Consultation Outcomes

Q1 planning application formally approved – read more here.

Firstly, we would like to thank everyone who took part in the consultation process for Q1. More than 400 people provided responses to the consultation questionnaire or sent us their views by email. We have carefully reviewed all of the feedback received and can now provide an update on the results and next steps.

We have now submitted our ‘hybrid’ planning application for Q1 to Boston Borough Council. Hybrid means that some of the plans have been submitted in detail (such as the new Community Stadium and the access points), and others in ‘outline’ form (such as the design of the residential areas, foodstore and leisure units). This means that should our hybrid planning application be granted permission, we will run another public consultation on the detailed plans for the elements currently in ‘outline’ form at a later date.

The feedback we received for this first stage helped us to prioritise the key issues we needed to consider when developing the hybrid application. This feedback will also help us to develop the detailed plans at the next stage. All feedback has been  included in a Statement of Community Consultation, which has beensubmitted to the Council.

Click here to see an overview of the questionnaire results.

You can read the questions and comments raised at the BUFC Supporters Community Stadium Consultation Workshop, along with our responses here: Supporters Stadium Consultation Workshop Q&A.

Below are the main themes of the comments you provided during the consultation period, either via the questionnaire or by email. Click on each theme to see the feedback received, our response and what’s happens next.

You can read about changes made to the proposal as a result of the feedback by clicking here.

Traffic and transport

You said... We say... What's happening...

Traffic is a concern, specifically what impact Q1 might have on the roads.

We fully recognise traffic is an area of concern for Boston residents.

Modelling work is being carried out in conjunction with Lincolnshire County Council to identify the potential impact of Q1 on local junctions and ‘pressure points’, and to help design the road that will run through the development. The modelling work will take into account recent road improvements that have already been put in place in the town.

However, this work is taking a little longer than expected and we do not yet have the data to identify what the impacts will be and what mitigation works will be needed around Q1.

Once the modelling work is complete (likely to be March), we will produce a Transport Assessment to consider the impacts of Q1 and identify any mitigation/improvement works needed to minimise effects on traffic flows. This will be submitted with our planning application.

You said... We say... What's happening...

Q1 will need to be served by public transport.

We agree that public transport will play an important role in ensuring Q1 is a sustainable development.

We will engage with local public transport operators to explore what level of uptake is needed to maintain a new local bus service.

Then, we will include this within a Transport Plan that will be submitted with the planning application outlining our proposals for integrating public transport into the scheme.

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What about traffic on Tytton Lane East?

A number of respondents are concerned about traffic on Tytton Lane East and asked whether this would change as a result of Q1.

By building the new road through Q1, it is anticipated that traffic flows in and around Boston will improve, including on Tytton Lane East. Drivers will have an alternative route for reaching the west of the town – through Q1 – and therefore traffic on Tytton Lane East could reduce.

We agree with a number of respondents who said that physical measures such as traffic calming or road closure measures on Tytton Lane East could help improve matters. We think that these could be put in place if sufficient numbers of residents are in agreement, and we are happy to facilitate discussions with Lincolnshire County Council who would be responsible for this.

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Road safety is a priority.

We agree that Q1 needs to be planned with local road safety in mind.

Speed limits may be reduced on the A16 and London Road around Q1, and this will be considered in the Traffic Assessment we will produce, although will ultimately be the decision of Lincolnshire County Council This will also consider bus and cycle routes.  The new distributor road through Q1 will be designed to limit traffic speeds.  A network of footpaths will also be provided throughout Q1 with appropriate crossings incorporated.

You said... We say... What's happening...

Will the new distributor road really help solve traffic issues?

The road running through Q1 will contribute to a long-term solution, but it is just the start.

The new distributor road, at this stage, is primarily provided to service the Q1 development, but may contribute to a longer-term solution for some of the traffic flow issues in and around Boston. It will be the first part of a new road that could help distribute traffic flows around the town; and is not a bypass to enable drivers to avoid the town.  The delivery of a series of distributor roads is consistent with Lincolnshire County Councils transport strategy for Boston.

Whilst the first part of the distributor road would be delivered with the development of Q1,  a collaborative approach is needed to deliver the further roads, to join the A16 with the A52/ Boardsides. This will need support from Chestnut Homes, Lincolnshire County Council, Boston Borough Council and members of the public.

It should also be noted that the traffic modelling work being carried out at the moment considers Q1 in isolation, so if for any reason Q2 does not go ahead, the road through the development will still function properly on its own, even if not part of a distributor road.

New Community Stadium

You said... We say... What's happening...

Why has the proposed stadium location been chosen?

There are lots of benefits associated with the proposed stadium location.

Our planning application will detail why we selected the proposed site for the new community stadium.

We believe that there are no more suitable alternative sites in the town centre. The site has access to the A16; is relatively removed from main residential areas; and it will provide a new gateway into the town.

The layout of the stadium site has been designed to protect the amenity of nearby homes as much as possible.

A number of respondents suggested the Princess Royal Sports Arena could be used by the Football Club, however adaptation of this site to football standards is not feasible. Ownership issues also make this option unviable

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Enough car parking must be provided to ensure people don’t park on neighbouring streets.

We are keen to provide sufficient parking spaces to avoid parking on nearby streets, and that match day parking restrictions are put in place where necessary.

We want to provide a large number of car parking spaces at the Community Stadium, thereby enabling the facility to operate safely and efficiently and avoid parking on adjacent streets.

We are in discussions with the County Council and the police on how parking can be managed on match days and for events, including/potentially using parking restrictions on neighbouring streets.

Parking provision at the stadium will be agreed with the County and Borough Councils and will be based on average match day attendance. However, parking measures will also take into account the amount needed if the stadium was being used at capacity.

