post-medieval ducking
stool (Entry 7).

3
Morant Vol 1 1763-68 p107
4
Extracted from Fox, T 2005 Gaynes Estate Upminster Community Web
5
ibid p110
6
Wilson 1856, 33: Wilson 1880-1, 50
7
ibid.

13
 Further to the south on Corbets Tey Road there was a 2 storey house with attics (Entry
8) that contained fragmentary panelling and 3 doors of early 17 th century date. On
Corbets Tey Road, opposite to the park, once stood a genteel residence built in 1785
(Entry 11). Further to the north the first Upminster Post office (Entry 12) was established
in 1840 in a cottage that was previously used as a general shop, between 1790-1828.

In the junction of St Marys Lane and Corbets Tey Road once existed a prison (Entry
13), known to have been there since at least the beginning of the 19th century. It is also
known that the parish workhouse of Cranham (Entry 14) moved to the opposite side of
St Marys Lane, to the east of the study site, in c 1827-9. It was built out of stock bricks
and was occupied for seven years. Post-medieval wooden stocks (Entry 15) stood at the
cross roads on the village green until the early 19 th century.

Two terraced cottages (Entry 16), one with a bakers shop and an 8-bushel oven, are
known to have existed next to the current Station Road. Another shop (Entry 17) stood
at the cross roads on St Marys Lane and was used originally as butchers, and then as
tailors, a newsagents and a confectioners with cafe.

An early post-medieval Rectory (Entry 18) still stands behind the Upminster Church of
St Laurence. A windmill (Entry 19) from the early 19th century is located on a small open
space known as Windmill Field, on St Mary's Lane. A couple of post-medieval houses
(Entry 20) are located northwest of the study site, also on at St Mary's Lane.

The Georgian country house known as New Place (Entry 9) was built by James Esdaile
in 1775 on the site of an earlier house, and eventually demolished in 1924. It stood a
few yards away from and just to the west of the stables and coach house, which still
survive today as Clockhouse (Entry 10). An archaeological excavation carried out on the
adjacent site of 240-242 St Mary's Lane in 2009-10 by Essex County Council Field
Archaeology Unit identified part of the earlier house, a large brick structure that was
built in the late 16th/17th century (Entry 21). Part of the front of the 1775 house and a
culvert to the east were also recorded in 2009-10, while the rest of this building lies
beneath a garden to the rear of the modern development.

No. on Mon. UID TQ Description References

Fig.5 ref.
6 MLO5848 5604 Public house. It was known of since Victoria County History.
8654 either 1532 or 1636, but possibly Essex, Vol. VII, p. 145.
not on the same site as the 18th
century building.
7 MLO5849 5600 Ducking Stool (probably medieval Victoria County History.
8654 or early post-medieval). Once stood Essex, Vol. VII, p. 153.
adjoining lands of Upminster Hall
Manor.
8 MLO14961 5584 2 storey house with attics. Building Victoria County History.
8614 contained fragmentary panelling Essex, Vol. VII, p. 143.
and 3 doors of early 17th century
date.

14
No. on Mon. UID TQ Description References
Fig.5 ref.
9 MLO2010 5640 New Place house. Built in 1775 by Victoria County History.
8660 James Esdaile, owner of Gaynes Essex, Vol. VII, p. 150-1.
Manor, made of red brick.
10 MLO84902 56424 The Clockhouse. Originally built as Listing no. 201648
86602 stables and coach house of New
Place mansion built by James
Esdaile.
11 MLO5846 5596 House: Genteel residence built Priestley, III p. 4.
8627 1785. The drawing room added
1839, some of the building built
into the Country Club.
12 MLO5844 5600 First Upminster Post office (est. Priestley, III p. 3.
8641 1840) in end cottage that was a
general shop (1790-1828).
13 MLO5850 5600 Prison; the cage was known to exist Victoria County History.
8654 in 1803. Essex, Vol. VII, p. 153.
14 MLO5874 5626 Workhouse: the parish workhouse Victoria County History.
8661 of Cranham moved to the site c. Essex, Vol. VII, p. 107.
1827-9. It was occupied for seven
years, was 51ft long by 20 ft wide
and built out of stock bricks.
Bought by G Rowe in 1836.
15 MLO10868 5600 Post-medieval wooden stocks. Victoria County History.
8654 Essex, Vol. VII, p. 153.
16 MLO5852 5602 Two terraced cottages one with a Priestley, III p. 18.
8662 bakers shop and with an 8-bushel
oven.
17 MLO5851 5604 Shop, used originally as Butchers, Priestley, III p. 3, 26.
8656 and then as Tailors, Newsagents,
and Confectioners with cafe.
18 MLO84881 55889 Rectory to Old Upminster Church. Listing no. 201647
86488
19 MLO84793 55781 Upminster windmill. Listing no. 201646
86558
20 MLO84792 56504 Post-medieval houses. Listing no. 201644
86690
21 ELO11443 56403 An archaeological excavation was Essex County Council
86614 carried out at 240-242 St Mary's Field Archaeology Unit.
Lane by Essex County Council 2010. 240-242 St Mary's
Field Archaeology Unit between Lane, Upminster,
2009 and 2010. The excavation Archaeological
identified the remnants of the front Excavation And
and east wing of a former New Monitoring.
Place brick house built in the late
16th/17th century and later replaced
by a Georgian house (Entry 9)
which was completed in 1775 and
demolished in 1924.

