Woodins (Hayes)
Introduction
Woodins, Church Road
Now hemmed in with modern housing, this delightful grade II listed thatched house lies in Church Road near the junction with Ash Road. According to the English Heritage lister's report, it is a 17th century or earlier timber framed building with modern restorations and additions.
The house has only been called so for about the last hundred years. Originally it was called "Hayes" (from 'haia', an Old English word for enclosure) and it was the centre of a small compact farm of 26 acres, extending over the modern roads of Old Downs and Larksfield (western part), as well as most of Church Road beyond Gresham Avenue.
The Farm
Woodins Farm in 1844
The Early owners
A list of tax payers in 1379/80 mentions a Robert atte Hay, who can be presumed to be the earliest known occupier of Woodins (he is probably mentioned in the 1373 tax roll, but if so, his surname is misspelled as 'Hacche').
John Cotyer, who died in 1452 was by then the owner. In his will he leaves Hayes to his wife Christine for 16 years, and after that by a settlement created by the will. It was first of all to go to his son Thomas, but if Thomas died childless, then it would descend to his other son William. If William died childless then the farm was to be sold and the money given to charity. His will also left 40d for repairs to the Church; and he also stipulated he was to be buried on the south side of the Church (medieval people believed it was unlucky to be buried on the north side of the Church where the Church cast its shadow).
Thomas Cotyer is mentioned in a 1449 court case when the Prior of Rochester Priory sued him for an alleged debt of £40. He was married to Rose, heiress daughter of another Hartley landowner, John Paris. John's will of 1451 created a settlement whereby he left all his unnamed lands in Hartley to Rose, and after Rose to her two daughters. If they died childless then the land was to be sold for charity.
Thomas Cotyer died in 1473. In his will he left his land in Hartley to Rose, his wife. The descent of the farm is a little uncertain after her. It was sold in 1495 to John Sedley of Southfleet, a senior government official as Auditor of the Exchequer. The surviving information doesn't name the seller, but Mr Sedley felt it prudent to get the descendants of John Cotyer's executors from 1452 to sign a form releasing any interest they had in the property.
It seems Mr Sedley did not retain Woodins for long. In 1530 William Smith of Fawkham left land in Hartley to Richard Overy, the son of John Overy. This would appear to be Woodins, as in his will of 1555 John Overy said he had bought a field next to Woodins from his son Richard. The Overys were major landowners; at one time they owned Woodins, Blue House Farm, Fairby and Forge Cottage. Woodins then passed through three generations of the Overys until the Overy family estate was divided between brothers John and Richard in 1604 (in this deed Platt Field is called Morrells Croft, and Hays Field is called Poores Croft).
The Time of the Vicars
Richard Overy and Parnell his wife sold it in 1617 to Richard and Jane Barham. At this time Woodins consisted of a house, a barn, an orchard, 16 acres of arable land, 8 acres of pasture and acres of wood. From Richard it probably descended to his daughter Frances (1608-1641) and her husband Reverend Edward Simson or Simpson (1578-1651, see picture), Rector of Barham in Kent and a noted religious author in his day.
Edward Simson (1578-1651)
Edward and Frances Simson had a daughter in 1635 named Jane. She married an-other clergyman Ezerell Tonge (1621-1680) in 1649. The farm would have either come to them on Edward's death or possibly as part of a marriage settlement. Ezerell Tonge led a very full life, he lost his church, St Mary Staining in the Great Fire of London, and then was chaplain to the British garrison at Tangier. He is best known for being an ally of Titus Oates, who concocted the "Popish Plot" in 1678, although historians today believe he was duped by Oates too.
The Tonges didn't hold onto it for long, for they sold Woodins in 1656 to yet another clergyman, this time George Eves, the Rector of Hartley.
George left the farm to his son Geoffrey in 1667, his will also included bequests of 10/- to the poor of Hartley, and he also remembered the poor of his native Croydon. Rev Eves also owned land at Southfleet, East Kent and Hertfordshire. He did not live at Woodins, rather leasing it to one Leonard Carrier. Mr Carrier augmented his landholding by leasing another 60 acres of land in Fawkham and Hartley from the Walter family (this included the future sites of Old Downs House and Downs Valley).
