STATEMENT OF COMMUNITY CONSULTATION ...thequadrantboston.co.uk/wp-content/uploads/2014/05/...Present...

THE QUADRANT, Q1BOSTON, LINCOLNSHIRE

A proposed sustainable mixed-use scheme including new community stadium for Boston United Football Club, housing, retail, commercial and leisure uses.Quadrant 1: Land either side of the A16, south of Tytton Lane East, BostonChestnut Homes Land Ltd

STATEMENT OF COMMUNITY CONSULTATION: APPENDICES

Appendix 1: Community Engagement Plan

The Quadrant, South West Boston Community Consultation Plan Agreed plan October 2013 Prepared for Chestnut Homes by Spring [email protected]

Contents Section Content Page

1.0 Introduction 3

2.0 Who will we engage with? 4

3.0 How will we engage? 8

4.0 When will we engage? 10

5.0 Next steps 12

1.0 Introduction This plan was agreed in October 2013. Spring delivers community consultation campaigns for development projects and is working with Chestnut Homes to engage local communities and stakeholders in proposals for The Quadrant, a development to the South West of Boston. The Quadrant project comprises two distinct phases (as outlined on the enclosed plan) which will be pursued in different ways through the planning process. Phase 1 is already subject to on-going pre-application discussions with Boston Borough Council and a Planning Performance Agreement is being finalised outlining processes and a timeline to submit a planning application early in 2014. Phase 2 will be longer term and is subject to on-going dialogue with Boston Borough Council as part of the Local Plan process. The site has been identified as a broad location for growth within the consultation South East Lincolnshire Strategy and Policies Development Plan document. This document outlines our draft plan for pre-application community consultation for Phase 1 of The Quadrant, a 65 acre development adjacent to Tytton Lane East, either side of the A16. This phase will incorporate a new ground for Boston United Football Club, combined with enabling development including retail, commercial and residential development. This stage of public consultation will also refer to Phase 2 of The Quadrant – a residential/mixed use scheme south of Chain Bridge Road towards the A52. This phase will be brought forward at a later date and a more detailed Consultation Plan will be produced at the appropriate time. At this stage as both phases form an integral part of the overall project it is felt appropriate to introduce Phase 2 in very broads terms.

Our aim is to run a consultation process that is fair, inclusive and meaningful; and which engages with the right people in the right ways. We welcome your views on our plans in order to achieve this.

2.0 Who will we engage with? We plan to contact a range of stakeholders to make them aware of the consultation process for The Quadrant. These stakeholders can be broadly categorized by the groups below. Local councillors Lincolnshire County Council

Leader Deputy Leader Relevant members of the Executive County Councillor for Boston South

Boston Borough Council

Leader Deputy Leader Cabinet members All councillors Mayor Planning committee members

MP for Boston & Skegness Wyberton Parish Councillors Interest groups We will research and contact local groups that we believe may have an interest in the development, including:

Lincolnshire Sports Partnership Lincolnshire Chamber of Commerce Lincolnshire Football Association

Wyberton Football Club The Football Conference Boston Woods Project Sport England Boston Town Area Committee Fens Waterway Project Boston Health and Wellbeing Partnership Boston College CVS Boston Mayflower Boston Chamber of Commerce

Local neighbours – residents & businesses We have developed a ‘consultation zone’ and we intend to invite all those residents and businesses within the zone to take part in the consultation process. Firstly, the consultation zone includes all properties within a 1km radius of the Phase 1 site. In addition to this radius (below), we will also include the properties in the Wyberton Park area to the south west, as we deem these properties to be in close enough proximity to the site to be interested in the development.

Consultation zone – 1km radius from the Phase 1 site.

Secondly, the consultation zone also includes properties in the vicinity of the Phase 2 site, albeit below the South Forty Foot Drain which would act as a physical barrier between the development and those living to the north.

Consultation zone – properties in the vicinity of the Phase 2 site. In total, combining the two areas shown in the images above, our consultation zone for this stage of the consultation process includes 2,402 properties. Immediate neighbours The consultation zone includes a number of properties that are situated immediately adjacent to the Phase 1 site, and will therefore be neighbours to The Quadrant. These are properties on Tytton Lane East, Cavendish Drive, Clarke Court, Delfield Road and London Road (from Tytton Lane to the north, down to West End Road / Saundergate Lane to the south only). There are 309 properties within this ‘micro consultation zone’ and we intend to engage with these residents on a more personal basis as they will be direct neighbours to the development.

Football supporters It will be important to fully engage supporters of Boston United Football Club in the planning of Phase 1 of The Quadrant, to ensure they have as much “ownership” of the new stadium as possible. We will engage with supporters so that they are aware of the consultation process but also to invite them to provide input on the design and content of the stadium plans at a separate consultation workshop. Engagement with supporters may be run separately from the main community consultation process but will form an integral part of our strategy going forward. Wider population We will ensure that the wider Boston population is aware of the public consultation by placing advertisements in the local newspapers(s), issuing a press release to local media, providing a consultation website and placing posters in the local area. We are aware that we will need to consider Boston residents whose first language is not English and, as such, we may need to offer consultation materials in other languages.

3.0 How will we engage? Boston Borough Council’s Adopted Statement of Community Involvement (June 2006) encourages community consultation to be carried out for “proposals that are over 100 houses, involve 2 hectares or more of land, or

is subject to an Environmental Impact Assessment”. It requests that a Statement of Community Consultation is provided to detail what consultation was carried out and to explain the outcomes of the engagement process. It lists the following activities as suitable for engaging with communities: “exhibitions, public meetings (both in accessible locations such as community village halls, supermarkets or shopping centres), and press releases.” (2.24 & 2.25, page 10). Bearing this guidance in mind, we intend to use the following tools to engage the community in plans for Phase 1 of The Quadrant (and on the very early concepts for Phase 2):

Newsletter to consultation zone providing information on the development and inviting the community to take part in consultation.

For properties in the micro consultation zone as identified in Section 2, a letter will accompany this newsletter.

Briefing document to councillors and interest groups, enclosing a copy of the newsletter.

Press release to local media (press, TV, radio, online) to introduce The Quadrant and publicise the consultation.

Website with a sign up facility

and project information. Visitors to the website will also be able to submit feedback online.

Advertisement(s) will be placed in the local newspaper(s) to publicise the consultation.

Public exhibitions to be held across two days (a Wednesday and a Saturday) to enable maximum attendance. The exhibitions will provide an opportunity for the community to meet the project team, read about the plans, ask questions and leave feedback.

Email and postal addresses will be provided for the submission of feedback or

requests for information.

We will offer and attend meetings and briefings with stakeholders as needed. After the consultation period has closed, and once feedback has been reviewed and considered, we will update stakeholders, supporters and the wider public on the key themes of the consultation and demonstrate how comments have been taken into consideration, where feasible. We will provide a comprehensive Statement of Community Consultation to detail the activities carried out and how, were feasible, community feedback has influenced proposals. After the application for Phase 1 of The Quadrant has been submitted, we intend to continue engagement with the stakeholders we have outlined in Section 2 and with any other interested parties who have participated in the consultation process.

4.0 When will we engage? Overview of draft timings – pre-application consultation

Activity Proposed Timing

Notes

Present draft consultation plan to Boston Borough Council for discussion

July 2013 We would welcome your feedback on this document by Friday 26th July (NB document agreed October 2013)

Invite BUFC supporters to Fans Forum to discuss new stadium plans

Thurs 07/11/13

BUFC website and press release

Launch consultation (specific to the new stadium) to BUFC supporters at Fans Forum

Thurs 14/11/13 Supporters invited to consultation workshop on 27/11/13

Launch Phase 1 consultation process to stakeholders and wider public

Fri 15/11/13 Press release issued, information received by public & stakeholders (newsletter & stakeholder briefing document)

Present to Boston Borough Council members

Mon 18/11/13

Hold public exhibitions Sat 23/11/13 & Weds 04/12/13

Exhibition on Sat 23rd Nov to include preview sessions for immediate neighbours to the development site

Hold BUFC supporters stadium consultation workshop

Weds 27/11/13 Held at current football club, 7-9pm

Consultation period 14/11/13 – 31/12/13

Allows 6 week consultation period

Report back on consultation to public, supporters & stakeholders

w/e 18/01/14 (approximate timing)

Update consultees on key themes of consultation and how comments have been taken into account where feasible (press release, website updates etc)

Freeze scheme 31/01/14 Deadline for any final comments following report back updates

Target submission date for planning application for Phase 1 of The Quadrant

February 2014

Please note, these timings are subject to the completion of required survey and assessment work in order to present comprehensive information to consultees. If there are any delays to this work and the timings above change, we will, wherever possible, avoid consulting during holiday periods.

5.0 Next steps This plan was agreed in October 2013. We invite your feedback on our planned consultation process for The Quadrant. Please let us know if you have any questions. We ask that you provide any feedback to us by Friday 26th of July. Thank you.

Appendix 2: Stakeholder Briefing Document

Q1, THE QUADRANT PROPOSED DEVELOPMENT SOUTH WEST OF BOSTON INTRODUCTION Chestnut Homes are planning to develop Q1, the first phase of a sustainable, mixed-use scheme to the south west of Boston, called The Quadrant. Chestnut Homes have a long-term commitment to Boston and the surrounding area. We have been developing in the town for over 20 years and in that time have completed many developments in the Borough. We are also the owners of Boston United Football Club, which we see as being at the heart of the community, and a vital part of the town. We want The Quadrant to become an exciting new community, bringing enduring social and economic benefits to the town. Q1 will include:

Around 500 new homes, including affordable housing, to help fulfill local housing needs. New retail and leisure units; a food store; a hotel; restaurants and a family pub - improving options locally for shopping and eating out, and providing local jobs. New Community Stadium as a home for Boston United Football Club and its extensive community and education programmes. To include an all-weather sports pitch for public use; and conference and function facilities. The first section of a new distributor road that may ultimately link through to the A52.

Chestnut Homes and their team of consultants have been actively engaged in discussing both Q1 and Q2 with Boston Borough Council over the last 8 years. An informal presentation was made to Council officers in 2009 to explain the thinking behind the proposal and likely benefits that could be achieved through the delivery of both Q1 and Q2. The general principles and objectives to achieving the overall vision of the proposals were supported at that time. More recently there have been detailed on-going pre-application discussions with key officers within the Council and this has culminated in agreeing and signing a Planning Performance Agreement in order to facilitate and coordinate the various components of the formal determination process. It is our intention to continue to work collaboratively and constructively with the Planning Department to achieve a deliverable and sustainable scheme, with the aim of submitting a planning application for Q1 in February 2014. This document is to provide you with information on Q1 and the public consultation process, which we have launched this week. We will be holding two public exhibitions, plus a consultation workshop for supporters of Boston United. We have also launched a website, via which comments can be submitted. There are more details of the public consultation process later in this document. PLANNING CONTEXT Q1 is the first phase of The Quadrant, a wider regeneration project in Boston that we are leading. The second phase of The Quadrant, Q2, is in the very early stages and whilst we are seeking local input on initial ideas now, a full proposal will be brought forward at a later date. In the emerging South East Lincolnshire Local Plan, the consultation document ‘Strategy and Policies’ Development Plan Document identifies the sites for The Quadrant (Q1 and Q2) as the preferred broad location for future growth for Boston. Although both phases of The Quadrant are being promoted through the Local Plan process, there is an urgent need to relocate Boston United Football Club to a new, sustainable location before 2018, and there is a current lack of a 5-year housing land supply in the Boston Borough. Therefore, it is felt appropriate to bring a planning application for Q1 forward now, to address both these issues.

Both sites Q1 and Q2 have been the subject of ongoing discussions with Boston Borough Council for many years and Q2 was identified for development in the 2006 Local Plan Review Document although this was never taken through to formal adoption by the Council. The second phase of The Quadrant, Q2, will include the development of a c.200 acre (90ha) sustainable mixed-use scheme immediately south west of the town centre off Chain Bridge Road. Q2 will be likely to include a marina; housing; open spaces; retail and leisure units; community facilities; and employment land.

Both phases of The Quadrant will deliver the first part of a much-needed distributor road network, that may ultimately run from the A16 to the A52, making it easier to get around Boston. We believe the development of Q1 will offer:

Excellent transport links to the town of Boston. The opportunity to deliver the first part of a distributor road network around this part of the town. The opportunity to deliver a range of market housing; plus much needed affordable housing. The potential opportunity to create a safe haven in this part of the town, in case of flooding. A high profile development providing a new and attractive southern gateway into the town. A new community stadium for Boston United Football Club, and its extensive education and community programmes.

NEW HOMES Q1 will include approximately 500 new homes; which would be constructed in phases, with construction of the first phase likely to commence in 2015.

The homes will make a valuable contribution to the 4,520 new homes identified in the draft Local Plan as required in the Boston Borough between 2011 and 2031, to meet local housing needs. The homes will be developed in different “character areas” within Q1, which will create a real sense of place and community. A full range of new homes will be built, ranging from smaller homes for first time purchasers to larger family houses; together with a significant number of affordable homes.

NEW COMMUNITY STADIUM The development of Q1 provides an exciting opportunity to create a new Community Stadium for Boston United Football Club that is financially viable, and helps secure a future for the club and the large range of community, sports, education and training programmes that it delivers. It will provide job opportunities and offer excellent facilities for community groups. The stadium would include an all-weather 3G pitch for community use; plus educational and conferencing facilities. We want to deliver a stadium that the supporters – and the whole town – can really be proud of. We are committed to working closely with supporters in the design of the stadium and its facilities. The ownership of the stadium will be within BUFC Community Interest Company, which would ensure that the facility will remain available for the community in perpetuity, and would not rely on the future fortunes of the football club.

EMPLOYMENT Our assessments show that Q1 is likely to provide 450 full time equivalent local jobs. These would be in the proposed retail and leisure outlets.

Additionally, during the construction phase, it is likely that up to 650 temporary construction jobs will be created over the life of the project. The new Community Stadium will also create new full and part-time employment opportunities in catering, sport, leisure, education, and management.