15
7.4.2 The 2009-10 Archaeological Evaluation & Excavation at 240-42 St Marys Lane

The results of this investigation bear directly on the potential of (& remains likely to be
found on) the present site, which forms the adjoining plot to the west. The fieldwork
took place in two main phases prior to redevelopment (Compass Archaeology 2009;
Essex County Council Field Archaeology Unit 2010). The development, for residential
apartments, was broadly similar in size and scope to the current proposal for No. 230.

The most significant findings were the brick foundations and associated surfaces of the
earlier New Place, mainly dated to the late 16th-17th century. The remains formed part of
the frontage and probable eastern wing of the house, with the edge of what appears to be
a small tile and cobble surfaced courtyard exposed on the western side of the site. It is
assumed that this latter continues through into the present site (unless disturbed by later
development), with the building continuing along the northern frontage onto St Marys
Lane and a possible further range to the west.

Fig. 6: Photograph of evaluation trench 2 (2009),

showing the line of late 16th/17th century brick wall
bases (outlined in red) in the centre of the
excavated area.
The walls (& contemporary culvert on right of the
frame) are cut by modern concrete foundations

16
The brick wall bases had been demolished more or less to ground level when the site
was cleared in the 18th century and no internal floor surfaces survived. However, a couple
of courses of brickwork remained in places, with the stone base of a door jamb near the
western boundary of the site, and also an east-west drain or culvert that would have run
through the property just below floor level (Fig 6). There was also a well or soakaway
and further drain to the southeast, and evidence of probable 17 th century rebuilding or
extension to the southwest. Remains had been further truncated /disturbed by 20th
century building (also clearly visible in Fig 6), although sufficient remained to establish
an overall ground plan.

Fig. 7: Photograph of evaluation trench 1 (2009),

in the SW corner of the excavated area.
The outlined brick wall bases form part of the
1775 house on the right the main frontage & in
the foreground a base for steps to the front door.
The brick rubble layer below & to the left of the
scale forms part of the yard area to the rear of the
earlier (16th/17th century) house

To the south and southwest the investigation also exposed a brick foundation that formed
part of the frontage of the c 1775 house, plus a projecting wall base that would have
supported the steps up to the front door and overlying porch (Fig 7; also visible in its
complete form in Fig 8). It is quite clear from cartographic sources and archaeological

17
 investigation that the building continues to the west, its centre line more or less
straddling the boundary between Nos 230 and 240-42. The steps up to the front door (&
consequently elevated ground floor) probably also reflect the presence of an underlying
basement the Vaults and very capacious Cellaring that are referred to the 1839 sale
particulars (8.5 below).

There was no in situ evidence for activity on the site prior to the late 16 th/ 17th century
building, although a few pieces of earlier Tudor brick and sherds of later medieval
pottery were recovered form later contexts. The brick at least may have brought onto
the site for reuse within the building.

7.4.3 Modern

There is only one feature labelled as Modern in the GLHER and that is a Telephone
kiosk Type K6 (Entry 22), designed by Sir Giles Gilbert Scott in 1935.

No. on Mon. UID TQ ref. Description References

Fig.5
22 MLO84922 56416 K6 Telephone Kiosk, outside Listing no. 201695
86630 the Clockhouse.

7.5 Negative evidence

In past eight years several other programmes of archaeological fieldwork have been
undertaken in the study area. However, these investigations (Entries 23 to 26) have
revealed no evidence for human activities or other archaeological remains.

No. on Mon. UID TQ ref. Description References

Fig.5
23 MLO98326 56241 An archaeological watching
87058 brief was carried out by
Colchester Archaeological Trust
between 9 March and 18 April
2006. No features of
archaeological significance were
recorded.
24 ELO12478 57108 An archaeological evaluation
86622 was carried out at land on the
junction of St Mary's Lane and
The Chase, Cranham in
January 2012 by Archaeological
Solutions.
No archaeological finds or
features were observed.
Colchester Archaeological
Trust. 2006. An
Archaeological Watching
Brief At Deyncourt
Gardens, Upminster.
Archaeological Solutions
Ltd. 2012. Land at the
Junction of St Mary's
Lane and The
Chase, Cranham,
Upminster, An
Archaeological
Evaluation.

18
No. on Mon. UID TQ ref. Description References
Fig.5
25 ELO7224 56245 An archaeological evaluation L-P Archaeology. 2007.
86535 was carried out at land of 184 St An Archaeological
Mary's Lane, Upminster by L-P Evaluation Report for
Archaeology in March 2007.No land at
archaeological finds or features 184 St Mary's Lane,
were observed. Upminster.
26 ELO7574 56027 An archaeological evaluation AOC Archaeology Group.
86803 was carried out at land of 51-53 2007. Roomes Stores, 51-
Station Road, Upminster by 53 Station Road,
AOC Archaeology in August Upminster: An
2007.No archaeological finds or Archaeological
features were observed. Evaluation Report.

19
8 CARTOGRAPHIC AND OTHER EVIDENCE

The post-medieval development of the study site is also well illustrated with reference
to cartographic and documentary sources. The following section discusses these sources
in chronological order.

The map collection of the Essex Record Office contains some early maps of the study
area that predate the first figure shown here, although their scale is mostly too small for
anything significant to be seen. The road layout shown on these maps encompasses
several ancient routes: St Marys Lane (formerly Cranham Lane), Corbets Tey Road
(Upminster Lane), Front Lane (Cranham Lane running north-south), Moor Lane
(Cranham Back Lane) and the Chase leading to Cranham Hall.

