SOUTH WEST HERTFORDSHIRE SECONDARY SCHOOL: EXISTING SCHOOL SITES SITE DETAILS
Site Reference and address:
St Joan of Arc Catholic School, High Street, Rickmansworth, Hertfordshire, WD3 1HG
Type/Category of school:
Secondary mixed / voluntary aided
Existing site area:
Total:
7.07ha
Playing fields:
3.26ha
Build zone:
3.81ha (including informal recreation adjoining playing fields)
Current capacity (FE):
Location within secondary planning area:
Current operating school size:
7FE
Current site capacity:
4.16FE
Difference between currently operating school size and current site capacity:
‐2.84FE
The school is located towards the centre of the Rickmansworth Secondary Planning Area
Proximity to area of deficit:
The school is located towards the centre of the Rickmansworth Secondary Planning Area which is an area of deficit, between the two largest built up areas (Croxley Green and Rickmansworth).
Ownership:
Buildings never owned by Hertfordshire CC. Tithe barn and eastern playing field formerly owned by the County Council. Transferred to school / Trustees / Governors.
Existing use/occupiers:
Educational use
Buildings:
Converted houses on the road frontage comprising a large three storey Georgian house, a small detached house, and a pair of substantial two and a half storey Victorian houses. Three storey 1950’s flat roofed brick buildings linking and to the rear of the converted houses. Three storey 1970’s/80’s block to the north and recent single and two storey buildings beyond to the rear. Converted Tithe Barn at Croxleyhall Farm.
Adjoining uses:
North: Immediately to the north is a railway line, with sidings beyond, near the school buildings and allotments and woodland further to the east, with Rickmansworth School beyond. East:
Immediately to the east is a group of buildings at Croxleyhall Farm, with farmland beyond.
South: To the south are flooded mineral workings, former watercress beds, different courses of the River Colne, the Grand Union Canal and a disused railway line used as a cycleway. Nearer to school buildings is a gas works and residential development West: To the west is High Street, with a mixture of houses and flats of various periods.
Topography:
Mainly a flat, low lying area of land near the River Colne, rising slightly at the north eastern corner.
Water courses:
The site is crossed by the River Chess and by a number of minor watercourses. The site immediately adjoins flooded mineral workings and former watercress beds, as well as different courses of the River Colne.
Vegetation:
There are mature trees adjacent to the site boundaries (except the south eastern boundary where there is a hedge) and dividing the site adjacent to the River Chess. There are also a number of mature trees on the frontage to High Street and within the building complex.
ACCESSIBILITY
Vehicular access:
Existing access from High Street
Pedestrian/cycle access:
Existing access from High Street
Public transport:
Nine bus services operate along High Street adjacent to the school. The school is approximately 0.5km from Rickmansworth Railway / Underground Station and 1.5km from Croxley Underground Station.
ENVIRONMENTAL IMPACT
Landscape and visual impact:
Central River Valleys Landscape Area – covers whole site The majority of the site forms part of the gap between Croxley Green and Rickmansworth and part of the corridor of open land adjacent to the River Colne. The buildings form part of the built up area of Rickmansworth.
Impact on residential amenities:
The site is adjoined by some residential properties to the west and so may have potential for an impact on those properties.
Ecology:
A Local Wildlife Site covers land immediately adjacent to site to the south.
Historic Buildings/conservation:
The western part of the site (whole of building area, plus school grounds / gardens to the east) is included in a conservation area. The original convent building, which was formerly a house (home of George Eliot) is listed (grade II). The Tithe Barn at the eastern end of the site next to Croxleyhall Farm is a Grade II* listed building.
Tree Preservation Orders:
TBA
Archaeology:
The site is close to a Site of Archaeological Interest which covers Rickmansworth Town Centre. The adjoining Grand Union Canal is a Hertfordshire Historic Environmental Records Site.
Noise sources:
Railway line immediately to north of site.
Flood risk:
Much of the building zone and the central part of the site are located in an area liable to flooding. The remainder of the site immediately adjoins an area liable to flooding.
Groundwater source protection
The site is located in the ‘inner zone’ of a Groundwater Source Protection Zone.
area:
Air Quality:
Railway line immediately to north of site. There are no Air Quality Management Areas near the school.
Minerals:
The school is located in the Minerals Consultation Area – Sand and Gravel Belt which covers the southern half of Hertfordshire. The Mineral Local Plan does not identify any existing or preferred areas for mineral extraction in the vicinity of the school. There are a number of flooded mineral workings in the vicinity of the site so the site may have therefore potential for mineral reserves.
Agricultural land quality:
Partly land predominantly in urban use, partly other land primarily in non‐ agricultural use. Adjoins Grade 4 (poor) quality agricultural land to the south.
Rights of way:
A public footpath crosses the site running along the length of the site from east to west.
EXISTING PLANNING
CONSTRAINTS Existing local plan site specific
Metropolitan Green Belt – covering playing fields. Buildings excluded.
designations:
Conservation Area – building area and grounds to east. Central River Valleys Landscape Area – covers whole site Housing Development Sites – covers sites to the south and west of the school. Local Wildlife Site ‐ covers land immediately to south of central part of site. Proposed Cycle Route – along High Street. Area Liable to Flooding – land to south and east of site.