Geoffrey Eves sold the Hartley and Southfleet lands in 1706 to Richard Taylor (1655 - 1712), it will come as no surprise to readers that he too was a clergyman, the vicar of Darenth. He was succeeded by his son John Taylor (1691 - 1758), also vicar of Darenth but in addition rector of Fawkham. In his will John left Woodins to his eldest daughter Jane, he mentions that as well as the house there was a barn and stable too. At some point her brother Finch Taylor (1728 - 1771) became the owner. He left his estate at Hartley, Darenth, Stone and Sutton at Hone to his cousins Judith Searle and John Page. By 1782 John Page had bought out Judith as owner of Woodins. He died in 1800, leaving the farm in his will to his son James.
The Taylors and Pages also let out the farm; from at least 1744 the Best family of Middle Farm were the tenants. In 1790 the tenancy was vacant but two years later Thomas (d 1801) and Ann Wilson (1764 - 1854) with their 4 children had taken up residence. It appears that Ann later married William Woodin (1774 - 1858). The Woodins were an old Hartley family, his father and grandfather had lived for many years at Goldsmiths Cottage at Hartley Bottom. It is of course William Woodin that the house is named after, a fairly common practice to name a house after its owner; Rev Bancks tells us that the road at this point was called "Woodins Corner" too.
The Farm's Last Years
In April 1853 William and Ann were in their eighties, and they lived with Ann's son William (1800 - 1875), and William's neice Hariett Partridge (b1815). The farm em-ployed one other person and the annual rent was £25. At that time they were subjected to a three hour ordeal at the hands of robbers, who seemed to be very well informed about the household as this newspaper report sets out.
"About three weeks before a lone farm house in the parish of Hartley was robbed. The inmates consisted of an old lady and gentleman, very helpless, a son about fifty, and a niece. The son had been tending a sick cow till twelve o'clock, and was scarcely in bed, when the door was tried by some parties, and on the son looking out a stone was thrown at him, which he avoided. He went down stairs and told them if they came in at the window as they were attempting, he would knock them down. They then burst the door in bodily, and he escaped up stairs. Four men then entered the house with blackened faces, burst the stairfoot door open, and proceeded to the old man's room, armed with a gun and two hatches. They threatened to dash the old man's brains out if he did not tell them where his money was. He would not. They then put the candle under the bed and threatened to burn him and his house. Still he would not tell them. The niece fearing for the safety of the old couple, came to their room and gave them a purse. They then told them they kept two purses, and demanded the other. This she was obliged to give up, the two purses containing £12. After ransacking every drawer, they returned down stairs and regaled themselves plentifully, leaving the house between three and four, taking with them some hams; and although an experienced officer is convinced there were seven in the gang, no clue has yet been obtained by which any of them may be detected." (Canterbury Journal 14 May 1853)
This was not the first burglary at the property. In 1801 William Wells was sentenced to 12 months in the house of correction for breaking in and stealing bread and pork from Ann's father Thomas (Canterbury Journal 4.8.1801).
Ann's son William Wilson inherited the tenancy in 1858. At the end of the last century the tenant was Charles Taylor, who was a shepherd, and indeed the house was often also called "Shepherd's Cottage".
James Page died in 1853 and his executors sold the farm for £1,350 to James Thomas Smith of Sun Cottages, New Cross. At the time the farm was nearly all arable, with just 1½ acres of meadow. This was his first purchase in Hartley but by no means his last. When he sold his lands to James Timmins Chance in 1899, he owned Fairby, Blue House Farm (Mintmakers), Middle Farm, Stocks Farm and other land as well as Woodins.
Modern Times
Woodins itself and most of the land was bought by Payne Trapps & Co on 1 November 1905. They sold off the land in parcels, slightly worryingly the house is bi-sected by two plots! Their purchase almost marks the end of Woodins as a working farm, however such of the land as was then undeveloped (no longer part of Woodins) enjoyed a brief Indian Summer in the 1940s, when the land was ploughed up to boost food production.