8.1 New Place prior to 1775

A search of cartographic sources did not produce any data showing a house standing on
the site before 1775. However, recent archaeological investigation has established the
existence of an earlier house on the adjoining plot of 240-42 St Marys Lane, situated in
front of the later 18th century building (cf. 7.4.2 above). Surviving brick foundations
appear to form the eastern wing and part of the frontage of a substantial late 16th/17th
century building, which would have extended into the present study site.

A number of documents in the Essex Record Office also provide supporting evidence
for the previous house (or houses) called New Place, although they do not give a specific
location.

It seems that the Manor of Gaynes may have been subdivided after Nicholas Waytes
death in 1543, as he left several shares to different heirs. Morant records that upon
partition of Waytes estates this Maner fell to John Pykes share, in right of his wife, who
soon parted with it: For, 12 May 1543, they obtained a license to alienate this maner of
Geynes with appurtenances, 3 messuages, 500 acres of arable, 40 of meadow, 200 of
pasture, 200 of wood, 60 of furze and heath in Upminster and Horn-church to Ralph
Latham Esq.. Ralph Latham died 19th July 1556 possessed of the maners of Gaynes,
Upminster-Hall, Bridge-house, and Newplace[sic]; and one messuage, 40 acres of
arable, 8 of meadow, 32 of pasture and 6 of wood called Gladmans, with appurtenances
all in Upminster and several estates in parishes adjoining8. From this reference it is
clear that Newplace was a recognised local landholding by 1556, and implied that there
was also a New Place house standing by the same date.

It is obvious that New Place held a distinguished position for several centuries, its first
connection being with the Latham family in the form of Ralph Latham (d. 1556). The
name, New Place, is said to have been given at this time and may have used the prefix
new merely as a way of distinguishing this house from Gaines Hall, the traditional seat
of the manor9.

In 1557 William Latham the eldest son and heir (born 1539) inherited the New Place
estate, he died 17th May 1600, at which time according to Morant, he had in this parish,
only the capital messuage called New-Place, and Goodhouse, and Gladmans having

8
Morant Vol 1 1763-68 p108
9
Wilson 1856, 30-33 & 98: Wilson 1880-1, 50 & 170

20
 again sold off portions of the estate. It is interesting that the house known as Newplace
or New-Place is described as a capital messuage, which obviously suggests a house of
some prestige, and does show that there was a large house standing on or close to the
location of the later New Place.

The next evidence for an earlier house comes from the Sessions Rolls for the Court in
Session Midsummer 1665. This describes an Indictment against Ralph Lathum of
Upminster, Gentleman for stopping up and diverting a watercourse there and flooding
the highway from New Place Gate in Upminster towards Gaynes Crosse in the same
parish dated 1st May 166510. The same Sessions Rolls is mentioned in another similar
source dated 11th July 1665; Presentments by Grand Jury against Ralph Lathum of
Upminster, for stopping up a common watercourse adjoining the highway from New
Place Gate (in Upminster) towards Gaines Crosse in Upminster. It seems there was a
house with a gate in the area dating from before 1665.

The clearest evidence for the presence of an earlier house on the site is described in an
Indenture, dated 24th April 1710, in the Essex Record Office, in regard to the deeds of
New Place Farm. This now fragile document is between Hester Rayley of New Place
(widow) and John Rayley of Upminster, Gentleman it witnesses the renting of the
property by Hester Rayley to John Rayley for a period of nine years at a cost of fifty
pounds per year to be paid quarterly. It refers to a messuage or farm-house called or
known by the name of Newplace, barns, stables, cowhouses, outhouses, dovehouse,
edifices, buildings, yards, gardens, orchards and backsides, parcels of arable land and
pasture ground and all appurtenances[in total] 64 acres.. in the occupation of the said
Hester Rayley. The indenture also makes provision for Hester Rayley to enter ..with
horses, cart and carriages to carry away the hay .until harvest next. Mrs Rayley is
also allowed to live in a parlour on the property. It is clear that not only a house, but also
an extensive complex of probably 17th century buildings were in existence by 1710 11.

Around 1720 it is written that the old seat of New Place was down and nothing but the
outhouses remained12. The seat at New Place is referred to in 1757, so apparently a
replacement was built by this date13. However, Morant writing in 1763-8 records that
the house is down, and nothing but the out-houses remaining: it may be a coincidence
that in both 1720 and 1768 the house had been taken down leaving the outbuildings, but
perhaps more likely that both sources are referring to the same event presumably
around the time of the 1720 reference, as Morant does not state a separate date for the
demise of the house14.

A second Indenture in the ERO is dated 24th March 1736 and is between Joseph Mayor
and Sarah, his wife, and John Wybird of Hornchurch. It witnesses that the Mayors let
fields to John Wybird including Park Field, Upper Park Field and Dovehouse
Field31 acres. What is interesting is that folded inside this very fragile document is
a small hand written note signed by Joseph Mayor and dated 29 th March 1745 which
simply states I promise to deliver to Mr John Wybird all that land he holds of part of
the farm of Newplace, he paying for the said and ploughing of what we shall break up

10
ERO document reference Q/SR 405/28
11
ERO document reference D/DU 18/19
12
Victoria County History 1978, 151; ERO T/P 195/2 Upminster, p 40
13
Victoria County History 1978, 151: ERO T/P 67/7 p 23
14
Morant 1768, p110 & Wilson 1880-1, 171-2

21
 over and above the rent that his lease appertains 15. This is another indication that there
was at least a farm in this area, and established occupation and cultivation of the site
prior to 1775, although no other details of these earlier houses/farmsteads are given.