TRANSPORT & TRAFFIC The development of Q1 will include the building of the first section of a much-needed distributor road that may ultimately link the A16 to the A52 to alleviate traffic that currently goes though the town centre.

This initial section would join the A16 with London Road, and would then be extended to link towards the A52 during the development of Q2. A roundabout will be formed on the A16 to not only provide access to the new distributor road, but also to the new Community Stadium. The potential impacts of the development of Q1 on local roads are being assessed in conjunction with Lincolnshire County Council as part of the technical information that is being prepared for the planning application.

COMMUNITY CONSULTATION

Chestnut Homes is keen to engage the local community, stakeholders, and supporters of Boston United Football Club in consultation on initial plans for Q1; and the design of the Community Stadium prior to submitting a planning application. We have discussed and agreed our approach to consultation with Boston Borough Council officers. Two public exhibitions are being held at Boston United Football Club (York Street, PE21 6JN)

Saturday 23rd of November: 12pm – 5pm in the Cropleys Lounge Wednesday 4th of December: 2pm – 8pm in the Pilgrim Lounge

These exhibitions are an opportunity for local residents and stakeholders to view draft plans; meet our team; ask questions and provide ideas and suggestions. We would be delighted if you would be able to attend. A website has also been launched (www.thequadrantboston.co.uk) to enable local people to submit comments online and sign up to receive project news by email. As mentioned, we will engage closely with supporters of BUFC to ensure that the plans we develop for the new grounds meet the needs of the club.

The consultation period for Q1 will close on 31st December so that comments can be considered prior to a planning application being submitted. The consultation for Q2 will follow, but you are encouraged to register for updates so we can keep you informed as this next phase of the project moves forward. NEXT STEPS We have commissioned a range of surveys and assessments to help develop the proposal for Q1 and inform the planning application. These include:

Visual and Landscape Assessment Ecology Study Contamination/Site Investigation Archaeology Assessment Hydrology/Food Risk Assessment Drainage Assessment Air Quality Assessment Noise and Vibration Assessment Masterplanning

Transportation Assessment Retail Assessment Viability Assessment

We are aiming to submit a planning application for Q1 in February 2014. This will be an outline application for the whole site with more detailed elements to be submitted for the Community Stadium, and the access points to the development. Should planning permission be granted, we will then prepare more detailed plans for the elements submitted in outline form; and we will consult on these at a later date. I hope that this information is useful and we would be happy to discuss the plans for Q1 further with you.

David Newton Managing Director Chestnut Homes 01502 732214 (this number is for Spring, who are facilitating the consultation process with us) www.thequadrantboston.co.uk [email protected]

Appendix 3: Website homepage (as at 30th January 2014)

Appendix 4: Community newsletter

Appendix 5: Covering letter – immediate neighbours

14th November 2013 Dear Resident, Chestnut Homes are developing plans for Q1, the first phase of a sustainable, mixed-use community to the south west of Boston, called The Quadrant, on land south of Tytton Lane East; east of London Road and west of the A16. We are very keen to engage fully with the community, and we would like your views on our proposals. The enclosed newsletter provides further information about Q1, which will include a new Community Stadium for Boston United Football Club, around 500 new homes, new shops and restaurants, up to 450 new local jobs, and the first section of a new distributor road. We have also launched a website: www.thequadrantboston.co.uk Public exhibitions We are holding two public exhibitions for local residents, stakeholders, and supporters of Boston United Football Club to come and view draft plans for Q1; meet the Chestnut Homes team; ask questions and provide ideas and suggestions. As a neighbour to the proposed site, we would like to personally invite your household to attend. In particular, we are holding a preview session of the first exhibition, to which only neighbouring residents have been invited.

Date Preview session for neighbours

Main public session

Location

Saturday 23rd November 10am – 12pm 12pm – 5pm Cropleys Lounge Wednesday 4th December - 2pm – 8pm Pilgrim Lounge

Both exhibitions will be held at Boston United Football Club, York Street, PE21 6JN. We will be considering the feedback we receive during the consultation process (which will run until 31st December 2013), before finalising the proposals. We hope to submit a planning application to Boston Borough Council in February 2014. We look forward to meeting you at the exhibition. Should you have any questions, or would like to discuss the proposals in the meantime, please feel free to contact us using the details below. Yours sincerely, David Newton Managing Director, Chestnut Homes [email protected] 01502 723214 (this telephone number is for Spring, who are running the public consultation process with us)

Appendix 6: Email to football club supporters

Appendix 7: Email to United in the Community contacts

Appendix 8: Press release – consultation launch

PRESS RELEASE

15TH NOVEMBER 2013

Public invited to have their say on plans for new

homes, a football stadium, shops and leisure facilities

south west of Boston

Local property developer and owner of Boston United Football Club, Chestnut Homes, has

launched a public consultation on plans for Q1 a sustainable, mixed-use scheme to the

south west of Boston, south of Tytton Lane East and west of the A16.

Q1 will include around 500 new homes, including affordable housing; a new Community

Stadium as a home for Boston United Football Club; new shops and restaurants; and the

first section of a new distributor road that may ultimately link through to the A52. It will

create around 450 local jobs.

Two drop-in public exhibitions are being held at Boston United Football Club on York Street

to invite local residents and stakeholders to view draft plans for Q1; meet the Chestnut

Homes team; ask questions and provide ideas and suggestions.

Saturday 23rd of November, 12pm – 5pm, in the Cropleys Lounge

Wednesday 4th of December, 2pm – 8pm, in the Pilgrim Lounge

Q1 is the first phase of a wider regeneration project called The Quadrant. The second phase,

Q2, is planned for land south of Chain Bridge Road. Plans for Q2 are in the very early stages

but are likely to include a marina; new homes; open spaces; retail and leisure units;

community facilities; and employment land.

Both phases of The Quadrant will deliver the first part of a much-needed distributor road

network, that may ultimately run from the A16 to the A52, making it easier to get around

Boston.

David Newton, Managing Director of Chestnut Homes, says “We’re looking forward to

sharing our plans for Q1 with the local community and getting some useful feedback to help

us develop the proposal further.

“This is an exciting development for Boston, and the new homes planned will make an

excellent contribution towards the 4,250 houses that need to be built in the borough

between 2011 and 2031.

“The new Community Stadium will provide a financially viable home for the Club and helps

secure a future for all the community, sports, education and training programmes that it

delivers.”

The Community Stadium, which is being designed in consultation with supporters of the

Club, will include an all-weather 3G pitch for community use; as well as educational and

conferencing facilities.

Mr Newton continues, “We will engage closely with supporters of Boston United to ensure

that the plans we develop for the new grounds meet the needs of the Club and together we

create something to be proud of. We have invited supporters to a special consultation

workshop on the stadium plans.”

Q1 is likely to provide 450 full time equivalent local jobs in retail, leisure and hospitality.

Additionally, it is likely that up to 650 full time construction jobs will be created over the life

of the project.

As well as the public exhibitions, a website has been launched

(www.thequadrantboston.co.uk) where local people can find out more about Q1, submit

comments online and sign up to receive project news by email.

The consultation period for Q1 will close on 31st December 2013 so that comments can be

considered prior to a planning application being submitted to Boston Borough Council in

February 2014.

Ends.

Appendix 9: Press coverage – consultation launch

Front Cover Boston Standard 201113

Inside page Boston Standard 201113

Inside page Boston Standard 201113

Rear Page Boston Standard 201113

Appendix 10: Press advert

Appendix 11: Exhibition displays

Pop-up stand:

Boards:

Appendix 12: Feedback form

Appendix 13: Press release – exhibition follow up

PRESS RELEASE

9th December 2013

PUBLIC SUPPORT FOR Q1 PLANS

301 people have made their views known on Chestnut Homes’ plans for Q1, the

first phase of a major regeneration project proposed for Boston, with 217 stating

their support (72%).

The plans went on display at public exhibitions on Saturday 23rd November and

Wednesday 4th December, which were attended by nearly 250 people in total. They

have also been made available online at www.thequadrantboston.co.uk, where 225

people have registered their views.

Comments are invited by the end of the year to help shape the proposals, before a

planning application is submitted in February.

Q1 will provide around 500 new homes, including affordable housing, to help fulfill local

housing needs; new retail and leisure units improving options locally for shopping and

eating out, and providing local job opportunities; a new Community Stadium as a home

for Boston United Football Club and its community and education programmes; and the

first section of a new distributor road that may ultimately link through to the A52.

David Newton, Managing Director of Chestnut Homes, said, “We are very pleased with

the level of participation in the consultation so far. It’s been very useful to have the

chance to discuss our plans with so many local people and supporters of the club at the

exhibitions, and the website has had an unprecedented level of traffic.”

Mr Newton continues, “To have 72% support and only 16% against overall so far is

fantastic. People recognise the benefits the project will bring in terms of much-needed

housing, hundreds of jobs and an essential new home for Boston United Football Club.”

“Of course, with a development of this size, there have been some concerns raised. The

key issue discussed at the exhibition was traffic and we are carrying out traffic and

transport assessments to look at the possible impacts of Q1 on local roads and

junctions. People are also concerned about health services and schools, and we are

engaging with the relevant authorities to assess the likely impact of the development,

and any mitigation strategies that may be need to be developed.

“Although flood risk concerns have not been raised in many responses, we have carried

out specific flood risk assessment work, and are currently developing a flood risk

strategy. It will be essential to ensure that the new dwellings are protected from

flooding, whilst at the same time ensuring that the development does not adversely

impact on existing properties. We are also exploring the opportunity to provide a safe

haven at the new Community Stadium”

Q1 is the first phase of a wider regeneration project in Boston lead by Chestnut Homes.

The second phase of the project, Q2, will include the development of a sustainable

mixed-use scheme immediately south west of the town centre off Chain Bridge Road. Q2

will be likely to include a marina, housing; open spaces; retail and leisure units;

community facilities, and employment land. Plans for Q2 are in the very early stages and

local input is needed to develop the plans further.

Both the Q1 and Q2 sites have been identified in the emerging South East Lincolnshire

Local Plan as the preferred broad location for future growth for Boston.

Comments are invited until 31st December, when all feedback will be considered prior

to the proposals being finalised in the New Year. At this stage, Chestnut Homes will

report back to the local community on the outcomes of the consultation.

Comments can be made via the website, or via email at [email protected]

and by post to FREEPOST THE QUADRANT.

Ends.

Appendix 14: Feedback received

Question 1 Boston has been identified as a location for future housing growth over the next 15 years. Do you think the Q1 site is a good location for new housing?

Yes No Unsure No answer Website 271 28 29 9 Post 6 2 - - Exhibition 23/11/13 28 18 4 - Exhibition 04/12/13 14 5 5 - TOTAL

319 (76%)

53 (13%)

38 (9%)

9 (2%)

Comments:

Theme (occurrences)

Sub-theme No. occurrences

Traffic (41) Q1 will lead to an increase in traffic in general 20 Being subject to the development off the Wyberton Low Road and the

Affordable housing provided there we have witnessed a vast increase in traffic, no basic change in the areas infrastructure, a school that has had to grow so large there very little greenery left around it or capacity to grow anymore. We have had motorcycles driven up green land footpaths and a increase in local crime. I why we are unsure.

Good grade arable land with lots of wildlife. I’m sure there would be better sites available on the pilgrim side of town. Lots of people who live in Boston work in Boston. Lots at the local hospital. More sense to have housing there where it is close to schools and Dr’s etc. The road is awful into and through Boston and the proposed road will do nothing in that effect.

Traffic is already an issue for residents this side of Wyberton wishing to enter Boston, more housing and retail vehicles would cause an even bigger problem. Also the potential link road would only benefit those in the proposed new housing development. Have you thought of this and the problem it could cause for those already living in the area, who at the moment suffer with the day to day traffic conditions.

No we can’t cope with the number of people we have here at the moment .The traffic is a problem, another 500 houses means another 500 cars. Plus places for schools, you can’t get a doctors appointment for three weeks.

The village is already large and overpopulated; the school cannot cope with the number of pupils now. The roads are already overstretched and regularly back up and cause chaos and delays.

I am a little worried about the increase in traffic flow. Our lane was divided in two when the A16 was built, so it in effect is already a link to London Road, but it is increasingly difficult to get out of it on to the A16 – even in early mornings.

Not the correct location due to the amount of extra traffic, safety, crime, noise, land drainage etc. etc.

Depends on available parking and road system to cope with demand. Also will they be sold to landlords or private?

It will become a rat run for overflow of traffic chaos in Boston 500 homes are too many. The primary schools are already full. New homes

will have at least 2 people in them plus children. Wyberton doesn’t have enough facilities i.e. Drs, dentist already full. 500 homes will generate extra cars, which must have parking facilities. Wyberton is already very congested.

Traffic, overcrowding Because we have not got the roads for 500 houses It will turn Wyberton into a metropolis and not the quaint suburb it is at

the moment. The volume of traffic is of grave concern it will put 1000’s more cars on a network that cant support them

It depends what type of housing. Will each house have adequate parking space i.e. their own driveway or be able to park outside their own property? I am concerned about parking overspilling into surrounding existing roads. Also will the new distributor road be built in time to accommodate all 500 houses and will it be enough to cope with the extra traffic?

Good news overall but travel logistics through town centre remain a concern generally. Bypass for Skegness / Sleaford / Spalding traffic vital to town’s future.

Traffic congestion for a start! Too much congestion, an overloaded village, poor facilities regarding

schools, transport links etc Too much traffic already As long as speed is kept to a minimum on local roads, good drainage is

established and schools are enlarged It is already very bad to drive into Boston because of too much traffic.

Driving people like myself away from Boston and into Spalding to shop and spend

Q1 will lead to an increase in traffic on London Road 9 London Road is already over used these plans will just add further pressure

on roads that cannot cope with the additional traffic. Traffic is already a problem getting in and out of Boston on both the A16

and A52. Creating more housing so close to congestion points (A16/London Road roundabout) will only add to this. Kirton would be a much better option for such a housing development.