The buyer in 1912 was Thomas Scarman (1854 - 1925), a publican from Hanwell in Middlesex. His son Arthur William Scarman sold Woodins in 1946 to the tenant Rose Weller. She sold it in 1953 for £2,750; in 2016 the same cottage is on the market for £650,000!
One field name has been preserved in modern Hartley - Wellfield, although in fact the field of that name only just reached the back gardens of some of the houses on the south side of Wellfield Road.
Documents
Description of lands of Fawkham Manor, 1541 (CKS U947/E1)
This document, held by the Centre for Kentish Studies, at Maidstone, lists the extensive landholdings of the manor of Fawkham in 1541. In their later history "Dunechis" would become Hays Field and become part of Woodins, Elyden would become part of the Hartley Cottage holding, while the other 3 fields became part of Fairby. It appears that Elynden and Dunechis were sold to the Overy family who added them to the abovementioned holdings, that they were already the owners of.
The deed describes each field by reference to what it bordered on each side. Because of this we know that the later Platt Field (where Old Downs Road is today) was once called Morrell's Croft.
The bounds of all the land pertaining to the one half of the manor of Facham made and bounded by the knowledge of Thomas Walter of Facham aforesaid. The 28th day of April in the 33rd year of King Henry the 8th (1541).
Lands Lying in Facham
First in the field lying next the parsonage of Facham, called The Parsonage Down, abutting upon the said parsonage south; to the king's highway leading from Kyngesdoun unto Dartford east; and to the land of the other half of the said manor north; and containing by estimation - 20 acres.
Item: one field called Little Melfeld, abutting upon the said lordship on the other part south, and containing by estimation - 30 acres.
Item: in one field called Bartlonds abutting upon the one part of the said lordship east; and to the lands of Penys south; and to the king's highway from Vagam to Horton Kyrby and to the lands of William Sydley squire north; and to the lands of Gylbert Myller west, and containing by estimation - 20 acres.
Item: in a field called Pirfeld abutting upon the land of William Sydley squire west; to the lands of Pynden and to the lands of Gilbert Miller north; and to the lands of the part of the said lordship [......] containing by estimation - 34 acres.
Item: in one field called The Oldown abutting upon the king's highway leading from Vacham unto Dartford west; and to the lands of the lord of Longfeld north; and to the king's highway leading from Hartley unto Facham south and east; and containing by estimation - 30 acres.
Item: in one field called Colverdown abutting upon the king's highway leading from Vacham to Hartly north; to a part of the lands of the lord of Facham south; and from the king's highway leading from Kyngisdown unto Dartford east and west; and containing by estimation - 16 acres.
Item: in one garden called Courte Garden abutting upon the king's highway leading from Kynesdown to Dartford west and south; and containing by estimation 2 acres.
Item: in one other garden abutting upon the said highway leading from Kyngesdown to Dartford south and east; and to a part of the lordship of Facham north and containing by estimation - 3 acres.
Item: in one croft called Sole Croft, abutting upon the lands of the lord of Facham north; to the lands of Thomas Walter east and south; and to the lands of Richard Sudrey west and containing by estimation - 2 acres.
Item: in one wood called Wacham Woode abutting upon the lands of Thomas Fane called South Groveland east; to [....................] of Thomas Walter south and north; and to a part of a wood of the lordship of Vacham south; and to the king's highway leading from Asshe unto Vacham west; and containing by estimation - 36 acres.
Item: in a field called Newfelde abutting upon one part of the lands of the lordship of Vacham south; to the lands of Thomas Walter south and west; to the lands of Thomas Kettell west; and to the king's highway leading from Assh to Vacham north; and containing by estimation - 10 acres.
Item: a croft called Haywards abutting upon the land of Thomas Walter north; to the land of the lordship of Vacham and to the said Thomas Walter west; to the king's highway leading from Dartford to Assh east; and to the king' highway leading from Kyngisdown to Dartford west and to the land of Symson Daw north; and containing by estimation - 38 acres.