8.2 New Place after 1775

Much of the evidence for the post-1770s New Place comes from documentary sources,
although now complemented by map records.

In 1766, following the death of George Montgomerie (7.3.1 above), the Manor of Gaynes
was broken up and James Esdaile purchased 100 acres and the Lordship. Esdaile was
later to become Lord Mayor of London (in 1777), receiving the customary knighthood,
and already held New Place through his second marriage in 1748 to Mary, the daughter
of John Mayor of London. Mayor had a country residence at New Place, and through his
daughter it was now brought into the possession of the Esdaile family. Around 1770 Sir
James started a rebuilding programme: Gaynes Manor, New Place, Harwood Hall,
Londons and the Lady Chapel in Upminster Church.

Fig. 8: Front entrance of New Place, circa 1909, with members of the Wilson family on the
front steps (facing SE).

New Place was rebuilt in the early/mid 1770s, at much the same time as Gaynes, and
gives a measure of the wealth of the family. It was the last and the grandest of Sir James

15
ERO document reference D/DU 18/22

22
 Esdailes buildings and his main residence: Figures 8 & 9 show views of this New
Place16. It is described thus:
The house is built of red brick, quadrangular and winged. The western wing forms a
noble saloon, 35 feet long, 25 feet wide and 14 feet high: the eastern comprises a spacious
servants hall, and excellent domestic offices. The centre is elevated, and the banded
pillars of the porch support a small bay, ornamented in the Moresque style17.

The impressive drawing room or saloon was designed by the keen dancer Esdaile as a
ballroom: the mantel was once noted for a portrait of him in court dress and for its several
fine mirrors. A further description (Wilson 1880-1, 171-2) notes that the house had a
handsome uniform elevation with wings, ascended by a flight of stone steps under a
Gothic portico. The similarity in style to the new Gaynes house should be noted.

Fig. 9: A view of the west wing and the rear of New Place, circa 1909 (facing E).

From the west lawn of New Place a shrubbery led to a gateway opposite St Laurence
church, allowing the occupiers a secluded stroll to their pew (and the six others) they
maintained in the church.

16
Reproduced from Benton 2000 p 12 and 15
17
Wilson 1856, 99

23
8.3 A Map of the County of Essex from the Actual Survey. John Chapman and Peter
Andr 1772-4 Plate XX11, published 1777 (Fig. 10)

Fig. 10: Extract from A Map of the County of Essex from the Actual Survey by John Chapman
and Peter Andr (study site in red).

This is the earliest map to depict the study site in any detail. Although the map base is
not accurate the site undoubtedly is shown as part of New Place and Sr:Jams:Esdail Kt.
is shown as its owner. The map is a stylised depiction of the area and it is interesting to
note that the moat is not shown here, even though the known medieval moats of South
and North Ockendon are depicted. It is speculative whether this can be taken as an
evidence for its later origin, or if it was just omitted by authors who were unaware of its
existence though it is unlikely that by this date there was any significant standing
building.

Elsewhere it is not entirely clear what is depicted on this map, as the authors used only
small rectangular blocks to indicate the garden layout around houses. There are orchards
shown to the southwest of the property, whilst the house itself appears similar to the New
Place recorded on later maps including the carriage drive with its characteristic curve
and was probably surveyed here around 1774, when newly built. Settlement elsewhere
in the area is still sporadic, with a village settlement at Hornchurch and some small
developments around the parish church at Upminster. The landscape is full of prestigious
country homes, manor houses and halls, which indicates that the area must have been
considered quite wealthy at this point.

24
8.4 The First Edition Ordnance Survey 2 inch to the mile map, 1805-6 (Fig. 11).

The First Edition Ordnance Survey (OS) map does not seem to show much more than
the previous map, although it does indicate the moat. Settlement development in the area
is growing slowly. New Place is shown as three separate block buildings with the moat
at their rear. It seems there is some feature to the west of the moat where on the previous
map orchards were situated: it is unclear what this is, although perhaps another pond as
opposed to the later canal.

Fig. 11: The First Edition Ordnance Survey 2 inch to the mile map, 1805-6 (study site in red).

8.5 Early 19th century records

Sir James and Mary Esdaile had two sons, Peter (1743-1817) and James (d. 1812). In
1793 Sir James died and his Will dated 29th October 1790 survives in the Essex Record
Office18. Study of this document does not shed much more light, but is interesting as he
refers to his house at New Place and to his Farm at New Place. In 1793 Peter inherited
from his father, but having no issue the estate passed to his brothers son also called
James in 1817. James the younger sold off 540 acres of the estate in 1820, but kept New
Place (now 78 acres) and Hunts Farm (130 acres) as Lord of the Manor.

The Essex Record Office has a document relating to James Esdailes sale of parts of the
estate in 1820. A previous auction had taken place in 1817, but many of the lots had
failed to sell. This is a complicated thirty-eight-page parchment Mortgage in Fee
document, which is quite difficult to decipher19. Dated 5th October 1819 it appears to be

18
ERO document reference D/DHf/E183
19
ERO document reference D/DU 651/152

25
 an appeal to raise further security in the form of 12,100 by Jas. Esdaile of Bunhill Row
(co. Middx.) Esq. to Rob. Wyatt of Coleman Street, City of London, Esq.. There is also
reference to the manor of the reputed manor and mansion house of Gaines (100a), New
Place Farm (60a) and several other freehold properties mentioned in a recited bargain
and sale of 7th October 1808. These assets are listed in a Commission of Bankruptcy
issued against Jas. Esdaile, Junior, and JasEsdaile, Senior, of New Place in Upminster.
Although obviously now fallen on harder times the Esdaile family kept the estate until
c. 183920. By this date the New Place estate comprised 63 acres, and had the separate
rights to St Marys or Gaynes chapel in the parish church that had existed since about
1300.

