Waveney Local Plan

Oakes Farm, Beccles Road, Carlton Colville

081 Oakes FarmView the site boundary by using our interactive online map.

2.115 Oakes Farm (30.23 hectares) is a large area of arable farmland stretching from the western boundary of Carlton Colville along the southern edge of the A146.

2.116 The site was originally allocated for sports and leisure development in the Site Specific Allocations Development Plan Document. The site provides an excellent opportunity to provide a comprehensive sports development to meet needs of the existing population and the growing population as identified in the Playing Pitch Assessment (2014).

2.117 Progress has been made on bringing the site forward and a masterplan is being prepared. The development is expected to provide the following facilities:

  • Phase 1
 
  • Phase 2
 
  • Phase 3
  • Full sized 3G football pitch
  • A compact athletics facility
  • Four floodlit tennis courts/netball courts
  • grass youth football pitches
  • grass mini soccer pitches
  • Changing facilities (500sqm)
  • Access road and car park for 50 vehicles
 
  • 400m grass athletics track
  • 3 youth football pitches
  • 4 mini soccer pitches
  • Car park extension for 30 vehicles
 
  • 3 youth football pitches
  • 4 mini soccer pitches
  • Tarmac perimeter track
  • Car park extension for 20 vehicles


2.118 The above sports element of the site will be accommodated on approximately 20.75 hectares on the southern part of the site. An area of land needs to be reserved for any future road scheme to bypass the Barnby bends.

2.119 To enable the delivery of the sports facilities referred to above, 6.23 hectares of the site is made available for enabling development. This development will release the 20.75 hectares for the sports development and provide a financial contribution towards the delivery of the sports facilities. Enabling development should relate well to the sports development to the south and could comprise leisure and commercial uses, tourist uses or a limited amount of residential development necessary to deliver the sports development.

2.120 There is a small area of Ancient Woodland on the site (Carlton Grove) which is a County Wildlife Site. This area should be maintained and enhanced and any planning applications for development will require ecological surveys.

2.121 The site has a high potential for archaeology and any planning application must be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts. 

Policy WLP2.18 - Oakes Farm, Beccles Road, Carlton Colville

Land at Oakes Farm, Beccles Road, Carlton Colville (30.23 hectares) as identified on the Policies Map is allocated for sports and leisure uses.

The site should deliver at least 20.75 hectares of sports pitches, tennis/netball courts, a 3G pitch, athletics facilities and other sports facilities together with changing facilities and car parking.

6.23 hectares of the site fronting on to Beccles Road is to be developed for complementary commercial development to enable the delivery of the sports development. As part of any mixed-use scheme a limited amount of residential development may also be permitted on this land in order to deliver the sports development.

The site should be developed in accordance with the following site specific criteria:

  • Existing rights of way should be retained.
  • A cycle route should be provided from Wood Lane to Chapel Road.
  • The route of any future Barnby Bypass should be protected.
  • The County Wildlife Site, hedgerows, ditches and trees should be conserved and enhanced through development.
  • Any floodlighting should be low impact.
  • Pitches and other sports facilities should be located in order to minimise amenity impact on neighbouring properties.
  • A landscaping scheme should be prepared to integrate the site within the landscape.
  • An ecological assessment undertaken by a suitably qualified person will be required as part of any planning application.
  • Any planning application is to be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.