Emerging local development framework site specific
There are no site specific proposals in the Core Strategy although the school is located in an area generally shown diagrammatically on the key diagram as a ‘biodiversity corridor’.
designations: SITE DEVELOPMENT POTENTIAL Expansion potential to 8FE
On site: The school currently has a site capacity of 4.16Fe but has 7FE. The site is therefore already small for the number of FE. The site is too small to accommodate an 8FE school. Off site: There is no potential to expand the school site using immediately adjoining land as the only open land adjoining the site comprises flooded mineral working and other areas of water. There is an area of farmland/grazing land to the east of Croxleyhall Farm at the eastern extremity of the site which could potentially be used to allow the expansion of the school site. However, the existing school site is already a very long narrow site and the area would be remote from the existing school buildings,
being over 600m from the school buildings. It is also crossed by a public footpath and by an overhead power line. Build zone: The existing school build zone is less than 4ha. There is limited scope for expansion of the zone bearing in mind the site constraints, including listed building (including setting), conservation area and trees. It would also reduce the already limited area of playing fields. Playing fields: The area of playing fields is already well below the area required for the existing school, let alone for an expansion to 8FE. There is no potential for expansion of the school site onto adjoining land to provide additional playing fields. As outlined previously there is an area to the east of the site which could be used to allow the expansion of the school site. However, this is not suitable for the reasons given above. Additional capacity provided: None Site area/forms of entry: 7.07ha/ 7FE (as existing) Proposed access (vehicular/pedestrian): A preliminary report on accessibility prepared by Stomor Civil Engineering Consultants notes that the vast majority of pupils appear to travel to school by bus, cycle or on foot. The existing school use does not appear to cause any significant problems with congestion, although there is very little space within the road network for additional vehicles associated with expansion of the school. The report concludes that as the current proportion of pupils travelling to school by car appears to be low, expansion of the school may be possible on the basis provided that the additional pupils attending the school are from areas within walking distance of the school or are in areas served by bus routes with capacity for additional pupils and there is additional parking provided on site for staff and visitors. There does not appear to be any scope for highway improvements in the vicinity of the site which would improve traffic flow and drop off arrangements associated with the school. CONCLUSIONS
Advantages: •
Existing school site with educational use
•
School is currently located between the two main urban areas in the secondary planning area, towards the centre of the area, it is therefore in a good location to serve needs within the area
•
The school is well placed to maximise access by sustainable modes of transport
•
Existing access could be utilised (subject to capacity analysis)
Disadvantages: •
The site is currently too small to accommodate an expansion to 8FE and cannot be expanded using adjoining land. There is open land near the site but this is not suitable.
•
The site is an awkward, linear shape with irregular boundaries.
•
Green Belt designation requires very special circumstances for any additional buildings.
•
The site is also subject to a number of other significant constraints – listed building, conservation area, land liable to flooding, which
would make expansion of the build zone difficult.
SUMMARY/RECOMMENDATION The existing school site is currently too small to allow expansion of the school to 8FE. There is no open land immediately adjoining the school site which could allow the site to be extended. There is no suitable land nearby which would allow expansion. The building area is constrained by listed building, conservation are and land liable to flooding designations which would make expansion difficult. It would also reduce the already limited area of playing fields. The site is subject to significant planning policy constraint (Green Belt) which would require very special circumstances and the impact of and proposals on the Green Belt need to be minimised. In the light of these findings it is recommended that the potential for expansion not be progressed further.
DICKINSON SQUARE
THE GRE EN
SITE BOUNDARY
IVE WIND MIL
L DR
EN GRE
y Bd ard & W CR
WD IND RIVMILL E
DICKINSON SQUARE
THE
CHESS VALE RISE
ED
CO RP THO OA D RNE
CHESS VALE RISE
(7.07ha 17.46ac)
dy Ward B
RD WATFO
WAT FOR
UPLANDS
ROAD
R CR C
D RO AD
HARVEY ROAD
IVE
MA TE BA
LANE INTS ALL SA
DR DMILL
WIN
NR D OA
CR CR y d Bd War
E
ILL
SCOTS
L HIL
EH TSS LO O SCC
S OT SC MILL LAN
E CLOS AGE COTT
Un d d Un
C
D AN KL AN FR
CK RO LAV
RK PA
H
AD RO R
E OS CL
AR VE Y
R
O
AD
KL A
N
D
LANE
AN
E OS
FR
CL
RK PA
AD RO
OCK LAVR
ED
LANE
rd Bdy & Wa CR
NT ADRA
THE QU
PARK
ROAD
CF CF
SB
EAN RAV LAN CA
CR ED &
Ward
Bdy
CF
CF Und
HIGH STREET
CR ED &
Ward Bdy
THE CLOISTERS
CF
© Vincent & Gorbing Limited Und
FB CR CR
CW
WH AR F
PROJECT TITLE
South West Herts Secondary School Site search
CW
LA NE
HIGH STREET
ER LT SA SC LO SE
TALBOT ROAD
DRAWING TITLE
TALBOT ROAD
St Joan of Arc RC: Site identification plan NORFOLK
ROAD
WATERS DRIVE
BURY LANE
SCALE
CHUR
CH ST REET SKIDMORE
WAY
DATE
CHECKED
MAY 2010
1:5000
DRAWN
HP
DATE
PROJECT No.
4806 RIVERSIDE
This map is based upon Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Hertfordshire County Council 100019606 JUNE 2010 DRIVE
R LANE MOO
0
100 metres
200
490
CHARTERED ARCHITECTS AND TOWN PLANNERS STERLING COURT NORTON ROAD STEVENAGE HERTS TELEPHONE: 01438 316331 FAX:01438 722035