The Essex Record Office has sale catalogues surviving from the sale of the Manor of
Gaines and New Place, which took place by auction at the Mart opposite the Bank of
England on 13th August 183921. These catalogues are of interest because they describe
the whole estate and include a map of the lots for sale (see Fig. 12). The sale catalogue
itself is reproduced in Figures 13 & 14 below: it is interesting to note the description of
the house which we are told is a handsome uniform elevation with wings, but which
more importantly in archaeological terms is reported to have a basement. This basement
contains a Larder, Two Wine Vaults and very capacious Cellaring for Malt Liquors,
Wood, Coals, &c.. It is possible that this basement survives under the current building
standing on the study site.

What is also informative in this sale catalogue is the description of the moat which is
shown as an Ayott, Moat and Canal and the whole property has an excellent supply of
water, it does not appear that the moat was regarded as any kind of particularly historic
asset as it is described in a rather perfunctory way as being a water feature (with island)
well stocked with fish. It should also be noted that the farm buildings are situated quite
a distance from the house in two separate areas (see Fig. 12 overleaf, Lot 8 is in two
locations).

In 1839 New Place was sold to James Harmer, a London Alderman for 4,90022. James
Cuddon of Norwich bought the now smaller Gaynes Estate and the Lordship. High
House, Hunts Farm and West Lodge were also sold off. The Bell Inn was sold to Mr
Frederick Seabrooke, a Thurrock brewer. Seabrookes was to become a forerunner of
Charringtons brewery.

20
Wilson 1856, 98
21
ERO document reference D/DJn/E1
22
ibid

26
Fig. 12: Extract from the plan accompanying the 1839 Sale Catalogue.

27
Fig. 13: Description of the Estate of New Place in the 1839 Sale Catalogue.

28
Fig. 14: Description of the Estate of New Place in the 1839 Sale Catalogue (continued).

29
8.6 The Upminster Parish Map of 1842 (Fig. 13)

This Tithe map surveyed in 1842 shows the site almost exactly as it appears on later
Ordnance Survey maps. The spatial dimensions are almost correct. The house, carriage
drive, kink in the road, moat, canal, Clockhouse and associated estate buildings are all
clearly visible. Plots 438, 437 and 444 were owned by Thomas Harmer and occupied by
James Boyce, Plot 438 is described as New Place mansion, canal, pleasure gardens,
offices and yards. Plots 437 and 444 are described as part of park.

Fig. 15: Extract from the Upminster Parish Map of 1842 (study site in red). Reproduced by
courtesy of Havering Local Studies Library.

As shown here New Place is divided into three sections, with the western half of the
1775 house located in the boundary of present study site. The front (northern) part of the
site also includes much of the former carriage drive to the house, though probably

30
 heavily disturbed by subsequent development during 20th century. The entire western
wing that was most likely built in between 1770-75 formed a noble saloon (cf. 8.2 above).

8.7 Ordnance Survey 1st Edition 25Sheet 75-6, 1867 (Fig. 16)

The OS First Edition map from 1867 shows a very similar situation to the Tithe map. New
Place has more or less the same outline, although the north-south range of ancillary buildings
to the east of the Clockhouse has disappeared. Elsewhere gardens are clearly shown with trees
indicating orchards, and everything has more realistic proportion and setting. It seems there is
a small central extension in the rear of the house perhaps an added porch. No specific urban
development can be observed, and the land around study site is still very much open field.

Fig. 16: Extract from the First Edition 25 inch: mile OS map, published 1867.

The eastern wing of New Place was almost wholly rebuilt and enlarged c. 1867 by the-
then occupant, Captain Pelly RN23. This wing housed the servants quarters. An elegant
cedar tree, a typical landmark of Esdailes development, adorned the whole site. The
front of the house was approached from Cranham Lane (now St Marys Lane) by two
huge iron gates, one to go in and one to go out with a semi-circular carriage drive and
garden. Subsequent photographs show a substantial two-storey construction to the east
(cf. Fig 9), whereas the original description suggests a single storey to match that on the
western side of the main house.

The Essex Record Office also contains several documents including an Abstract of Title
dated 14th July 1890, in which Samuel Charles Umfreville then or late of Ingres Abbey,
Greehithe, Kent by his will left his freehold estate known as New Place, late in the
occupation of J Corrie [to his heir]. Umfreville died on 12th March 1894. Abstracts of
Title survive and other documents including two plans: a Deed of Covenant dated 8 th

23
Wilson 1880-1, 171-2; ERO, D/D JnE1

31
 May 1917 and a Conveyance dated 29th September 1909, however, neither of these plans
showed any significant new data and both were too fragile to be copied 24. There are very
similar to the plan accompanying the 1839 sale catalogue (Fig 12).

8.8 Ordnance Survey 2nd Edition 25 Sheet 75-6, 1896 (Fig. 17)

Fig. 17: Extract from the Ordnance Survey 2nd Edition 25 Sheet 75-6 1896 (study site in red).

The 1896 2nd Edition 25-inch OS shows the site in the same configuration as the previous
survey. A couple of small buildings have appeared in the garden on either side of the
canal, and to the southwest of the study site. Everything else remains more or less the
same, although the London Tilbury and Southend Railway with Upminster Station (built
in 1885) now appears further to the north of the site.