The A16 and London Road are very busy now. More homes will make the queues along Spalding Road, London Road and the A16 even worse.

Too much traffic already on London road without another road and housing estate.

Increase of traffic on London Road. Area cannot cope with that amount of housing ie. Schools.

Traffic congestion on A16 London Road, schools already over subscribed, 83ccurr of school children walking to school, no doctors, no dentist

As a resident on 83ccurr Road near the new proposed street, it will increase traffic. Road is busy enough! Not acceptable.

Until a new bridge is put across the Haven this Q1 is a no go as the bridge which is there now cannot cope with the present traffic-Through traffic and heavy goods vehicles wanting to go through town or have access to the docks cannot get through and so town gets gridlocked blocking London Rd the A16 –Grantham Rd-Boardsides Sleaford Rd and Spilsby Rd at the other side of town.With influx of immigrants our Hospital –doctors-dentist and mainly schools cannot cope AND who wants houses building on an area that is liable to flood –unless the sea defences are strengthened---as we have just had proof we can see more flooding 83ccurring.

In the plans the traffic would be diverted off the A16 along London Road and onwards eventually to the A52, This would increase considerably the amount of traffic that would use London Road. The whole purpose of building the A16 was to take traffic away from the residential areas. When London road was the A16 the Tytton Lane crossover was an accident black spot and this would just recreate this. The speed limit along London Road is also an issue, 40mph is too high – it should be 30mph just as it is on Sleaford Road & Spilsby Road. There would also be an increase in traffic along the A16 during peak periods with people driving back in to town for schools & work. The plans do not include any provision for extra primary schools, the two local schools would need investing in at the very least in order to allow them to expand. There are no provisions for a doctor’s surgery for the area which we really need as the two nearest doctor surgeries are not enough to support the increased population.

Q1 will lead to an increase in traffic on A16 8 The earmarked land is prime agricultural land, and the first option for

development should always be for brownfield development. I am also concerned that 500 homes will add 750 vehicles to the traffic flows into town down the already heavily congested A16, especially during peak times for taking children to school. It will also add further housing development around the A16, which was re-sited along the old railway line to move the traffic away from the housing along the old A16. Land between the Old A16 and A52 would be a far better place if we have to use agricultural land for development.

Traffic is already a problem getting in and out of Boston on both the A16 and A52. Creating more housing so close to congestion points (A16/London Road roundabout) will only add to this. Kirton would be a much better option for such a housing development.


At present the A16 struggles with the volume of traffic going in to Boston. With the housing and shops that are planned traffic will become unbearable, even with the link to London Road.

Traffic congestion on A16 London Road, schools already over subscribed, safety of school children walking to school, no doctors, no dentist

500 dwellings – potentially 1000 cars. A16 already saturated The A16 is the busiest road into Boston and more houses plus retail and

football stadium would have a catastrophic effect on the traffic system as some days the traffic can back up almost to Kirton.

In the plans the traffic would be diverted off the A16 along London Road and onwards eventually to the A52, This would increase considerably the amount of traffic that would use London Road. The whole purpose of building the A16 was to take traffic away from the residential areas. When London road was the A16 the Tytton Lane crossover was an accident black spot and this would just recreate this. The speed limit along London Road is also an issue, 40mph is too high – it should be 30mph just as it is on Sleaford Road & Spilsby Road. There would also be an increase in traffic along the A16 during peak periods with people driving back in to town for schools & work. The plans do not include any provision for extra primary schools, the two local schools would need investing in at the very least in order to allow them to expand. There are no provisions for a doctor’s surgery for the area which we really need as the two nearest doctor surgeries are not enough to support the increased population.

New distributor road is needed to link to A52 before development of Q1 starts

2

Without adequate infrastructure the build up of traffic getting into Boston will bring gridlock. Before any new development or in conjunction with, the proposed link road should extend to the A52. It would be a disaster to bring all traffic onto West End Road. The proposed junction with the A52 (as was the intention of LCC) would not be adequate for all extra traffic.

But only if the infrastructure is in place first, particularly the link road. Would Chestnut homes install the bathroom before the plumbing was in place?

Other (1 occurrence each): Concern that location of development will lead to an increase in traffic on Spalding Road; need for speed restrictions on London Road

2


In the plans the traffic would be diverted off the A16 along London Road and onwards eventually to the A52, This would increase considerably the amount of traffic that would use London Road. The whole purpose of building the A16 was to take traffic away from the residential areas. When London road was the A16 the Tytton Lane crossover was an accident black spot and this would just recreate this. The speed limit along London Road is also an issue, 40mph is too high – it should be 30mph just as it is on Sleaford Road & Spilsby Road. There would also be an increase in traffic along the A16 during peak periods with people driving back in to town for schools & work. The plans do not include any provision for extra primary

schools, the two local schools would need investing in at the very least in order to allow them to expand. There are no provisions for a doctor’s surgery for the area which we really need as the two nearest doctor surgeries are not enough to support the increased population.

Theme (occurrences)


Lack of infrastructure (31) Lack of capacity at existing education facilities

14

Being subject to the development off the Wyberton Low Road and the Affordable housing provided there we have witnessed a vast increase in traffic, no basic change in the areas infrastructure, a school that has had to grow so large there very little greenery left around it or capacity to grow anymore. We have had motorcycles driven up green land footpaths and an increase in local crime. That’s why we are unsure.

How will the local schools etc cope with the extra amount of people, Wyberton primary and St Thomas - both with limited room for expansion, will existing residents struggle for places for our children?

I worry about the infrastructure, the problems with getting local school places, over subscribed GP surgeries, I see no allowances for these, you need to rethink!!

I am not anti housing but am concerned about the schools. 500 houses could provide more than enough kids for a whole new school! Is this on the plans? St Thomas and Wyberton schools are already full and could not cope with such an influx of children.

In the plans the traffic would be diverted off the A16 along London Road and onwards eventually to the A52, This would increase considerably the amount of traffic that would use London Road. The whole purpose of building the A16 was to take traffic away from the residential areas. When London road was the A16 the Tytton Lane crossover was an accident black spot and this would just recreate this. The speed limit along London Road is also an issue, 40mph is too high - it should be 30mph just as it is on Sleaford Road & Spilsby Road. There would also be an increase in traffic along the A16 during peak periods with people driving back in to town for schools & work. The plans do not include any provision for extra primary schools, the two local schools would need investing in at the very least in order to allow them to expand. There are no provisions for a doctor's surgery for the area which we really need as the two nearest doctor surgeries are not enough to support the increased population.

No we can't cope with the number of people we have here at the moment. The traffic is a problem, another 500 houses means another 500 cars. Plus places for schools, you can't get a doctors appointment for three weeks.


500 homes are too many. The primary schools are already full. New homes will have at least 2 people in them plus children. Wyberton doesn't have enough facilities i.e. Drs, dentist already full. 500 homes will generate extra cars which must have parking facilities. Wyberton is already very congested.

Building family type houses in a small village. Schools and doctors are already over capacity. Also taking up green land spoiling a quiet village location.

Unless the infrastructure is put into place for extra school places, hospital staff, more local doctors, roads, water, better drainage for surface water and sewage, better telephone and internet connection.

Until a new bridge is put across the Haven this Q1 is a no go as the bridge which is there now cannot cope with the present traffic-Through traffic and heavy goods vehicles wanting to go through town or have access to the docks cannot get through and so town gets gridlocked blocking London Rd the A16 -Grantham Rd-Boardsides Sleaford Rd and Spilsby Rd at the other side of town. With influx of immigrants our Hospital -doctors-dentist and mainly schools cannot cope AND who wants houses building on an area that is liable to flood -unless the sea defences are strengthened---as we have just had proof we can see more flooding occurring.

Too much congestion, an overloaded village, poor facilities regarding schools, transport links etc.

The road infrastructure / essential facilities (such as vacancies at GP surgeries, dentists and schools) are not in place to cope with the Q1 proposed housing development / stadium / commercial area. Smaller village developments would be more appropriate at this present time!

As long as speed is kept to a minimum on local roads, good drainage is established and schools are enlarged

Lack of capacity at existing healthcare facilities 11 I worry about the infrastructure, the problems with getting local school

places, over subscribed GP surgeries, I see no allowances for these, you need to rethink!!

In the plans the traffic would be diverted off the A16 along London Road and onwards eventually to the A52, This would increase considerably the amount of traffic that would use London Road. The whole purpose of building the A16 was to take traffic away from the residential areas. When London road was the A16 the Tytton Lane crossover was an accident black spot and this would just recreate this. The speed limit along London Road is also an issue, 40mph is too high - it should be 30mph just as it is on Sleaford Road & Spilsby Road. There would also be an increase in traffic along the A16 during peak periods with people driving back in to town for schools & work. The plans do not include any provision for extra primary schools, the two local schools would need investing in at the very least in order to allow them to expand. There are no provisions for a doctor's

surgery for the area which we really need as the two nearest doctor surgeries are not enough to support the increased population.

No we can't cope with the number of people we have here at the moment. The traffic is a problem, another 500 houses means another 500 cars. Plus places for schools, you can't get a doctors appointment for three weeks.


500 homes are too many. The primary schools are already full. New homes will have at least 2 people in them plus children. Wyberton doesn't have enough facilities i.e. Drs, dentist already full. 500 homes will generate extra cars, which must have parking facilities. Wyberton is already very congested.


Unless the infrastructure is put into place for extra school places, hospital staff, more local doctors, roads, water, better drainage for surface water and sewage, better telephone and internet connection.

Until a new bridge is put across the Haven this Q1 is a no go as the bridge which is there now cannot cope with the present traffic-Through traffic and heavy goods vehicles wanting to go through town or have access to the docks cannot get through and so town gets gridlocked blocking London Rd the A16 -Grantham Rd-Boardsides Sleaford Rd and Spilsby Rd at the other side of town. With influx of immigrants our Hospital -doctors-dentist and mainly schools cannot cope AND who wants houses building on an area that is liable to flood -unless the sea defences are strengthened---as we have just had proof we can see more flooding occurring.

Too much congestion, an overloaded village, poor facilities regarding schools, transport links etc.

The road infrastructure / essential facilities (such as vacancies at GP surgeries, dentists and schools) are not in place to cope with the Q1 proposed housing development / stadium / commercial area. Smaller village developments would be more appropriate at this present time!

As long as speed is kept to a minimum on local roads, good drainage is established and schools are enlarged

Lack of local infrastructure capacity in general 6 Boston is already overpopulated with resources at breaking point or have

already broken. No more for Boston, please! But only if the infrastructure is in place first, particularly the link road.

Would Chestnut homes install the bathroom before the plumbing was in place?

Too much strain on infrastructure No infrastructure All plans are showing new housing, Wyberton’s other services would not

cope. Spending money in the town would help more.

The facilities, which are available to the local community, are full to their capacity. Introducing new families / homes will add further pressure to Wyberton and Kirton. You should concentrate on Boston ton as council are always wanting more to happen in the town. Getting people to visit.

Theme (occurrences)


Potential impact on immediate local area (11) Impact on immediate area (non-specific)

3

It will affect the community of Wyberton in a negative way. Why Wyberton With sporting opportunities in the area decreasing, and the obvious lack of

male role models, BUFC offer both of these opportunities to the community. Along with this the NHS is picking up an ever-increasing bill per annum for Type II Diabetes in youngster, obesity is on the rise along with heart disease (CHD). Without sporting opportunities in the area these will only keep increasing. You have to ask yourself, what's more important? The future of local children, and the possibility of an increase in mortality rate due to the risk of CHD linked to lack of exercise and opportunity, will be the major impact of the loss of BUFC. Therefore, how can you justify building houses in place of the club. Money is more important than life if this goes ahead.

Impact on privacy of neighbouring properties 3 Because you are building houses on our boundary, and houses that will

have clear line of sight into our property, we will lose the use of 1 third of our garden, due to your proposal, we have just purchased this property and one of the main reasons we bought the property was the fact we had a house that was not being overlooked, disgusted with your proposal

It will turn Wyberton into a metropolis and not the quaint suburb it is at the moment. The volume of traffic is of grave concern it will put 1000's more cars on a network that cant support them

I feel it is over development of the site and not a good idea for the start of a distributor road to go through a housing area.

Impact on views from neighbouring properties 2 Will block my current views across the fields and the stump from where I

live. Have bought the property I live in now due to quiet location on the edge of town.

I wouldn’t want 500 houses built ruining the open aspect to the rear of my property

Increase in crime 2 Lots of established housing - will this affect prices and increase crime/asb

etc.

500 houses, dropped on us from nowhere. Our village is quiet with low crime and anti-social behaviour. This will change that.

Other: impact on value of neighbouring properties 1 Lots of established housing - will this affect prices and increase crime/asb

etc.

Theme (occurrences)


Choice of location (8) Prefer development between Old A16 and A52

2

The earmarked land is prime agricultural land, and the first option for development should always be for brownfield development. I am also concerned that 500 homes will add 750 vehicles to the traffic flows into town down the already heavily congested A16, especially during peak times for taking children to school. It wall also add further housing development around the A16, which was re-sited along the old railway line to move the traffic away from the housing along the old A16. Land between the Old A16 and A52 would be a far better place if we have to use agricultural land for development.

Too much development south of Boston. As detailed below it seems that the Q2 area is a better bet for the Q1 development proposal.

Do not support location in relation to Boston 2 It's too big and too close to Boston and Kirton don't need more shops etc. Why does all new development have to be south of Boston? Other (1 occurrence each): prefer development at ‘the

Pilgrim side of town’; prefer development at DABSI site; prefer development in Fishtoft area / East of Boston; Prefer development at Kirton

4

Good grade arable land with lots of wildlife. I'm sure there would be better sites available on the pilgrim side of town. Lots of people who live in Boston work in Boston. Lots at the local hospital. More sense to have housing there where it is close to schools and Dr's etc. The road is awful into and through Boston and the proposed road will do nothing in that effect.