Item: in one croft called Hege Dale abutting upon the kings' highway leading from Dartford to Kynggisdown east; and to the lands of master Baram south; and containing by estimation - 16 acres.
Old Facham
Item: in one field called Wullysland abutting upon a certain ? common called Lyttell Playn west; to the lands of Thomas Walter and to the lands of the lordship north; and to the lands of the said Thomas Walter south; and containing by estimation - 8 acres.
Seynt Margretts
Item: in one field called Trowsland abutting upon the king's highway called Grenestrete north; to the lands of the heirs of Nicholas Stadam east; to the land called Great Havercomb south; and to the land called Pryor Havercomb west; and containing by estimation - 7 acres.
Dartford
Item: in Hill Mede abutting upon the land of Richard Ryve and Christopher Draper by the right of their wives north and west; to the lands of our sovereign lord the king and to the pasture of the heirs of Sir John Wylsher knight called Bigpole east and south; and containing by estimation - 1 acre.
Horton
Item: in Manmede abutting upon the lands of the lordship of Horton west and east; and to the lands of John Braun gentleman north; and to the lands of the Chantry south; and containing by estimation - 1 acre and 1 yard.
Farnyngham
Item: in one field with a grove called Garlands abutting upon the king's highway leading from Kyngesdown to Horton east; to the king's highway leading from Assh to Farnyngham south; and to the lands of the Nicholas Sybyll west; and to the king's highway leading from Farningham ? to Facham north..... containing 20 acres.
Grene Strete
Item: in one field called Great Herland lying at Grenestret in the parish of Stone; to the lands late Roger Saund west; to the lands of Henry Fryth north; to the lands of Thomas Myller south; and to the lands of Richard Lane of Southflete east; and containing by estimation - 30 acres, whereof every lord hath the one half that is to say every one of them 15 acres.
Item: in one croft called Grenestret called........... abutting upon the lands of the heirs of John Pechy knight east and north; to the lands of Lanelet Baker west and south; and containing by estimation - 2 acres and a half.
Seynt Margrets
Item: in one field called Laylands lying in the parish of Seynt Margaretts to the lands late of John Pulter east and west; to the lands of the lordship of Horton south and to the lands of John Scudder of Grenestret north and containing by estimation - 7 acres.
Stone Mershe
Item: 2 acres of marsh lying in 2 parts of Stonemarsshe, whereof the acre and the half lyeth in the west part of Stonemersh abutting upon the land ditch? of the Deanery of Rochester west; and to the lands of the heirs of Sir John Wylshir knight south; to the lands of the heirs of Henry Wyat knight east; and to the lands of [.................] 2 acres.
Hartely
Item: in a field called Hartley Holt abutting upon the land of the parsonage of Hartly north and east [..................................] and containing by estimation - 4 acres.
Item: in a field called Westfield abutting upon the lands of the parsonage of Hartley north; to the king's highway leading from Hartley to Dartford east; to the lands of John Overey south; to the king's highway leading from the highway leading from Hartly to Facham west and containing by estimation - 19 acres.
Item: in a field called Dunechis abutting upon the land of John Overey north; to the king's highway leading from Dartford to Hartley east; to the lands of the heirs of Peter Cotyer south; and to the king's highway leading from Dartford to Asshe west; and containing by estimation - 5 acres.
Item: in a field called Elynden abutting upon the lands of Thomas Walter and to the lands of John Overey east; to the lands of the said Thomas Walter south; and to the king's highway leading from Hartley to Facham north; and containing by estimation - 5 acres.
Item: a parcel of woodland called Babyell Wodde, containing by estimation 3 acres, and it lyeth in Seynt Margarets unto the lands of William Sedeley esquire against the south; and to the lands of William Pulter against the west and north - 3 acres.