24
ERO document reference D/DSg/T290

32
8.9 Ordnance Survey New Series 25, circa 1920 (Fig. 18)

As this map shows, the site itself and immediate environs remain almost the same as on
previous maps (a couple of Boat Houses have been added on the western side of the
Moat). However, its wider surroundings have changed rapidly: the open landscape to the
north, on the opposite site of St. Marys Lane to the railway and beyond, is now
completely covered by housing estates as Upminster has developed into a commuter
town.

Fig. 18: Extract from the Ordnance Survey new series 25 circa 1920 (study site in red).

In September 1909 W P Griggs and Co. purchased New Place and its 65 acres from Capt.
S C Umfreville of Baschurch, Salop, for 10,000. The last tenant of the twelve bedroom
red brick mansion was John Wilson, former Chief Engineer of the Great Western
Railway (see Figure 8). When he died in 1922, Griggs planned for the demolition of the
house and ancillary buildings, and redevelopment of the site: there are records for
proposed new building here dating from 191725.

New Place was indeed demolished in 1924, but the following year, after much debate,
public ballots and strong opposition, Upminster Parish Council purchased the adjacent
Clockhouse. The Clockhouse is believed to be the stable block, coach house and
probably estate offices of New Place, and assumed to be more or less contemporary with
the 1775 House (although there does not appear to be a specific reference to this). The
Clockhouse is still standing today, with a fine clock of 1774 that is reputed to have come
the Admiralty Superintendents House at Woolwich Arsenal26 & 27 although apparently
within a later housing, probably 19th century.

25
ERO document reference D/DSg/T299
26
Wilson 1880-1, 172
27
Benton & Parish 1997, 46

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 The yards and land to the rear of the New Place were subsequently converted into
gardens, which are still open to the public and which, again as at Gaynes, contain some
of the same trees planted by James Esdaile. The Clockhouse was used as Council offices
from 1924-34 (and Fire Station from 1927), and thereafter as a branch of Hornchurch
Library from 1936-63. It is now a private residence.

8.10 Ordnance Survey 6-inch map, circa 1930 (Fig. 19)

As can be seen from this map, the arrangement of buildings changed following the demolition
of New Place in 1924, and the immediate area now appears to be open land. By the late 1930s
Upminster was a fully developed town and since 1934 part of Hornchurch Urban District. In
the same period the areas to the south and east of the study site were also becoming heavily
covered by estate buildings.

Fig. 19: Extract from the Ordnance Survey 6-inch, circa 1930 (study site in red).

8.11 Ordnance Survey 1:2500 Plan, 1962 (Fig. 20 overleaf)

The 1962 OS map shows that the study site is now occupied by Upminster Clinic and that a
complete redevelopment had taken place in the surrounding area to the south of St Marys
Lane. However, the land around the moat remains open as public gardens, whilst the Clock
House is still a Library. Upminster itself became a part of Greater London in 1965.

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Fig. 20: Extract from the Ordnance Survey 1:2500 Plan, 1962 (study site in red).

8.11 Ordnance Survey 1:2500 Plan, circa 1970 (Fig. 21)

By the early 1970s the building on the study site, although still a Clinic, has changed its shape
and presumably been rebuilt. It is now the single-storey structure that exists today (see Section
9 below).

Fig. 21: Extract from the Ordnance Survey 1:2500, 1970s (study site in red).

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9 THE SITE TODAY AND PROPOSED DEVELOPMENT

9.1 The site today

A site visit was made on the 24th April 2014. What follows is a description of the present-
day site in relation to the area of proposed development (Fig. 22), accompanied by
photographic illustrations. A full photographic record of the visit is held in the project
archive.

Fig. 22: Proposed development of the site (extracted from drawing no. 1182/04 Proposed
Block Plan by Form Architecture).

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 The site is currently occupied by one single storey building of mixed use (including
ROXWELL Building Contractors office), constructed most likely in the late 1960s/early
1970s and originally used as a clinic (8.11 above). The plan of the current building can
be seen on Fig 2 and (soon after construction) on Fig 21. The former clinic (Fig. 23) is
bounded by residential apartments to the east (240-42 St Marys Lane), an office building
to the west (228 St Marys Lane), St Marys Lane in the north and by Clockhouse
Gardens in the south.

Fig. 23: Current building on the site (facing S).

There is a small parking used by the employees of ROXWELL between the building and
the St Marys Lane, divided from the footpath by a low brick wall (Fig. 24).

Fig. 24: Parking between current building and St Marys Lane (facing E).

37
 The back of the property is connected with the front by narrow alley between 230 and
240-240 St Marys Lane (Fig. 25a). There is also a similar space on the opposite site of
the building between it and 228 St Marys Lane (Fig. 25b).

Fig. 25: (a) Narrow alley between 230 and 240-240 St Marys Lane (facing S); (b) narrow
space between 230 and 228 St Marys Lane (facing N).

The back of the existing building is used as a small garden area, up to the fence separating
the footpath in Clockhouse Gardens from the property (Figs. 26 a & b).

Fig. 26: (a) The garden area at the back of the property (facing E); (b) back of the building
with separating fence (facing N from Clockhouse Gardens).

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9.2 The proposed development

The proposed redevelopment of the site is to build one new apartment building with
underground parking and gardens, and with a nice view over the moat in Clockhouse
Gardens (Fig. 22 and Figs. 28-31). The plot to be redeveloped is rectangular in shape
and overall measures approximately 44m by 18m (788m2). The proposed building covers
some 21m (front to back) by 16m in plan.