There is an up-and-running sports area down Great Fen Road around the PRS. This scheme is possibly more about Chestnut Homes than Boston United

Also please look to use Housing sites around the Fishtoft Area East of Boston as well as this area South of Boston, If you are connecting the A52 - which then runs East towards the coast, can we look at part of your Quadrant (the quarter of one whole - supposedly there is a Q3 and Q4 in the pipeline) being built on the A52 to the East of the Town to improve the style, services and public impression of this area from the Hospital to Freiston Village.

Traffic is already a problem getting in and out of Boston on both the A16 and A52. Creating more housing so close to congestion points (A16/London Road roundabout) will only add to this. Kirton would be a much better option for such a housing development.

Theme (occurrences)


Use of green field (7) Prefer use of brown field site

5

The earmarked land is prime agricultural land, and the first option for development should always be for brownfield development. I am also concerned that 500 homes will add 750 vehicles to the traffic flows into town down the already heavily congested A16, especially during peak times for taking children to school. It wall also add further housing development around the A16, which was resisted along the old railway line to move the traffic away from the housing along the old A16. Land between the Old A16 and A52 would be a far better place if we have to use agricultural land for development.

Good grade arable land with lots of wildlife. I'm sure there would be better sites available on the pilgrim side of town. Lots of people who live in Boston work in Boston. Lots at the local hospital. More sense to have housing there where it is close to schools and Dr's etc. The road is awful into and through Boston and the proposed road will do nothing in that effect.

Rural village does not need a football stadium. Keep it in Boston (on brownfield site)


There a several brown field sites much closer to the town proximity, which should be utilised and developed before takin green belt.

Other (1 occurrence each): use of agricultural land could negatively affect town economy; comment regarding wildlife

2

I like the location and plans for it. However, being a farming town and area, my knowledge might be off, how would construction on these fields I presume are currently used agriculturally affect essentially the town's main income source?

The field is good for wildlife

Theme (occurrences)


Ownership of properties (3)

Would support location if new homes are private and not rented

2

You need to make sure there is at least two parking spaces, and only people who buy are going to live in them not rent because this is why you are building. Does this mean you are willing to make a loss on the homes you sell?

Only as long as they are private housing Other: question regarding whether new homes will be

rented 1

Depends on available parking and road system to cope with demand. Also will they be sold to landlords or private?

Theme (occurrences)


Size of development (3) Perception that 500 homes is too many for location

3

It's too big and too close to Boston and Kirton don't need more shops etc. Too many houses, no need for commercial as Marsh Lane / Red Stone

empty 500 homes are too many. The primary schools are already full. New homes

will have at least 2 people in them plus children. Wyberton doesn't have enough facilities i.e. Drs, dentist already full. 500 homes will generate extra cars, which must have parking facilities. Wyberton is already very congested.

4 comments were made in support of the Q1 site as a location for new housing. 6 comments were made to state more information would be required in order to form an opinion on the location. Question 2 What types of houses would you like to see at Q1 (for example, family homes, apartments, modern, traditional etc)? Theme of comments:

Theme No. occurrences Family homes 108 All / a mixture 44 Modern 33 Traditional 29 Flats / apartments 29 Affordable 24 Homes for first time buyers 11 Designed to reflect local area 11 2-storey maximum / low level 8 Not flats / apartments 6

Units for single persons 4 Retirement properties 4 Bungalows 4 1 – 4 bed properties 2 No preference 3 Other (1 occurrence each): according to Council’s housing needs; high end; middle range; sheltered housing; timber framed; sustainable

6

42 respondents did not provide an answer to this question. A number of respondents stated ‘none’ in response to this question. Question 3 Up to 30% of the new homes at Q1 will be affordable housing. Do you think Q1 is a good location for new affordable housing?

Yes No Unsure No answer Website 255 38 34 10 Post 5 2 1 - Exhibition 23/11/13 29 14 5 2 Exhibition 04/12/13 15 5 3 1 TOTAL

304 (73%)

59 (14%)

43 (10%)

13 (3%)

Comments:

Theme (occurrences) Sub-theme No. occurrences

Potential impact on the immediate local area (18)

Potential increase in crime or other social issues

12

Most council housing brings crime and will lower the value of my house

At the moment Wyberton is a nice place to live and feel it is safe for my children. More people will mean it's a less safe place and environment for my children growing up in. I don't want my children growing up in this environment.

Social issues / increase in crime? No one parent families on benefits Different type of people it will bring to the area. I.e. council

housing Yes I do think it is a good idea for young families but at the same

time, I could possibly see it bringing some 'rough' characters to the area in which could be rather nice with young couples and other families.

Affordable housing not always but usually attracts unsavoury and troublesome families. Slums of the future. Just look at the awful development already on the old London road. It is downtown slum.

Don't want them sort round here As it is a quiet estate which will now go to noisy and more crime

from having 500 new homes I realise this is to encourage younger people to live in the area

which I don't have a problem with, (my own son and daughter-in-law live even closer to the proposed developments) but there are quite a lot of older, retired people in this area who may not welcome the fact that their quiet leisurely life is going to be changed.

As above more people = more crime, more road accidents more noise generally more pressure on Wyberton’s delicate infrastructure. The disruption to housing on the Boardsides would be more limited

Based on these figures, for 500 homes, 150 of them should be affordable housing. This seems rather a lot of affordable housing in one area. Affordable housing can bring its own problems; there is obviously a concern about antisocial behaviour. In my opinion Wyberton has a large proportion of affordable housing already and does not require any more!

Affordable housing will have a negative effect on existing community

5

Detrimental to the existing community House prices will fall - no school places, primary and secondary

schools full to capacity Most council housing brings crime and will lower the value of my

house No this is not a good location for affordable housing as will this

reflect on the existing properties in the area and their house prices? There are existing houses in Boston that are now derelict could these not be used for affordable homes.

Affordable housing in the Q1 location will be detrimental to the area and have the effect of devaluing my property.

Other: Affordable housing will create traffic and noise

1

Too much traffic & noise Theme (occurences)


Traffic / transport (17) Highlighting need for public transport 6 There is a lack of public transport from this area, and affordable

housing is targeted at low income families who are more likely to

require and use public transport. The main bus routes for public transport use the old A16 not the current A16

1.Public transport links? 2.Should be more than 30%. Will people in these houses have access to the town centre?

(Appropriate transport services if they don't have vehicles) The cost of public transport and if there is not a frequent bus

service could make it difficult for many occupiers of this type of housing to live here.

To ensure this happens it is essential that good public transport is part of the development

Affordable' housing really needs to be served by good public transport links (the irony of the site being built on a former railway line is not lost!). If the housing is near to the London Road bus route, then that seems sensible.

Potential to create more traffic / congestion in area

6

As above more people = more crime, more road accidents more noise generally more pressure on Wyberton’s delicate infrastructure .the disruption to housing on the Boardsides would be more limited

As stated above, one new home built the likely hood is two vehicles for that home, one hundred houses two hundred more vehicles etc. not forgetting the overcrowding of schools.

Traffic congestion! Need a ring road before any development! Typically one would associate affordable housing with young

families and the impact on children’s education would suffer due to no school developments. Additionally transporting children to larger schools on the opposite side of town will only add to the current misery suffered by commuters due to no bypass within the development

Too much traffic & noise May encourage more people to the area and traffic is already too

bad, schools full etc. It may be difficult for affordable housing

residents to get into Boston town centre 4

Attract 'disadvantaged' people to Wyberton - most of which will not be able to get into town.

Traffic - they cannot get into town as they are not in an affordable position of a car. Should be Boston however I understand the regulations.

Affordable homes may be taken up by people who don't have their own transport and they may have difficulty getting into town.

Will people in these houses have access to the town centre? (Appropriate transport services if they don't have vehicles)

Other: Requirement for parking for homes 1

Affordable housing also needs parking facilities and gardens. Wheelie bins are disgraceful when left on the streets because there is no 'store' for them.

Theme (occurrences)


Lack of infrastructure (12)

Perceived lack of capacity at existing local facilities for future residents

12

No amenities for children, school or doctors surgery House prices will fall - no school places, primary and secondary

schools full to capacity No plan for school / medical Very possibly - must be considered with plans for public

transport, local schools and shops Are you going to provide a new school, because with affordable

housing that’s what will be needed. Young couples soon become young families in all types of low cost housing. So if not it will not be a suitable location.

As long as services such as drs, shops etc. available within easy reach

How will the schools cope? Wouldn’t this be better built on empty sites in town?

Boston is already overpopulated with resources at breaking point or have already broken. No more for Boston, please!

As above more people = more crime, more road accidents more noise generally more pressure on Wyberton’s delicate infrastructure .the disruption to housing on the Boardsides would be more limited

as stated above, one new home built the likely hood is two vehicles for that home, one hundred houses two hundred more vehicles etc. not forgetting the overcrowding of schools.

Typically one would associate affordable housing with young families and the impact on children’s education would suffer due to no school developments. Additionally transporting children to larger schools on the opposite side of town will only add to the current misery suffered by commuters due to no bypass within the development

May encourage more people to the area and traffic is already too bad, schools full etc.

Theme (occurrences)


Potential occupants (11) Immigrants will live in affordable housing

6

30% is too much. Large quantities of immigrants will take these up and they will have another community. They don't integrate as well you know.

More than likely to be bought by landlords to rent and filled with EU residents.

Don’t need more houses for migrants As above - cheap housing I feel will lead to the migrant

population overtaking this side of the town. Buy to let and multiple occupancy could also be a problem.

On a totally selfish view, affordable housing implies limited income and therefor residents may be unable to afford football match prices. They could also be bought to let and people from other countries may not be interested in attending the matches.

So as not to attract Boston’s overspill of migrant workers living in rented accommodation

Private landlords would purchase affordable housing and rent out

5

More than likely to be bought by landlords to rent and filled with EU residents.

As above - cheap housing I feel will lead to the migrant population overtaking this side of the town. Buy to let and multiple occupancy could also be a problem.

On a totally selfish view, affordable housing implies limited income and therefor residents may be unable to afford football match prices. They could also be bought to let and people from other countries may not be interested in attending the matches.

I have no issue with affordable housing being on this site. My reservations would be that once the homes are resold they would then be bought by landlords looking to increase their portfolio of buy-to-let properties, which ultimately ends up with tenants not caring about the property or local area.

Yes providing farmers don't buy them, and rent them out to families living ten to a house.

Theme (occurrences)


Requirement for affordable housing (11)

Affordable housing will help first time buyers purchase a home

4

To get young people like myself on the housing ladder Affordable presumably meaning they can be purchased by young

people of limited means, who will take pride in the purchase. See answer 2.

I only managed to get on the ladder 7 years ago thru affordable housing. It is essential

I realise this is to encourage younger people to live in the area which I don't have a problem with, (my own son and daughter-in-law live even closer to the proposed developments) but there are quite a lot of older, retired people in this area who may not welcome the fact that their quiet leisurely life is going to be changed.

30% is too high 4 30% is too much. Large quantities of immigrants will take these

up and they will have another community. They don't integrate as well you know.

Personally I think 30% is too high Is that a little too much for an area of low cost housing? Based on these figures, for 500 homes, 150 of them should be

affordable housing. This seems rather a lot of affordable housing in one area. Affordable housing can bring its own problems; there is obviously a concern about antisocial behaviour. In my opinion Wyberton has a large proportion of affordable housing already and does not require any more!

Affordable housing is not required 2 Not required Within the Wyberton Area there are 3 previous 'Council Estates’,

which provide acceptable affordable housing to this area. Other: 30% is too low 1 1.Public transport links? 2.Should be more than 30%.

Theme (occurrences)


Location (10) Support for/ambivalence towards location 3

Because it is next to the stadium and more support for the club. Excellent Regardless of location a percentage of affordable housing is a

must. Alternative sites would be preferable (non-

specific) 3

Why Wyberton How will the schools cope? Wouldn’t this be better built on

empty sites in town? Build on Brown Field sights!! Location to the north of the town centre would

be preferable 2

As above - why not north of the town? There is already a large amount of affordable housing around

this area – The North East of Boston is severely lacking in this type of property.

Other (one occurrence each): Location will encourage families to visit the proposed new stadium; Location is not suitable for any housing

2

We want to bring families to ground and community programme Not for any housing

Theme (occurrences)


Uncertainty (4) Require more information to form an opinion on the location

4

Dependant on the proposed planned layout. Define affordable housing, houses yes, flats no. Put the flats on

the old ground where they will be more in keeping with the current environment

Depends on the quality of housing and the design of the site. This is a nice part of town and would be spoiled by high-density housing.

Would need more details

Theme (occurrences)


Concept of affordable housing (3) Do not believe affordable housing is effective

2

There are no affordable houses on the market. House prices are inflated by government help to buy schemes. Property needs to be at least 30% cheaper.

I do not believe the houses will be affordable for Boston wages therefore they will go to south siders and get rented out.

Do not know definition of affordable housing 1 Unsure of the full definition of affordable housing...

Theme (occurrences)


Other (3) Other (one ocurrence each): Mixture of houses needed; Residents of affordable housing can't afford to go to football matches; Flooding

3

I believe that all developments should include a wide selection of housing types in order to promote diverse communities, rather than segregation.

On a totally selfish view, affordable housing implies limited income and therefore residents may be unable to afford football match prices. They could also be bought to let and people from other countries may not be interested in attending the matches.

Is fantastic if you wish to live in houses liable to be flooded Question 4 Our proposal for Q1 includes an area for commercial uses such as shops, restaurants and hotels, located near to the new Community Stadium. Do you think this is the right location for these facilities? Free text responses were invited to this question. 130 responses expressed support of the location 42 responses stated their support would be subject to specific condition(s) Conditional comments – respondents stated they would support the proposed location, subject to the following conditions:

Theme (occurrences)


Dependent on operators of the units (11)

11

Yes but we want quality hotels with good star ratings. If they suit the new residents It depends how much big companies show interest and what

incentives I would like to see shops, supermarket e.g. Aldi, also would like

something that would keep children / teenagers entertained including clubs.