An Event Management Plan will be produced and submitted with the planning application to detail this (see below).

You said... We say... What's happening...

Traffic will need to be controlled on match days.

We agree, and will develop a plan to manage match day and event traffic.

The new community stadium will be managed through a stadium Event Management Plan, which will be drawn up in conjunction with the club’s Safety Advisory Group, the County Council and the police.
The Plan will set out how match day and event traffic will be managed, promoting the safety and enjoyment of all spectators whilst having due regard to the interests of the general public.
You said... We say... What's happening...

Will noise from the stadium disturb neighbouring properties?

We want to protect the amenity of nearby homes as much as possible.

A noise assessment is being carried out to identify what mitigation measures are needed to minimize any noise that might be heard from the stadium. We will also ensure there are suitable separation distances between the stadium and nearby homes.

We are already planning a layout of the stadium site that seeks to minimize noise disturbance:

  • Vehicular access into the stadium site will be from the A16 only, not Tytton Lane East
  • The main stand (the west stand, where most noise would be generated) will be located away from the boundary with nearby homes
  • Extensive tree planting and landscaping will be incorporated along the northern and eastern boundaries of the stadium site

The 3G pitch, which is for community use, will be subject to more intensive use that the main football stadium pitch; and so this will be located in the south of the stadium site, away from properties.

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Will nearby homes be affected by light from the stadium?

We want to minimise any potential for disturbance to nearby homes, and this includes light.

A light assessment is being carried out and mitigation measures will be put in place to minimise light pollution from the stadium adversely impacting nearby homes.

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The stadium needs to be designed with the growth of the football club in mind.

We will make sure we incorporate capacity for future success.

The stadium will have a capacity of 5000 and will be built to Football League standards. The main pitch will be grass to comply with FA Cup and league requirements.

Education and health services

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There is a lack of existing infrastructure to support new residents, particularly schools and doctors.

We understand concerns about the impact on local schools and health facilities and will work with Boston Borough Council; Lincolnshire County Council and the health authority on this matter.

We are engaging with the relevant authorities to assess the likely impact of the development of Q1 on existing education and health care facilities as well as establishing details of the current position.

Once that information has been received and accepted, the results will be considered in light of any Section 106 obligations that may be required for the development. A viability assessment will be carried out which will establish the likely level of planning gain (financial contributions) available. No development of this size will be able to fund all such provisions in full. When the likely level of planning gain has been established, we will work with the Council to agree their priorities, and the planning gain will then be apportioned accordingly. Your priorities for local infrastructure will be fed back to the Council as it came across loud and clear that people are concerned about this.

Impacts on the area

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The potential impact of the development of Q1 on the local area is a concern.

We understand that new development can be a concern.

We want Q1 to be a pleasant and attractive development – reflecting the semi-rural nature of the site – where people want to live and work. Our aim is for Q1 to bring positive impacts to the area.

Through careful planning we will try to protect the amenity of the area and nearby homes. This includes:

  • Appropriate separation distances between existing and new properties, which follow normal, accepted standards
  • Strategic Landscaped ‘amenity areas’  will be designed into the development
  • New properties adjacent to existing homes will not be more than 2 storeys in height
  • The overall density of development will be normal, not high

A management company will be set up to manage all of the communal and landscaped areas of the development, to maintain its appearance.  All residents of Q1 will be shareholders in the management company.

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What impact could Q1 have on the town centre?

We are grateful for the many suggestions made as to what uses you would like the leisure / retail units at Q1 to adopt. We also recognize the potential impact these units may have on the town centre

Your feedback has highlighted that it is a priority for the leisure / retail units at Q1 to offer uses or companies that do not already exist in the town centre, that compliment what Boston already has, or address the potential business opportunities that Q1 offers in addition to town centre outlets.

A Retail Impact Assessment is being carried out to look at potential impacts of the development on the town centre and how these can be minimised. In this regard, we are planning for Q1 to be a leisure destination, rather than a shopping destination (other than the foodstore).

The planning and delivery of Q1

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Can the project  be delivered quickly enough?

We will make every endeavor to deliver the project promptly, whilst maintaining a high standard of planning and development.

There are many elements to the project, which will take some years to complete in full; however the development will proceed as quickly as is possible.  The stadium needs to be complete by January 2018, when the lease on the York Street stadium expires. By this stage, it is likely that quite a number of the new homes will have been completed as well.

An application has already been made to the Greater Lincolnshire Enterprise Partnership (GLEP) for funding to help deliver the physical infrastructure for Q1.

We have already had positive enquiries from potential operators for the leisure units, which align with the suggestions received during the consultation.

Also, it is likely that other house builders will develop Q1 as well as Chestnut Homes, to deliver the much needed houses, and quickly create a sense of community at Q1.

Ultimately, Boston doesn’t have a 5-year land supply (i.e. enough houses to meet local housing needs) so new homes are needed as soon as possible.

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Will objections to Q1 from local residents stop development?

This will be considered through the planning process.

The Council’s planning officer and planning committee will have regard to the feedback received to the proposal – both in support and opposed – when considering and determining the planning application.


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Will Q1 increase flood risk?

In light of recent events, we fully appreciate that minimising flood risk is a priority for local people.

A site-specific Flood Risk Assessment (FRA) is being carried out to make sure that Q1 doesn’t have a significant negative impact on nearby homes.

A Sustainable Urban Drainage System (SUDS) will be incorporated into the scheme, and the rate of surface water discharge from the site will not increase from existing levels.

We are also considering raised floor levels for the new homes, but this will be deiced when the FRA has been completed.