The existing single storey mixed use building will be demolished prior to the building
development. The new three storey building will comprise nine living units (1 one-
bedroom and 8 two-bedroom) with basement parking. The basement itself will cover
more or less the same area as the ground floor footprint, with a gross internal floor area
of 287m2 and internal height 2.3m (finished floor level 16.55 m OD). A section through
the building front to back is illustrated in Fig. 27. The underground parking will be
accessible via a ramp from street level, on the western side of the property.

Fig. 27: Proposed section N-S. (Extracted from drawing no. 1182/08 revision A by Form Architecture).

A new garden of approximately 333m2 will be created behind the new building unit,
which will be set forward (N) of the current property and on a more appropriate line with
the existing building frontages to east and west. The whole area will also be newly
fenced. The following pictures present an artistic impression of the proposed building:

Fig. 28: Front view of the proposed building across St Marys Lane (by Form Architecture).

39
Fig. 29: Street view of the proposed building, looking approx. south (by Form Architecture).

Fig. 30: Rear view of the proposed building, looking approx. NNW (by Form Architecture).

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10 SUMMARY OF ARCHAEOLOGICAL POTENTIAL IN THE STUDY AREA

10.1 Prehistoric, Roman and Early Medieval

The GLHER showed that there was only one find spot for the earlier periods, and that it
was almost 500m away from the study site. These finds were pottery sherds from late
Iron Age/Early Roman period, and were associated with some additional animal bone.

Aside from this, there are no known archaeological finds that could belong to prehistory,
or to the Roman or Anglo-Saxon periods. Although there are some known prehistoric
(mostly Bronze Age and Iron Age) features in the broader landscape of Upminster (see
Section 7.1), this area is not one of them. It would appear that the land was not widely
utilised or settled: the possibility of remains yet to be discovered in the immediate area
seems unlikely, or even for these to have been destroyed by previous development.

For these reasons is the potential for recovering archaeological evidence of prehistoric,
Roman or early medieval date is considered low to negligible.

10.2 Medieval (1066 to c 1500)

There was once a medieval village of Upminster around the parish church. The church
itself was originally of middle Saxon date (most likely of wooden construction), however
it was rebuilt in stone sometime after the Conquest. Its west tower, built around 1200
and with a slightly later short spire, still stands.

There may have been a medieval house of New Place, which would have formed part of
the Gaynes Estate itself the oldest of the Upminster manors. However, there is no
evidence for where exactly this house stood, or if it was associated with a medieval
moated homestead that represents the origin of the present-day ornamental moat within
Clockhouse Gardens. Although possible, it is not known whether the moat is of medieval
origin or later, perhaps a garden feature &/or associated with livestock (eg., bird/duck
houses or the like, the moat forming a defence from predators). Early maps (Sections
8.3 & 8.4) do not seem to show it, but this could be caused by the rather stylized character
of the earlier map or it could simply have been overlooked.

Although there is some evidence of activity in the area, it seems unlikely that the
proposed development will unearth any significant medieval features. Certainly nothing
to support this was found during the archaeological investigation of Nos 240-42 St
Marys Lane. Therefore the potential for recovering medieval archaeological remains is
considered low.

10.3 Post-medieval

Post-medieval development in the study area includes a number of buildings that stood
in the area of the historic village (St Marys Lane and Corbets Tey Road). There were
public houses, a Post Office, prison, shops, workhouse, and other features typical of the
time. A church Rectory, some post-medieval houses and Upminster Windmill, all of
which still stand, were also built in this period and are now Listed Buildings.

As established by archaeological, historic and cartographic records (Sections 7.4.2 &

8.1) there was definitely a building standing adjacent to (& extending into) the study site
by the end of the 16th century, and identifiable in the documentary record as New Place.

41
The later and much better-known New Place was built by James Esdaile in the early
1770s, having owned the estate since 1748. Alongside the building, only a few yards to
the east, stood the stables and coach house, which still survive today as Clockhouse (also
Listed Building).

Documentary records shows that the New Place estate was held (& presumably
occupied) by the Latham family at least since 1556. It is suggested that in naming this
New Place they may have used the prefix new merely as a way to distinguish the house
from the traditional seat of the manor at Gaines Hall. Certainly there must have been a
house of some prestige standing by 1600 a capital messuage. From the 1660s there
is a reference to the gate of New Place, and by 1710 a description of the extensive
complex of 17th century buildings that made up Newplace Farm. It appears that around
1720 the principal building was demolished, but references suggest that it was rebuilt
or a new house built by 1757.

Fig. 31: The outline of the 16th/17th century house recorded in excavation (in blue), and
the post-1775 New Place (red), in relation to the proposed building on the site
(Adapted from drawing no. 1182/04 Proposed Block Plan by Form Architecture)

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 The site of the pre-1775 New Place was uncertain until 2009-10, when archaeological
investigation of 240-242 St Marys Lane (the site next door) identified part of the
frontage and probable east wing of a large brick house. This dated from the late 16th/17th
century the period when the New Place estate was held by the Latham family. The
building was situated in front of the 18th century house and its brick foundations were
recovered during the excavation, as well as a small area of cobble and tile surfacing on
the western boundary (ie., adjoining the present site) that may have formed part of a
central courtyard. Certainly the brick foundations appeared to continue to the north of
this yard area, and it is postulated that a further building range would have existed to the
west. It is likely therefore that remains will be present within the northern part of the
study area, and in the area of proposed redevelopment.