Yes, but carefully selected to not adversely affect the town centre. Yes, however having an A16 frontage is going to limit the type of

business that may occupy the units. Providing that the right type of businesses can be found and the

units are not to large as to deter local businesses at present there are very few facilities to the South of the Town.

Yes, but try not to let McDonalds, KFC etc. dominate the food outlets.

A hotel or leisure complex could provide useful services depending on the fortunes of the stadium's occupants, otherwise I don't think huge amounts of retail would work very well - and it would further detract from the town's appeal. I wouldn't begrudge any locale a corner shop, fish and chip shop or coffee shop, but I assume the stadium would have a bar, club shop or something? A supermarket would be fine with the right tenant.

I think the hotels and restaurants are. Good idea but depending on the shop choice, as think it may harm the town centre. May be do like an industrial estate like the gala bingo site in Boston, and get o bigger chains on board i.e. Primark, bigger next, h and m, etc.

Yes if the shops sort the clientele you are proposing to live there

Theme (occurrences)


Dependent on good / improved access to the units (11)

5

Again, as long as easily reachable by residents of new housing as well as football supporters etc.

Good road access to the South, London, Peterborough, etc. Limited or more difficult access to the North. Limited rail access locally

The main concern would be transport links Yes I see no problem with new road to cope with the

improvements to the area. I believe it is not too far away from the town centre therefore it

shall definitely be accessible. Efficient transport links must be established for those without cars that wish to visit these facilities however otherwise it may be seen as pointless to many.

Pedestrian link needed between units and stadium

3

Footpath ends at Tytton Lane East - new footpath would be required for walkers towards the stadium

Yes but may need to consider a footbridge between the stadium site and the commercial one to enable pedestrian traffic to utilise both facilities safely. The A16 is a very bust road

I think it has the potential if developed correctly, i think it would be better of as a well designed discount retail unit similar to Springfields in Spading as opposed to a big box retail unit (furniture store, electronics store, bathroom store etc.) such as you see near Tesco/oldrids, with a pedestrian link between the commercial area and stadium development, a car park similar to pescod square would be preferable to large expanses of tarmac

Park & Ride / public transport needed 2 I think it could be argued that they are quite close to existing units

such as those near Tesco and even Springfields. However, I would also argue that it is a good location as it means people from surrounding areas may be attracted to the town as they will not have to contend with heavy traffic. Perhaps it could also be combined with a park and ride scheme for the Town Centre? In addition, it will be a good facility for fans visiting the stadium (home or away).

Yes, but essential that good public transport is part of the development

Other: providing there is no access from London Road

1

No access from London Road

Theme (occurrences)


Depending on style & size of units (6)

6

No big buildings behind bungalows on Tytton lane East boundaries I think this may be Ok dependant on type and final location. Providing that the right type of businesses can be found and the

units are not to large as to deter local businesses at present there are very few facilities to the South of the Town.

Yes as long as designed well If the commercial area can be designed in a similar fashion to

Springfields in Spalding, it should be perfectly adequate, as that is in a reasonably secluded area off a main road like Q1. More importantly, they should be reasonably spaced from the residential area to avoid noise pollution and passers by etc.

I think it has the potential if developed correctly, i think it would be better of as a well designed discount retail unit similar to Springfields in Spading as opposed to a big box retail unit (furniture store, electronics store, bathroom store etc.) such as you see near near Tesco/oldrids, with a pedestrian link between the commercial area and stadium development, a car park similar to pescod square would be preferable to large expanses of tarmac

Theme (occurrences)


Providing the effect on the town centre is considered (6)

6

Yes if needed but effect on town centre needs to be a concern Yes, however, the new development should not kill the town

centre, Meadowhall killed Sheffield's town centre. A hotel near the stadium would be good. This many houses

require commercial ventures to support such an overall development. However, this must be balanced with not taking too much from the town centre. The town is desperate for investment commercially and this alone would make it important.

Yes for some... However with the current economic climate, there are too many town centres: high streets becoming deserted and losing business. This doesn't want to encourage it.

I think the hotels and restaurants are good idea but depending on the shop choice, as think it may harm the town centre. May be do like an industrial estate like the gala bingo site in Boston, and get bigger chains on board i.e. Primark, bigger next, h and m, etc.

How will this fit in with existing shopping areas? Will it take more focus away from the town centre?

Theme (occurrences)


Units are positioned to minimize any disturbance to new homes (3)

3

Yes as long as the facilities do not affect the housing element through noise and disturbance.

If the commercial area can be designed in a similar fashion to Springfields in Spalding, it should be perfectly adequate, as that is in a reasonably secluded area off a main road like Q1. More importantly, they should be reasonably spaced from the residential area to avoid noise pollution and passers by etc.

Yes, depending on location - they should be close to existing roads or proposed new roads and away from any housing (existing or new).

Theme (occurrences)


Adequate parking is provided (2)

2

OK providing there is adequate parking I think it has the potential if developed correctly, i think it would

be better of as a well designed discount retail unit similar to Springfields in Spading as opposed to a big box retail unit (furniture store, electronics store, bathroom store etc) such as you see near Tesco/oldrids, with a pedestrian link between the commercial area and stadium development, a car park similar to pescod square would be preferable to large expanses of tarmac

Theme (occurrences)


Other elements of proposed scheme are also delivered (2)

2

Any development of this style should only be allowed to go ahead if the developer entes into a binding contract to deliver the community/commercial properties AT THE SAME TIME as they build the houses. My experience is that developers put community/commercial premises on the planning application but

then don't build them - for example the new doctors surgery promised by HPC homes when the developed the old hospital site.

If the houses are built

Theme (occurrences)


Other (5) Other (one occurrence each): anti social behaviour is considered; good drainage solutions are adopted; a focal point to the development is incorporated; infrastructure improvements needed; a hotel better located at Q2 site

5

As long as it does not become a place for people to hang around day and evening and cause problems for the area, which it probably will

I am concerned about the drainage of trade from the town centre but otherwise it makes sense and frees up a valuable brown field site at the present stadium

Need a focal point Within reason and within keeping to the area, yes, but also with

provision for schools and nurseries (I think I am making my main concern clear now).

I am sure shops will be needed, and if it brings jobs into the town this is good. Not sure if it is the right place for a hotel, that would probably be better placed if the second part of the project takes off and a marina is built.

35 comments were made in opposition to the location Opposed comments – why respondents do not support the proposed location

Theme (occurrences)


Potential impact on the town centre (14)

Will have a negative impact on businesses in the town centre

14

More needs to be done to draw people the town centre rather than the outskirts

Putting extra shops / hotels will ruin local business, small business. Corporate businesses are too big and small businesses need help to survive.

The shops in town are closing, too much congestion Wyberton is a quiet village location with Spar, post office, pub. It

will ruin trade for small traders But out of town facilities does not help Boston town Boston town is dead now, with this now Q1 it will be empty No it will just take people away from the town centre

A worrying proposition when there are so many units standing empty around the town - the old HMV, Clintons, JJB, retail units on the old Asda site that have never been used yet, the old Comet and Dreams stores opposite Downtown to name but a few. These proposals have potential to draw yet more business away from the town centre and worsen things for the already struggling local businesses.

Who’s going to use these facilities? Boston is becoming a ghost town with shops and pubs closing at a steady rate. Again these would be better off in town.

No I do not believe this to be a good location for commercial shops, restaurants and hotels as what about the Market Place in Boston and other retail parks which are suffering due to the recession. More shops are closing in the town and surrounding villages because people can not afford such luxuries and many people now buy off the internet, as it can be cheaper. Also restaurants and in the town and surrounding areas are closing down as people tend to stay in a lot more these days as people cant afford to go out therefore if big chain restaurants come in town in your new proposed location then what about the local businesses, this will affect them even more. What about the North/East side of town, there is nothing that side of town, they do not even have a proper supermarket?

This would totally kill the Town Centre. No - If shops are drawn to this area out of the town centre then it

is not a good idea. What commitments are there for the shops to be in use, Boston shopping Park on Horncastle Road still has at least 2 empty units that have never been leased several years after being built. How can you assure this will not happen here?

Any development of more out of town shops will have an adverse effect on the town centre. There are enough places to eat in Boston already.

It would save so much traffic going into Boston perhaps? But not good for Boston town centre

Theme (occurrences)


Lack of requirement for commercial uses in area (10)

10

Local supermarket just closed down, why would you open a new one?

Why build another pub when pubs are closing at a rate of knots. From Tytton Lane you can walk to 2 possibly 3 pubs already.

Renegotiate the current lease in Boston and upgrade the current ground. There are plenty shops, hotels and restaurants in Boston already

Take a look at the Princess Royal Arena financial details, we do not need another white elephant, or as you call it "Community Stadium" to be a burden on the local authority

No I do not believe this to be a good location for commercial shops, restaurants and hotels as what about the Market Place in Boston and other retail parks which are suffering due to the recession. More shops are closing in the town and surrounding villages because people cannot afford such luxuries and many people now buy off the internet, as it can be cheaper. Also restaurants and in the town and surrounding areas are closing down as people tend to stay in a lot more these days as people cant afford to go out therefore if big chain restuarants come intown in your new proposed location then what about the local businesses, this will affect them even more. What about the North/East side of town, there is nothing that side of town, they do not even have a proper supermarket?

No it is not the right location,if you lived in wyberton you are no further than 5 minutes from the tesco store by car,we also have the endeavour pub and restaurant but 2 minutes from your proposed site.

What's the point in new restaurant, shops, hotels and jobs if there's nobody to work due to increasing mortality?

We do not think there is a need for more shops or commercial units as Marsh Lane has numerous Units, which are not fully utilised already.

No. Who would use them? Certainly the new houses won't need a hotel. Who will come to the south of Boston to a Supermarket when there is 1 in town and 1 to the east?

No I do not. Lets get something straight here. There is already 2 failing pubs in this area and two supermarkets within easy reach. My house which will be extremely close to your proposed business area. I do not want my privacy or my tranquillity to be compromised. I can understand you building homes but why the businesses. It is not needed. What is needed here is a new Dr's surgery and school. Remember this is Wyberton a village not just Boston. There is a haven of wildlife that visits my garden. This will be destroyed if you build. Why not put the houses where the business/commercial area will be going and the business area over the road next to the stadium. Then no-one much will be affected with the noise.

Theme (occurrences) Sub-theme No.

occurrences

Potential increase in traffic (6)

6

The shops in town are closing, too much congestion No as traffic is a huge issue already without further housing,

shops, restaurants etc. As the already busy road cannot sustain any additional traffic and

the development is proposed in an area that has recently been prone to flood.

No. Having these sorts of commercial premises in such a concentrated and restricted area immediately adjacent to existing residential properties will mean a huge increase in noise, activity and traffic pollution having a massively detrimental effect on my quality of life. A much better location is in and around the Marsh Lane area where there are already such premises i.e. The Spirit of Endeavour, car sale garages as well as various industrial units and which will not impact on local residents so drastically as it is not in such close proximity to as many old established residential properties.

These projects/ establishments usually have night time activities including delivery lorries which will generate noise in established and new housing areas

The traffic would be too heavy and high tide wellies would have to be worn


occurrences Existing empty units in the area should be used before new units developed (4) Empty units in the town centre

2

I think they should fill up vacant shops in town for shops and restaurants

I think more shops in town could be reopened and repaired Other (one occurrence each): empty units on

Horncastle Road; empty units on Marsh Lane 2

No - If shops are drawn to this area out of the town centre then it is not a good idea. What commitments are there for the shops to be in use, Boston shopping Park on Horncastle Road still has at least 2 empty units that have never been leased several years after being built. How can you assure this will not happen here?

We do not think there is a need for more shops or commercial units as Marsh Lane has numerous units, which are not fully utilised already.

Theme (occurrences)


Alternative location suggested (4)

One occurrence each: Princess Royal Stadium; North East Boston; Boardsides; Marsh Lane

4

Stadium should be with the Princess Royal Stadium No I do not believe this to be a good location for commercial

shops, restaurants and hotels as what about the Market Place in Boston and other retail parks which are suffering due to the recession. More shops are closing in the town and surrounding villages because people cannot afford such luxuries and many people now buy off the internet, as it can be cheaper. Also restaurants and in the town and surrounding areas are closing down as people tend to stay in a lot more these days as people cant afford to go out therefore if big chain restaurants come in town in your new proposed location then what about the local businesses, this will affect them even more. What about the North/East side of town, there is nothing that side of town, they do not even have a proper supermarket?

The Boardsides has better facilities road links to the A52 as well as the A17 as well as a rail link seems logical really even a small airport.

No. Having these sort of commercial premises in such a concentrated and restricted area immediately adjacent to existing residential properties will mean a huge increase in noise, activity and traffic pollution having a massively detrimental effect on my quality of life. A much better location is in and around the Marsh Lane area where there are already such premises i.e. The Spirit of Endeavour, car sale garages as well as various industrial units and which will not impact on local residents so drastically as it is not in such close proximity to as many old established residential properties.


occurrences Flood risk on site (3) 3 As the already busy road cannot sustain any additional traffic and

the development is proposed in an area that has recently been prone to flood.

The traffic would be too heavy and high tide wellies would have to be worn

Once again, the infrastructure / essential facilities are not in place to cope with the Q1 proposed housing development / stadium / commercial area. Smaller village developments would be more appropriate at this present time! Work needs to commence firstly on the town’s infrastructure, flood defences and services.

Theme (occurrences)


Road safety in/around site (2)

2

You have sited these facilities on the opposite side of the A16 to the stadium which will be dangerous to cross. Not everybody has a car or wants to use a car. The cycle path to Boston along the A16 from Wyberton will no longer be safe to use.

You seem to be hoodwinking planners by building homes as bait for the football stadium which is going to be in an extremely dangerous place - new homes one side of the A16 and the proposed new stadium on the other side of the A16 - to me this is not a good idea.