Item: 2 parcels of land called Reddelevett and Whytelands containing by estimation 14 acres lying in Fawkeham, that is to say to the lands late Thomas Kytyll against the east and south; to the lands of Thomas Walter against the west - (14 acres)
Item: a parcel of land called Johanne Porys Croft, containing by estimation 1 acres (sic) and a half in Fawkham unto the lands of Thomas Walter against the north; to the lands of Thomas Ketyll against the south; and to the highway leading from Farnyngham to Fawkham against the west [.............]
Deed of Partition between Richard and John Overy 29 September 1604
The Overys were major landowners in 16th and 17th century Hartley. In 1604 Richard Overy and John Overy, who had inherited the estate from their father Abraham Overy, decided to divide the farms between themselves. John Overy received Fairby and St Peters (later called Blue House Farm, then Mintmakers, Church Road), while his brother Richard Overy received Hayes (now called Woodins, Church Road), Forge Cottage Ash Road and a block of land in later Northfield which eventually became part of New House Farm. The deeds were signed in strict duplicate, the copy that survives is the one signed by Richard, thus it must have come from the title deeds to Fairby.
This indenture made the six and twentieth day of September in the year of the reign of our sovereign lord James by the grace of God of England, Scotland, France and Ireland king, defender of the faith etc. viz. of England, France and Ireland the second, and of Scotland the eight and thirtieth. Between John Overy of Hartly in the county of Kent, yeoman, one of the sons of Abraham Overy late of Hartly aforesaid, deceased, of the one part. And Richard Overy of Hartly aforesaid, yeoman, one other of the sons of the said Abraham Overy, of the other part. Witnesseth that whereas John Overy, late of Hartly deceased, the great-grandfather of the said John and Richard Overy, being seized in his demesne as of fee of and in four messuages or tenements, four gardens, four orchards and 186 acres of arable lands, pasture and wood more or less with the appurtenances in Hartly aforesaid, by his will and testament in writing bearing date the 16th day of July in the year of our Lord 1555 (amongst other things) did devise the said messuages, lands and tenements with the appurtenances unto Richard Overy his son for life and the reversion or remainder thereof after his death to the said Abraham his son, and to the heirs males of his body lawfully begotten. Which Abraham being seized of the premises by force of the said gift and having issue male of his body lawfully begotten, the said John Overy and Richard Overy, parties to these presents, thereof afterwards died seized. After whose death the same John and Richard Overy his sons entered into the premises and occupied the same together in common and undivided until now of late time, when by their mutual consent and agreement with the advice and assistance of their friends, a perfect partition and division, according to the laws of this realm was had and made betwixt them of the said messuages, lands and tenements with the appurtenances. And that in manner and form following: that is to say.
That the said John Overy, one of the parties to these presents, should have hold and enjoy to him and his heirs forever in severality of and in full satisfaction of his part, purpart or moiety. All and singular the messuages or tenements, houses, buildings, yards, gardens, orchards, lands, tenements and parcels of ground, with the appurtenances (parcel of the premises) hereafter immediately expressed, that is to say. All that messuage or tenement called Farbyes with the appurtenances in Hartly aforesaid, and all houses, buildings, barns, stables, yards, gardens, orchards, thereunto belonging and those parcels of ground ensuing, namely Greate Nutfeild, Little Nutfeild, Plotfeild and Plotfield Spring, lying on the west side of the highway leading from Ashe to Dartford, and containing in them by estimation 34 acres more or less, Harries Hawe containing 7 acres more or less, the two Parrys Crofts and Ballocks Land containing together by estimation 14 acres more or less. And also one other messuage, tenement or cottage with the appurtenances called St Peter and 2½ acres of ground more or less thereunto belonging, now or late in the occupation of John Comfort, with these parcels also of ground following, viz. Yewfeild, containing 6 acres more or less, Care Hill containing 13 acres more or less, Basedeane containing 4 acres more or less, and Greate Huttocks and Little Huttock with the springs thereunto adjoining containing together by estimation 10 acres more or less. Into which premises last rented, assigned and allotted to the said John Overy for his part purpart or moiety, he the same John hath entered and is now seized thereof in severality according to the said partition.