During the 2009-10 excavation the frontage of the 1775 house, a wall originally flanking
the front steps and a contemporary culvert to the east were also recorded, while the rear
of the building now lies beneath a garden to the rear of the recent redevelopment. It also
clearly continues into the present study site, unless disturbed by subsequent development
(Fig 31), and in fact the eastern site boundary is close to the centre line of the house.

For these reasons the potential for remains within the proposed redevelopment relating
both to the 16th/17th century house, and to its 1775 successor, are considered to be high.
The first of these represents the more significant feature by age, and is also still less well
understood and recorded.

11 CONCLUSIONS AND RECOMMENDATIONS

Based upon the results of this assessment, there is low to negligible potential for remains
of prehistoric, Roman or early medieval date on the site. There is also a low potential for
medieval remains, although this must be qualified by the existence of a possible medieval
moated site close to the rear of the site and therefore a chance of medieval finds.

There is a high potential for post-medieval archaeological remains, as at least since the
later 16th century the historic house of New Place occupied the adjacent site (240-42 St
Marys Lane), and almost certainly continued across the northern part of the present
study area. This was established by archaeological excavation in 2009-10.

It is also highly likely that archaeological remains/features relating to the 1770s rebuild
of New Place will have survived within the present site. It is known that the western part
of the house (possibly including a cellar) lay within this area, largely below the current
building (see Fig. 31).

Given the high probability of archaeological remains from post-medieval period, and the
particular significance of those relating to the earlier house, it is considered that further
archaeological mitigation work will be required on the site. This should take the form of
a pre-development evaluation (trial trenching) to ensure that a proper strategy is in place
for recording of remains.

However, it is also proposed that this work could take place under a condition attached
to a successful planning application. The likely nature of the remains, their potential
extent and significance, has already been established by archaeological investigation,
and as long as an adequate record is made (particularly of the earlier structures) it is not
felt that these present an obstacle to the successful redevelopment of the site.

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12 BIBLIOGRAPHY

12.1 Cartographic sources

John Chapman & Peter Andre, 1774 A Map of the County of Essex from an Actual Survey
(published 1777)

British Geological Survey, 1998 Romford. England & Wales Sheet 257. Solid & Drift
Geology, 1:50 000.

Darlington I, & Howgego J, 1964 Printed Maps of London circa 1553-1850.

London Topographical Society 1991 Publication No.144. Facsimile of the Ordnance

Surveyors Drawings of the London Area 1799-1808.

The Upminster Parish Map of 1842 (Tithe Map).

Ordnance Survey 25-inch: mile. Sheet 75-6 1st Edition, surveyed 1867-68. Reprinted
1879 & reissued 1888.

Ordnance Survey 25-inch: mile. Sheet 75-6 Second Edition 1896 (revised 1895).

Ordnance Survey 25-inch: mile. Sheet 75-6 Edition of 1920.

Ordnance Survey 6-inch: mile. Revision of 1930.

Ordnance Survey 1:2500 Plan TQ 5686 Edition of 1962.

Ordnance Survey 1:2500 Plan TQ 5686 Edition of 1970.

12.2 Written sources

AOC Archaeology Group, 2007 Roomes Stores, 51-53 Station Road, Upminster: An
Archaeological Evaluation Report.

Archaeological Solutions Ltd., 2012 Land at the Junction of St Mary's Lane and The
Chase, Cranham, Upminster, An Archaeological Evaluation.

Benton T, with Parish A, 1997 Upminster. The story of a garden suburb.

Benton T (ed.), 2000 Upminster in Living Memory.

Compass Archaeology, 2005 240-242 St Mary's Lane, Upminster, RM14: An

Archaeological Assessment.

Compass Archaeology, 2009 Summary of Results of Archaeological Evaluation at 240-

242 St Mary's Lane, Upminster, RM14 3BX, LB of Havering

Essex County Council/Passmore Edwards Museum, 1992 Thames Chase Community

Forest: Archaeological Assessment.

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 Essex County Council Field Archaeology Unit, 2010 240-242 St Mary's Lane,
Upminster, Archaeological Excavation and Monitoring.

Form Architecture, 2014 Design & Access Statement. Rev C 05/14. Proposed
Residential Development at 230 St Marys Lane, Upminster, Essex RM14 3DH

IFA, 2008 Standard and Guidance for Archaeological Desk-based Assessment.

L-P Archaeology, 2007 An Archaeological Evaluation Report for land at 184 St Mary's
Lane, Upminster.

London Borough of Havering, 2008 Core Strategy and Development Management

Policies

London Borough of Havering, 2011 Heritage Supplementary Planning Document

London Borough of Havering, 2013 Heritage and History Sub Strategy 2013-15

Morant P, 1763-8 The History and Antiquities of Essex. Vols I & II

Morris J, (ed), 1975 Domesday Book Essex.

Priestley H E, (ed) The story of Upminster, Book 1-3 (RCHM. Essex)

Victoria County History, 1978 A History of the County of Essex. Vol VII (ed. W R
Powell)

Wilson, T L, 1856 Sketches of Upminster in the County of Essex

Wilson, T L, 1880-1 History and Topography of Upminster. A New Edition

12.3 Digital sources

Greater London Historic Environment Record

LAARC website, http://www.museumoflondon.org.uk/laarc/catalogue/

http://www.upminster.com/history/places/stlaurence-church.htm

SEAX Essex Record Office

Upminster Community Web

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