Theme (occurrences)


Proximity of commercial units to new homes (2)

2

No I do not. Lets get something straight here. There is already 2 failing pubs in this area and two supermarkets within easy reach. My house which will be extremely close to your proposed business area. I do not want my privacy or my tranquillity to be compromised. I can understand you building homes but why the businesses. It is not needed. What is needed here is a new Dr's surgery and school. Remember this is Wyberton a village not just Boston. There is a haven of wildlife that visits my garden. This will be destroyed if you build. Why not put the houses where the business/commercial area will be going and the business area over the road next to the stadium. Then no-one much will be affected with the noise.

No. Having these sort of commercial premises in such a concentrated and restricted area immediately adjacent to existing residential properties will mean a huge increase in noise, activity and traffic pollution having a massively detrimental effect on my quality of life. A much better location is in and around the Marsh Lane area where there are already such premises i.e. The Spirit of Endeavour, car sale garages as well as various industrial units and which will not impact on local residents so drastically as it is not in such close proximity to as many old established residential properties.

Theme (occurrences)


Improvements to infrastructure required before units are delivered (2)

2

A large number of houses being built requires new infrastructure to support them. Way back in time the new estate off Sleaford Road was built with all houses and no new shops, schools, meeting places or pubs. This must not happen again.

Once again, the infrastructure / essential facilities are not in place to cope with the Q1 proposed housing development / stadium / commercial area. Smaller village developments would be more appropriate at this present time! Work needs to commence firstly on the town’s infrastructure, flood defences and services.

Question 5 What sorts of shops, restaurants and hotels would you like to see at Q1 (you can name retail/leisure companies that you would like to see)? Free text responses were invited to this question. The themes within the comments were as follows:

Theme (occurrences)


Supermarket (135) General (non-specific) 34 Sainsburys 33 Morrisons 30 Waitrose 14 Lidl 8 Tesco 7 Aldi 4 Co-op 3 Asda 3 M&S Simply Food 2

Theme (occurrences)


Restaurant (121) General (non-specific) 45 Frankie & Benny’s 20 Nandos 12 Pizza Express 8 Country specific cuisine (e.g. Indian, Chinese) 7

TGI Fridays 5 Chiquitos 4 Wagamama 3 Fish & chip restaurant 3 Café Rouge 2 Other (1 occurrence each): American diner; Ask;

Bella Italia; Buffet style restaurant; Carluccio’s; fine dining; Gaucho; GBK; Jacket potato; La Tasca; Pizza Hut; Steak House.

12

Theme (occurrences)


Hotel (88) Premier Inn 29 General (non-specific) 23 Travel Lodge 23 Holiday Inn / Holiday Inn Express 4 Best Western 2 Devere 2 Ibis 2 Marriott 2 Other: Hilton 1

Theme (occurrences)


Shops (non-clothing) (73)

General (non-specific) 26 Furniture / homewares 12 Outlet style discount stores 7 Convenience store 4 Newsagent 4 Bargain / pound shop 3 Pet shop 3 Electricals 3 Other (1 occurrence each): betting shop;

bookshop; builders merchant; card shop; childrens shop; crafts; DIY store; food hall; game shop; garden centre; market area.

11

Theme (occurrences)


Shops (clothing) (61) Primark 10

Next 8 General (non-specific) 7 Topshop / Topman 7 H&M 5 River Island 5 Gap 4 Shoe shop 2 Other (1 occurrence each): BHS; Clarks; designer

stores; Dorothy Perkins; Fat Face; International; Jane Norman; Matalan; Miss Selfridge; Monsoon; New Look; Peacocks; Zara.

13

Theme (occurrences)


Sports / leisure facilities (59)

Gym 12 General (non-specific) 9 Cinema 6 Ice rink 6 Bowling alley 5 Swimming pool 5 Children’s play centre 4 Dry ski slope 2 Skate park 2 Sports hall 2 Other (1 occurrence each): Dance studio; hockey

pitch; health spa; live music venue; museum; speedway track.

6

Theme (occurrences)


Fast food outlet (46) General (non-specific) 14 McDonalds 10 KFC 8 Burger King 6 Subway 5 Fish & chip shop 3

Theme (occurrences)


Pub (42) General (non-specific) 18

Harvester 8 Toby Carvery 4 Wetherspoons 3 Brewers Fayre 2 Crown Carvery 2 Other (1 occurrence each): Fair & Square; Hungry

Horse; Square Deal; Tom Cobly; Yates 5

Theme (occurrences)


No preference / non-specific (32)

Any that compliment the area Mixture Good ones! Anything or everything National chains associated with growing vibrant towns Not bothered No particular sorts of premises but the area would benefit from

more facilities. Again, if they generate more traffic, that would create further problems.

Good quality ones A good mix of all Do not mind as long as they are suitable and are beneficial to the

area. No preference as long as a good cross section I have no strong views. A nice mixture Any, so long as they get occupied. Mix of small local business with larger retail units. Anything that will be good for Boston lots of big name shops that

Boston hasn't got yet Not a repeat of what we already have. Would like some more

variety of retail units. Any Anything that could commit to a long term and provide good

employment opportunities for the local area. As said above, something that would help the town to prosper and develop.

Various Any companies that are bringing jobs to the local area are very

welcome. I think that we need to see what interest is expressed by both

local and national companies, and not be closed minded with our own preconceptions. Boston must be open to market forces; a failure to be so has hindered us in the past.

A good mixture Something different to which we already have. A variety of everything A variety of each Any type of shops, or businesses that can be attracted there It doesn't matter to me about names it matters about

employment opportunities and bringing business to the town to give us a boost

It's not the names of the company's that matter as long as there big employers who will benefit the yow and provide jobs it will be excellent

I believe the market will decide! However, it is important that in this respect Q1 complements the town centre and does not replace long-established businesses. It is essential for Boston that major national retailers like Marks and Spencer and Boots, as well as locals like Oldrids, remain in the centre.

Any would be good A mix of retail and leisure to compliment the new stadium

Theme (occurrences)


Beverages (26) Café / coffee shop 21 Bar 5

Theme (occurrences)


Sportswear / outdoors (23)

General (non-specific) 11 Sports Direct 4 Outdoors / camping shop 3 JD Sports 2 Other (1 occurrence each): BUFC shop; golf shop;

JJB Sports 3

Theme (occurrences)


Units for local businesses (15)

Supermarket, fast food, hairdressing (smaller units for local businesses)

Food, both sales and takeaway, ice skating, gym, Morrisons and Matalan work well together as their chief execs know each other well. IKEA? Then smaller units for local businesses?

Apart from the usual chains like Starbucks, local business should be allowed to thrive in the new development.

Apart from the obvious chains of retailers I would like to see a "Market" area where new, independent retailers could rent space at a low cost to encourage new business and retain the concept of family owned shops

A mixture of national names and the opportunity for small local businesses i.e. restaurants, cafes etc.

Cheap hotel rooms food shop sports golf shop small units for local start up traders

I favour mini-malls with opportunity for independent traders to provide traditional services (butcher/baker etc). A post office would be good!

If possible shops owned by and run by local concerns Whilst I am sure it will ne dominated by chain stores it would be

nice to see local, independent businesses on site. These places are so often full of same you may as well be anywhere.

A mix of national, big retailers with opportunities for local independent traders e.g. M&S / Next / Primark / H&M / River Island / Top Shop / Top Man / JD Sports / Peacocks / Jane Norman / Dorothy Perkins / Mothercare / ELC / Smyths / Fat Face / Gap / Blacks / Clarks / Sainsburys / Starbucks / Boots / Pizza Express / Nandos / Wagamamas / Electronics and Media / Books and Craft / Pets. Cinema / Bowling / Gym / Childrens Playcentre / Health.

Localised shops, not big retail Supermarket, cafe, restaurant, bistro. Sainsburys, Waitrose,

"Mexican" style eating, as many local (non national or franchise) as possible

Smaller independent shops and restaurants rather than the Tesco " village shop " approach

I think that it is very important that local businesses are given the opportunity to become part of this new, exciting development. It would be inappropriate if the ' corner shop ' within the area were to suffer as part of these proposals. As regards companies, I would have thought that retail / leisure companies who are keen to support the football club should be sought. I think that it is important that a joint working relationship be established from the outset.

A major retailer, and local traders

Theme (occurrences)


Community facilities (14)

Hair / beauty salon 3 Post office 3

Bank 2 Conference & hospitality venue 2 Petrol station 2 Other (1 occurrence each): Chemist; health clinic 2

Theme (occurrences)


Department store (6)

Debenhams 3 John Lewis 2 House of Fraser 1

15 respondents stated they would not like to see any shops, restaurant and hotels at Q1. The following reasons were given:

Theme (occurrences)


No shops, restaurant and hotels (16)

Potential negative impact on town centre 9

Shops are empty in town now!! Do not need any if they do the town up that is already there None. The town is struggling to keep shops open. An out of town

shopping facility will stop people bothering to go into town. The Spirit of Endeavour is 1 mile away - Tesco is 1 1/2 miles away. Asda is 2 miles away. We don't need another supermarket.

NO SHOPS, NO RESTAURANTS,AND CERTAINLY NOT ANOTHER HOTEL AS THIS TOWN IS AT PRESENT SATURATED WITH ALL OF THESE SERVICES. PUT SHOPS BACK IN THE TOWN WHERE THEY BELONG AND SHOULD ALWAYS BE.

None we have ample pubs , restraunts and hotels in Boston, also we have enough supermarkets and shops , again disgusted

Indifferent. Any new development here will hasten the demise of the town centre

Who's going to be staying at these hotels?Why would these shops be successful when ones in town are closing down?

Half the shops in town are empty and you are building more to sit empty. Why not Fill the ones in town first?

None the people of Boston would have to catch buses to go to this proposed site and it would take trade away from Boston town centre and leave it nothing more than a ghost town.

No requirement for shops, hotels or restaurants in area

5

None. The town is struggling to keep shops open. An out of town shopping facility will stop people bothering to go into town. The

Spirit of Endeavour is 1 mile away - Tesco is 1 1/2 miles away. Asda is 2 miles away. We don't need another supermarket.

NO SHOPS, NO RESTAURANTS, AND CERTAINLY NOT ANOTHER HOTEL AS THIS TOWN IS AT PRESENT SATURATED WITH ALL OF THESE SERVICES. PUT SHOPS BACK IN THE TOWN WHERE THEY BELONG AND SHOULD ALWAYS BE.

None we have ample pubs, restaurants and hotels in Boston, also we have enough supermarkets and shops, again disgusted

Who's going to be staying at these hotels? Why would these shops be successful when ones in town are closing down?

None as above the local spar shop is sufficient Other (1 occurrence each): development of site

not supported in general; location of site relies on transport for access; proximity of commercial uses to existing houses.

3

None. Keep it green. None the people of Boston would have to catch buses to go to this

proposed site and it would take trade away from Boston town centre and leave it nothing more than a ghost town.

Me personally I don't want any shops/ restaurant or leisure companies if they are going to be where you propose. I live here. This is a quiet residential area. RESIDENTIAL. A hotel might be needed this side of town, but not next to houses. These need to go in a dedicated area away from existing houses not right next to them.

A number of respondents stated the types of shops, restaurant and hotels they would not like to see at Q1:

General type (occurrences)

Specific type No. occurrences

Shops (12) Bargain / pound shops 5 As long as its not another pound shop or charity I don't mind.

Maybe a Debenhams or House of Fraser, Sainsbury’s and a health spa would be fab.

Premier Inn hotel. Morrisons supermarket. Fair and Square family restaurant. We have enough cheap and cheerful shops in town. Some better quality shops would be good.

No more bargain, pound shops. High street names needed. Cool modern restaurants needed.

Nothing Cheap - Boston town centre caters for this market, if this is done properly with high end retailers, people would visit from Peterborough and Spalding, as opposed to going to these places south of the county from Boston it will pull people to Boston

No more discount shops. Bring in classy, high-profile supermarket, restaurants etc. (FROM RESPONSE PROVIDED TO Q10)

General (non-specific) 4 NO SHOPS, NO RESTAURANTS, AND CERTAINLY NOT ANOTHER

HOTEL AS THIS TOWN IS AT PRESENT SATURATED WITH ALL OF THESE SERVICES. PUT SHOPS BACK IN THE TOWN WHERE THEY BELONG AND SHOULD ALWAYS BE.



Less shops, restaurants and hotels. More sports halls, all weather sports facilities, dance studios and the like.

Other (one occurrence each): Charity shop; department store; outlet style shops

3

As long as its not another pound shop or charity I don't mind. Maybe a Debenhams or House of Fraser, Sainsbury’s and a health spa would be fab.

Sainsbury’s or a Waitrose would be welcomed, and would make a good 'anchor' store. Don't think a departmental store could compete with the nearby Downtown.

I would like to see quality brands rather than "outlet stores" which many of these developments seem to attract. Would be good to have a quality restaurant to go to rather the usual chains and fast food joints.


occurrences Restaurants (6) General (non-specific) 4 NO SHOPS, NO RESTAURANTS, AND CERTAINLY NOT ANOTHER





Other (one occurrence each): 24hr fast food outlets; chain restaurants

2

Preferably not 24hour, i.e. KFC or McDonalds, or Tesco. I would like to see quality brands rather than "outlet stores"

which many of these developments seem to attract. Would be good to have a quality restaurant to go to rather the usual chains and fast food joints.


occurrences Any brands that are already in Boston (6)

Retail outlets not already in town e.g. Primark; Larger existing outlets e.g. Next; Any other companies to enhance the experience

Not a repeat of what we already have. Would like some more variety of retail units.

See note above regarding the hotel. If shops do come into the area, I think they should NOT be shops which are already located in the town, as this will just leave more empty shops in the town centre. Definitely no mobile 'phone shops! Maybe a bank could be persuaded to come?

Not sure, but obviously something that the town doesn't already have an abundance of. Maybe premier inn type hotel, Nandos or Frankie and bennies, furniture retailer such as DFS

Something different to which we already have. I believe the market will decide! However, it is important that in

this respect Q1 complements the town centre and does not replace long-established businesses. It is essential for Boston that major national retailers like Marks and Spencer and Boots, as well as locals like Oldrids, remain in the centre.


occurrences Supermarket (5) General 3 None. The town is struggling to keep shops open. An out of town

shopping facility will stop people bothering to go into town. The Spirit of Endeavour is 1 mile away - Tesco is 1 1/2 miles away. Asda is 2 miles away. We don't need another supermarket.