And that the said Richard Overy the other party to these presents should have, hold and enjoy to him and his heirs forever in seveality for and in full satisfaction of his part, purpart or moiety. All and singular the messuages or tenements, houses, buildings, yards, gardens, orchards, lands, tenements and parcels of ground with the appurtenances (residue of the premises first before recited) hereafter immediately expressed, that is to say. All that messuage or tenement called Hayes House (Woodins) with the appurtenances in Hartly aforesaid, and all houses, buildings, barns, stables, yards, gardens and orchards thereto belonging. And those parcels of ground ensuing, namely Welfeild containing 10 acres more or less, a little croft adjoining to the east side of the said messuage called Hayes containing 3 acres more or less. Poores Croft containing 5 acres more or less, Morrells Croft containing also 5 acres more or less. And also one other messuage, tenement or cottage called The Smyth's Forge (Forge Cottage) with the houses, buildings, yards and garden together with 12 acres of ground more or less thereunto belonging, now in the occupation of John Warren or his assignees. And threescore acres of ground more or less, lying together in several parcels to a green against the said messuage called the Smyth's Forge towards the east, to the highway leading from Ash to Dartford towards the west, to the lands of William Sedley esquire towards the north, and to the lands of Thomas Launce and of John Walter gent. towards the south. Into which premises last recited, assigned and allotted to the said Richard Overy for his part, purpart or moiety, he the same Richard hath entered and is thereof now seized in severality according to the said partition.
Now for the better corroboration and confirmation of the said partition and division made, assented unto and agreed in manner and form aforesaid. It is covenanted, granted and agreed by and betwixt the said parties to these presents and either of them severally doth covenant, grant and agree of himself and his heirs to and whichever of them and his heirs severally by these presents to stand to and agree to the said partition and division. And that either of them the said parties to these presents and his heirs and assigns shall or may without the loss, trouble or interruption after by the other of them the said parties (his heirs or assigns) have hold and quietly enjoy the said messuages, lands, tenements and parcels of ground to him assigned and allotted for his part, purpart or moiety as is aforesaid. And that also acquired and discharged or sufficiently saved harmless of and from all incumbrances whatsoever had or committed by the other of them the said parties. And further the said Richard Overy, party to these presents, doth of him an his heirs remise, release, and quitclaim by these presents unto the said John Overy the other party to these presents, being now in full and peaceable possession and seizin of the premises to him assigned and allotted as is aforesaid, and to his heirs and assigns forever. All the right, title and interest and demand which he the said Richard now hath or late had or hereafter may have or claim of, in or to the said messuages, lands, tenements and parcels of ground with the appurtenances to him the said John Overy assigned and allotted for his part, purpart or moiety, by force of the said partition or of these presents or by any other ways or means whatsoever. And in like manner the same John Overy, party to these presents doth further for him and his heirs remise, release and quitclaim by these presents unto the said Richard Overy his brother being now also in full and peaceable possession and seizin of the premises to him the said Richard assigned and allotted as is aforesaid and to his heirs and assigns forever. All the right, title, estate, interest and demand which he the said John Overy may have or late had or hereafter may have or claim of, in or to the said messuages, lands, tenements and parcels of ground with the appurtenances to him the said Richard Overy assigned and allotted for his part, purpart or moiety by force of the said partition or of these presents or by any other ways or means whatsoever. And lastly it is covenanted and agreed by and betwixt the said parties to these presents and either of them severally for him and his heirs doth covenant, grant and agree to and with the other of them, his heirs and assigns by these presents, that either of them the said parties and his heirs shall yearly during the life of Dorothy Comfort, his mother, pay or cause to be paid to her the same Dorothy or her assigns, the son of 40s of lawful money of England for and in lieu and discharge of one annuity or rentcharge of £4 granted out of the premises or some part thereof to the said Dorothy during her life by the said Abraham Overy her late husband and that at such days and times and in such manner and form as the same annuity is payable by force of the said grant. In witness whereof the parties aforesaid have to these presents interchangeably put their hands and seals the day and year first above written.
(S) Richard Overy