An hotel would be a plus for this area, as there only B&B's in Wyberton, and yes some retail but not a big supermarket.

Tesco 2 Preferably not 24hour, i.e. KFC or McDonalds, or Tesco. Smaller independent shops and restaurants rather than the Tesco

" village shop " approach


Hotel (3) NO SHOPS, NO RESTAURANTS, AND CERTAINLY NOT ANOTHER





occurrences Large companies / chains (2)

A mixed retail but not huge conglomerates. Shops and restaurants must suit the type of houses built (family)

Local pub restaurants, like the newly updated Poacher, Red Lion and Supreme, NOT more chain pubs, we already have the Burton and Endeavour nearby. Locally owned hotel. It's not an area that needs big brands. This is an ideal time to give the area pulling power for slightly more... "Upmarket" establishments. Not OTT posh, just respectable, not the kind of "towns" places that you can get in town. Would be awful to see this generally well kept, nice area of the town become a place for drunks, chavs and generally people of bad character!!


occurrences Other (1) Pub None we have ample pubs, restaurants and hotels in Boston, also

we have enough supermarkets and shops, again disgusted Please note, the above results include comments made in 4 responses to Question 10 (see below), which were directly relevant to this question. Question 6

Boston United Football Club are in urgent need of a new home for the football club and its community and education departments. Do you think Q1 is an appropriate location for the new Community Stadium?

Yes No Unsure No answer Website 266 38 25 8 Post 4 3 1 - Exhibition 23/11/13 28 15 3 4 Exhibition 04/12/13 17 6 1 - TOTAL

315 (75%)

62 (15%)

30 (7%)

12 (3%)

Comments:

Theme (occurrences)


Suggestions for other suitable sites for stadium (22)

Princess Royal Sports Arena 15

What's wrong with using DABSI? Noise levels, increase of traffic - what's wrong with next to DABSI -

keep sporting facilities together away from residential area. It would make more sense to keep sports in one area. DABSI site

needs help. The stadium being located there would help this. It should be shared with Princess Royal that is losing money now -

help support the area Ideally needs to be with other sporting facilities. Dabsi doesn’t

have enough people to visit to keep it running. Put the grand there. Will draw more people to use it.

I think the new stadium should be located near to The Princess Ann Arena and Airfield by the Gilbert Drive business park. This would not cause so much inconvenience to local houses as there is more green space / fields around it.

Ruining a quiet residential area. Why not Boardsides near the rugby.

There is plenty of land around the DABSI stadium that could be used for this purpose, and having additional resource in that area MIGHT enable the DABSI to stop being a drain on the finances of the people of Boston. The new BUFC stadium could be shared with the Rugby Club.

Look at the Princess Anne development/arena and area. The area is much better for that type of use. It will be far less invasive of a local community.

I don`t understand why it cannot be combined with the Princess Royale Stadium

It should go next to the white elephant known as the rugby club (princess arena). It is out of the way and residential parking and increased traffic will not hinder people trying to go about their business. If Boston needs a stadium put it in Boston not Wyberton.

It would better placed down the Boardsides, near the Princess Anne Sports Arena.

I feel that the PRSA stadium could be further developed to incorporate BUFC. PRSA is a bit of a joke considering how much it cost and how much it is used, surely this would be a good opportunity for the local council to work with BUFC and redevelop PRSA in to a community sports hub.

There as already a stadium that is used infrequetly and costing us a fortune and is in a ideal position-sorry you wouldn't make any money from this

As previously stated, the road infrastructure / essential facilities (such as vacancies at GP surgeries, dentists and schools) are not in place to cope with the Q1 proposed housing development / stadium. Smaller village developments would be more appropriate at this present time! Community and education departments could be set up in conjunction with the Princess Royal Sports arena, which is already in place and underused!! I believe Boston should have its sports facilities concentrated in one are within the town. As the Princess Royal Sports arena is already there, perhaps the stadium should be built to work in harmony with a facility that is already in place.

North of Boston 2 I would prefer the other side of town but again understand you

need to move Build it the other side of Boston. Traffic is already a nightmare this

side. Town centre 2 We believe that a football ground should be in town like the

majority of football clubs, so people can walk to the matches with their families instead of catching buses or using other transport.

Boston United should be situated within Boston town and not the village of Wyberton or is the club to change its name to Wyberton Village football club

Other (1 occurrence each): A1121, Kirton, other site non-specific

3

It would be better to have all the sporting activities together on the A1121 this was thought of as being appropriate by the previous directors of Boston United. It will cause lanes in the area into rat runs, which they cannot cope with.

Wyberton Football club is an established and important pillar of the local community. Building such a stadium so close to both

primary schools will ultimately bring about the closure of such a well known and respected football club. Kirton on the other hand does not have the shops or facilities that are being offered by your development and would therefore be a much better suited area for the lavish development you are offering.

It is one of many sites big enough

Theme (occurrences)


Potential impact on neighbouring properties (17)

Concern for potential noise from stadium 11

Noise levels, increase of traffic - what's wrong with next to DABSI - keep sporting facilities together away from residential area.

increase traffic on an already busy road, noise etc etc. Ruining a quiet residential area. Why not Boardsides near the

rugby. Again spoiling a quiet location, at back of old people residences.

Parking also potentially an issue. Because people need houses. At night they might be playing

football and wake people up. The football club not make much noise WHO IS REALLY GOING TO WANT THE NOISE AND HASSLE OF A

FOOTBALL STADIUM ON THEIR DOORSTEP? I FOR ONE WOULD NOT ACCEPT THIS AT THE BOTTOM OF MY GARDEN.

Wyberton is a village outside Boston and is rural. Boston United belongs in Boston. There are no transport links to Wyberton. I do not want the light/noise pollution and the litter that this stadium will bring. Nor do I want a concrete jungle in this village

Traffic problems i.e. congestion, parking, noise and light pollution. Too much noise & traffic & too near homes Don't want the extra road traffic and noise near where we live -

needs a lot better road system first! Non-specific concerns 4 Again spoiling a quiet location, at back of old people residences.

Parking also potentially an issue. WHO IS REALLY GOING TO WANT THE NOISE AND HASSLE OF A

FOOTBALL STADIUM ON THEIR DOORSTEP? I FOR ONE WOULD NOT ACCEPT THIS AT THE BOTTOM OF MY GARDEN.

Who wants a football ground on there doorstep? I would have thought that was obvious. All the people who walk to the ground at the moment will have to drive adding to the current traffic congestion and pollution

Too near established housing Concern for potential light from stadium 2


Traffic problems i.e. congestion, parking, noise and light pollution.

Theme (occurrences)


Access / traffic (15) Noise levels, increase of traffic - what's wrong with next to DABSI -

keep sporting facilities together away from residential area. Increase traffic on an already busy road, noise etc etc. Increased traffic on A16 No access from London Road It could cause serious congestion It depends on how they sort out the traffic and don't just think

they are going to do any good. They are just moving the problem, If they make sure there is plenty of parking

Again too much traffic. More congestion. First thing to build is a bypass.


Access Who wants a football ground on their doorstep? I would have

thought that was obvious. All the people who walk to the ground at the moment will have to drive adding to the current traffic congestion and pollution

I don't disagree with the location of the stadium but will add congestion to Chain Bridge and London Road, I do not see the benefit of the food store and retail units proposals.

There must be sufficient parking if it is to be placed in such a location. There must also be sufficient sign posting as well as measures put in place that shall prevent crippling traffic jams.

Traffic problems ie congestion, parking, noise and light pollution. Too much noise & traffic & too near homes Don't want the extra road traffic and noise near where we live -

needs a lot better road system first!

Theme (occurrences)


Travelling to the new stadium (15)

Distance for supporters to travel 8

Local people in town could walk there instead of using cars

It is great for away fans travelling from the South and West - not so good if Boston play - for example - Scunthorpe or hopefully Hull!

As long as transport of some sort available to take supporters who would normally walk to local matches currently or from town centre bus & train stops

Only concern is impact on crowd numbers not sure how many supporters walk to current stadium!

I understand that the Football Club may need a new home, however I don’t understand what is wrong with its existing location and maybe spend the money renovating the existing ground. It is better for Boston and local trade as it brings people in. Local support can then walk to the ground rather than drive, which is not good for the environment. Isn’t this a better mode of transport, walking rather than using a vehicle?

Out of town. Not within walking distance. Keep it at York Street. Parking seems totally inadequate - many people walk to the

ground at present and others (like us) live north of Boston and need to travel by car. What arrangements are being made? The idea of driving to the town centre, parking and then getting on a bus is ridiculous and unacceptable as well as probably being expensive for fans. If we get promoted we could be getting crowds of 2,000 upwards - could you really move this many people safely and comfortably without their own transport?

I think it is quite a way out for the supporters to come for a match, which comes back to the traffic again as they will have to drive where many will walk now. My own father was a life long supporter of Boston United, and walking to the match in the town was all part of being a Pilgrim.

Requirement for public transport from town centre to stadium

7

Out of town to the south alienates people on buses from north of the town on A16, no chance to get home after the match on current bus timetables without a £20 taxi fare unless there is a subsidises bus home.

As long as transport of some sort available to take supporters who would normally walk to local matches currently or from town centre bus & train stops

Once again think the transport links will need addressing Boston United have a perfectly good town centre stadium. The

only reason they need a new home is because a bitter old man got caught fiddling the tax man and thinks he shouldn't pay for his crime but should be able to cash in his inheritance to pay for it. An out-of-town location is not appropriate for a new stadium. It's too difficult to get to unless you have a car. There are no bus services

down the A16 and there's not even a footway all the way from the town centre. So it's currently inaccessible for pedestrians.

Public transport facilities need to be looked at. Those supporters living north of the town e.g. in Sibsey, Stickney, Stickford, Spilsbey etc last bus currently leaves Boston at 5.15pm. Tight on Saturdays and impossible weekday evenings

The east side of the A16 seems reasonable, provided all the supporting infrastructure is in place, particularly car parking. Sadly public transport in Boston is non-existent particularly in the south west of the area.

Always a difficult question. Consider the soul-less Diva Stadium at Chester - right at the end of a commercial complex and 1.5 miles from the nearest bus stop and some taxi firms refuse to pick people up that far out. Public transport to the new stadium really needs careful consideration.

Theme (occurrences)


Support (10) Bring all of Bostons Centre of Excellence back to Boston. Again excellent Fantastic. So excited about this possibility. It is great for away fans travelling from the South and West - not

so good if Boston play - for example - Scunthorpe or hopefully Hull!

I don't live near the stadium so can't comment on how it would impact existing residents. Proposed site does sit on a decent road for fans to get to the stadium.

Perfect choice of site. Without this the football club will cease to exist Well were else can it go? Superb location and easily accessible for visitors and home

supporters. A great point of interest on a major route into and through the town.

Only put unsure as would dearly love to stop at york st and grab it back from them greedy scumbags the Malkinsons but understand fully why we have to move. Location would be great for me as I could have a drink every game and bike home plus it would be on a main road into the town.

Theme (occurrences)


Preference to stay at existing football ground (8)

Release and develop existing ground Re vamp the existing grounds and surrounding areas Stay were you are Boston United have a perfectly good town centre stadium. The

only reason they need a new home is because a bitter old man got caught fiddling the tax man and thinks he shouldn't pay for his crime but should be able to cash in his inheritance to pay for it. An out-of-town location is not appropriate for a new stadium. It's too difficult to get to unless you have a car. There are no bus services down the A16 and there's not even a footway all the way from the town centre. So it's currently inaccessible for pedestrians.

Taking it out the heart of Boston will be a shame. And take it slightly out the spotlight. It may feel a little less connected to Boston being closer to Wyberton and Kirton

Out of town. Not within walking distance. Keep it at York Street. Redevelopment of the area will do nothing for BUFC I understand that the Football Club may need a new home,

however I don’t understand what is wrong with its existing location and maybe spend the money renovating the existing ground. It is better for Boston and local trade as it brings people in. Local support can then walk to the ground rather than drive, which is not good for the environment. Isn’t this a better mode of transport, walking rather than using a vehicle?

Theme (occurrences)


Concerns regarding potential parking on residential streets on match days (6)

Again spoiling a quiet location, at back of old people residences. Parking also potentially an issue.

Parking seems totally inadequate - many people walk to the ground at present and others (like us) live north of Boston and need to travel by car. What arrangements are being made? The idea of driving to the town centre, parking and then getting on a bus is ridiculous and unacceptable as well as probably being expensive for fans. If we get promoted we could be getting crowds of 2,000 upwards - could you really move this many people safely and comfortably without their own transport?

There must be sufficient parking if it is to be placed in such a location. There must also be sufficient sign posting as well as measures put in place that shall prevent crippling traffic jams.

Definitely not. It was explained that there will be sufficient parking for 600 cars. However, when fans want to drive out at the end of matches they will not want to be queuing to exit the car park, therefore, it is inevitable that, rather than use the football ground car park, they will park in surrounding roads so that they can walk a few hundred yards to their car effecting an immediate getaway.

As long as parking is considered and good landscaping Traffic problems i.e. congestion, parking, noise and light pollution.

Theme (occurrences)


Neutral / no opinion (5)

No more blasted football! Not sure why we need a football club at all Potentially Not being a football supporter No particular view, but a stadium on the outskirts of the town

would seem inevitable.

Theme (occurrences)


Capacity of stadium (3)

Concerns regarding the proposed capacity of the new stadium

I am concerned about the proposal for an artificial pitch, this would surely limit the level in the football pyramid could play at, seem to remember Durham city being relegated re their new artificial pitch. However if this community facility was out side the main stadium it would be an asset, providing there is scope for capacity expansion when required

Boston United play low league football. The Football League is just a pipe dream. Do they really warrant a 4300-seater stadium to play glorified pub football?

No as the current stadium attendance is not full in town so why would it be full out of Town!

Theme (occurrences)


Support dependent on final stadium design (2)

Dependant on final layout, must be in the shown location, i.e. the other side of the A16.

As above more detail required before an opinion can be formed

Theme (occurrences)


Potential effect on Wyberton Football Club (2)

Wyberton Football club is an established and important pillar of the local community. Building such a stadium so close to both primary schools will ultimately bring about the closure of such a well known and respected football club. Kirton on the other hand does not have the shops or facilities that are being offered by your development and would therefore be a much better suited area for the lavish development you are offering.

Mainly yes, but am concerned about poor old Wyberton football club. Will there be links/support there? It has been a huge part of the Wyberton area for so long, would be awful to see its demise due to Q1

Theme (occurrences)


Other (3) Other (one occurrence each): would support if stadium does not negatively effect other local businesses; wrong location (non-specific); land would be better used for housing

3

Providing it doesn't affect other industries in the town. Wrong side of town Why not use this area for housing as Boston needs to deliver 4520

new houses by 2031? Question 7 Q1 will include the first part of a distributor road network, which may ultimately link the A16 to the A52. Do you support this?

Yes No Unsure No answer Website 266 37 25 9 Post 6 - 2 - Exhibition 23/11/13 29 15 4 2 Exhibition 04/12/13 12 8 3 1 TOTAL

313 (75%)

60 (14%)

34 (8%)

12 (3%)

Comments:

Theme (occurrences)


Distributor road won’t relieve traffic (23)

Its just going to spread the problem of increased traffic. Illogical, never heard of anything so stupid Traffic won't use it, both roads are already congested Because it is not sorting out the road problem it's just moving it

near quieter places that are already struggling. You need more bike paths because you get run over on the path as well as the road.

What is the purpose of sending traffic through residential area to then struggle down Sleaford Road and try to get through town.

The A16 traffic will be diverted firstly through a housing estate, which is unsafe for all these new families. Secondly, the new road will go through houses on London Road - will this be 'compulsory purchase’? The new road will end on West End Road, which is already a 'bottle neck' on Chainbridge Road near downtown. If a train is coming everything comes to a standstill regularly. Traffic jams are inevitable again!

Concerned about traffic flow - can be bad during the summer months. Traffic coming through to Skegness etc.

Distributor roads take one bottleneck into another bottleneck. Eventually everything goes through town via John Adams Way. A bypass is the only answer.

Town needs bypassing, majority of traffic goes into town towards A52 Skegness not Grantham.

Just moving traffic problems from one road to another. A northern bypass is needed to take traffic around and not through Boston

Roads to support the development are required but I don't see how this route fulfils the job of a distributor road

We cannot get into town now I don't feel that a large amount of traffic has the need to pass

between these two areas – The vast majority of heavy goods traffic is intended for Marsh Lane and the Docks, most of this will currently take the A17 > Sutterton > A16 route when approaching from the West... building such a road will make no real difference to the current traffic issues along Spalding Road and John Adams Way. The only real way to solve the traffic issue would be to build

a link road and bridge between Marsh Lane and the Docks, whilst also providing a link onwards to the A52 and A16 North of Boston.

A new road would only allow people to travel between the A16 and London Road, all vehicles would inevitably end up joining the queue at the ATS/Railway pub roundabout.

Why is a new road required, it will simply link west end road to London Road. We already have west end road. London Road has trouble coping with the existing traffic levels

The link road that has been the subject of many a discussion will need to circumnavigate the whole of the town linking up to the A52 on the Skegness side to be ultimately effective. All that may happen is the traffic that currently enters town on the A52 from Grantham and onto Sleaford road will instead be directed towards the a16 making that road very very busy. It is already congested - especially at "rush hr" times.

This will be no more than a 'poor man's bypass'. The 1997 traffic survey was flawed - no other bypass in Lincoln had to pass this test to qualify.

It will have no effect on the traffic through the town. This is the type of thing that always done by a developer to try to hit at an issue that’s close to the towns heart hoping to gain favour for their development.

I cannot see how A16 can sustain any more traffic I think that the distributor road as proposed is not significantly

improving on the infrastructure that is already serving this side of the town.

No it will not make the slightest difference to the congestion leading to the town centre.

You cannot provide a distributor road that includes a link to London Road. The main reason for the A16 road being built was to divert traffic away from London Road and this will simply lead traffic back to it.

Not sure if this will contribute to congestion, Tytton Lane East is already a rat run with speed putting residents at risk

Theme (occurrences)


Distributor road will result in increase in traffic (14)

As a resident, too much traffic London Road is already congested

Causeway East PE21 7AR may become a serious rat run, having an ill designed s bend and being narrow when vehicles are parked becomes a serious nightmare for local residents

This is the wrong place for this link road as it will just cause more traffic that will be dumped on to Chain Bridge/Sleaford Road. Both of these are already at capacity most of the day. New roads are needed into town and a proper bypass around the town.

This will add a lot of traffic to established housing areas Will bring traffic through a fairly peaceful side of town, cut through

farmland We have enough road networks, you will just increase traffic and de

value property in this area I feel that the limited benefits to traffic missing Boston (which will

decrease with the stadium move) will be outweighed by the increase in traffic that will get contested at Chain Bridge - an area which regularly grid locks due to the railway crossing and volume of traffic going to Tesco.

West End Road not adequate for extra traffic. It will only send traffic from a very busy A16 onto an already busy

A52 and visa versa. As the distributor road from London Road ends at West End Road

near Chain Bridge, which has a weight restriction, this will greatly increase the traffic at the roundabout, which is already a big problem.

More traffic for those who it doesn't already affect Adding more rat runs through to the London Road will make the

village and even worse racetrack than it currently is. Please check the speed and number of cars on this road and the difficulty this has for pedestrians a there is on one crossing some half a mile down the road towards the West End Road

The proposed road will not change the problems Boston has with traffic congestion! In fact with the proposed increased housing / stadium and commercial development it will make it WORSE!!!

Theme (occurrences)


Concern regarding delivery of road (12)

Concern regarding the full delivery of the road (from A16 to A52)

10

Will it really happen or is this a marketing exercise? Only if it does in fact link the A16 - A52 otherwise as plans, there

will be a bottleneck.

If this really does happen AS LONG AS IT IS GOING TO BE PART OF ANY FUTURE BYPASS

ROAD THEN MAYBE IT IS THE STARTING POINT FOR THIS. I would only support this if the developer entered into a binding

contract to deliver the other part of the distributor road in Q2, whether the Q2 development goes ahead or not, and the whole of the road was a dual carriageway, rather than single carriageway. Appropriate roundabouts should be installed at all junctions.

Would be even better if we could get commitment of some sort from authorities to build rest of network so that the new bit in this plan does not become just 'a road to nowhere'!

A southern bypass was talked about a few years ago but this proposed road is merely utilising old roads with no real investment in what is really needed a proper bypass

It MAY alleviate some traffic congestion at certain times. However if planning permission for the building of the housing etc is refused will this road still be built?

Need full ring road How will this part of a distributor road link to the A16 and A52

North of Boston? Where will a new bridge over the river Witham be built?

Other (one occurrence each): road is responsibility of County Council; road is needed before other development takes place

2

LCC should be doing this already instead of pushing more roads for Lincoln

But should be done first before anything else is built Theme (occurrences)


Concern regarding road safety (3)

There might be loads of car crashes and there could be a lot of traffic jams

Causeway East PE21 7AR may become a serious rat run, having an ill designed s bend and being narrow when vehicles are parked becomes a serious nightmare for local residents

Adding more rat runs through to the London Road will make the village and even worse racetrack than it currently is. Please check the speed and number of cars on this road and the difficulty this has for pedestrians a there is on one crossing some half a mile down the road towards the West End Road

Theme (occurrences)


Impact on local area (3)

7 years of noise and disruption We have enough road networks, you will just increase traffic and

de value property in this area Mess up the countryside Theme (occurrences)


Route of road (3) Route / location not supported (non-specific) 2 We would support a link - but what we can see from your

proposed link road, we feel that this is not in the most ideal location.

I feel it is in the wrong place and will just move traffic around on already busy roads.

Other: concern route through Q1 site may deter buyers

1

Agree it needs a new road link but putting it through a new housing estate may deter people!

Theme (occurrences)


No requirement for road (3)

Housing is important, the rest is not required, neither is a distributor road

It is a completely unneeded road. The reason that there is congestion in and out of Boston at peak times is due to the disaster that is the roads between John Adams Way and the train station. Anyone with a genuine interest in improving Boston's transport infrastructure would agree with this. However, it is clear that the agreement has been made with the Borough Council by them saying that they would only support this development if the road network be built as part of it. It is all political and nothing to do with improving our local area.

Who is going to use it? It makes no sense for people from the south to go into Boston. No one coming from the north to the south will use it. Traffic from the east going south will use the A17/16 link. Sorry but it's a road to nowhere.

Theme (occurrences)


Bridge required in addition to road (2)

How will this part of a distributor road link to the A16 and A52 North of Boston? Where will a new bridge over the river Witham be built?

Question 8 What benefits do you think Q1 will bring? Free text responses were invited to this question. Comments:

If a new bridge is not built -it matters not how many so called distributor roads are made - as traffic can not get anywhere when both ends are blocked

Theme (occurrences)


Other (4) Other (one occurrence each): ambiguous response; road only required for proposed football stadium; preference for existing roads to be widened; request for Causeway east to become a cul-de-sac

Traffic from Grantham (A52) & Spalding (A16) going to Grimsby/Skegness

Only required for football stadium Would like to see plans for widening or even "dualling" of present

roads e.g. London Road and the link from the A16 to London Road If we can get the Causeway East to become a cul-de-sac (see

below) Theme (occurrences)


Support (3) It might stop more traffic coming through AS LONG AS IT IS GOING TO BE PART OF ANY FUTURE BYPASS

ROAD THEN MAYBE IT IS THE STARTING POINT FOR THIS. What a brilliant idea Theme (occurrences)


Need more information (2)

We cannot see the detailed position or layout from the map given, would need to see this in detail as we live very close to the junction of an already busy road.

Where will it be routed?

Theme (occurrences)


New community stadium (144)

Benefits to BUFC 103

Help keep traffic moving in Boston but most of all keep BUFC at a good level and thriving.

Jobs, sports, homes, community Better road network, community life, jobs, but sports stadium

most important to me More of an attraction / alliance for Boston FC New homes for the pilgrims, reduce housing shortage. Jobs, football Employment a better location for the stadium - the current one is

too central More jobs for people and better facilities of Boston United. There

will be no benefits to me Being a United supporter, a new home free from the clutches of

the Malkinsons! Hopefully a lot of jobs and affordable housing. This is a great idea for Boston, look to the future for our town and

football club. It will bring Boston as a community in to the 21st century and

create job opportunities for the local community and allow the club to continue there excellent community and education programmes and ultimately the town a football ground and club the whole region can be proud of

Much needed housing, improved transport flow (especially diverting traffic from Sleaford Road and John Adams Way), potential regeneration of the London Road area of the town, a new modern stadium for BUFC which will also have the benefit of facilities to create additional revenue.

More money for the town (hopefully) and room for bufc to expand when needed.

From my point of view a sensible and achievable community stadium fit for current purpose and future ambition of Boston United FC. My boys will see (but probably won't remember!) York Street but I'd be proud of them growing up watching football here. Unless they become Leeds United fans, I'm trying my best!

More jobs, more houses, a nice new football ground, different shopping choices. More money to the area.

This development will sustain growth and development of the economics of Boston and as such will directly influence Boston united

It should get BUFC on to a sure footing and out of the hands of the current landlords (hurray!), kick off further debate about a long-awaited relief road system, encourage the local population to participate in sport, relieve congestion around the current ground, and also send out a positive message to everyone that BUFC is important in the community and is heading back to the conference.

Jobs and investment ,a new home for Boston united FC.

A new ground for Boston United plus residential and commercial properties to benefit the local area. This site is also as close as possible as you can be at the present time to the town centre to attract maximum support for the football club. Unlike other football clubs it is also thankfully not situated in the middle of an industrial site. Finally from an access point of view it is easy to reach from the south and west and will not have the Boston bottleneck of traffic to contend with.

A secure future for Boston United with a ground easily accessible for those living in the town, and for those like me who travel in from further afield. Generous parking facilities will be essential, that ensure that supporters can always find somewhere to park, close to the ground on match days. Road layouts should be such that traffic can make a speedy exit when the match is over. If it combines with some quality shopping opportunities my wife might be less concerned about how much time I spend watching BU!

Easy access to the football stadium. Good housing and retail outlets, with hopefully plenty parking.

A great new stadium to encourage Boston Football Club to bigger & better things. More ability for it to become self financing. Being able to be upgraded to league standard important. More facilities for community use. More facilities and services for the local community. Initial improvements to transport infrastructure.

Employment. Sustainability for BUFC, a football club cannot exist on gate receipts alone. The commercial side has to be expanded to bring in additional revenue in order that the club can thrive and be commercially viable

I am a pensioner and live long supporter of the Pilgrims, I think the situation of the stadium is ideal. It had to be this side of Boston for easy access, and to generate maximum support.

It will locate BUFC into a area which will cause much less traffic problems than there present location does on York Street, easy access to and from Q1 from all directions, it will be according to the images on Q1 website, a pleasing and pleasant structure to all visitors and spectators. This is just what the club and town need to wake the town up from its stupor of doing nothing constructive this last 10 years. Bring it on Chestnuts Homes.

It will in my be a fantastic addition to the town of Boston and importantly give BUFC a fantastic platform for future years.

Hopefully a new era for United in the centre of a well planned modern development that Boston desperately needs.

An improved stadium moved out of town adding to community sports and youth activities but no further benefits in my view.

Ensures future of Boston United and the many community based projects they currently run, enabling the facilities to increase these.

Ensure the club's future, plenty of opportunity for sponsorship A new stadium for Boston United thus ensuring the continued

existence of the club. Regeneration of Wyberton with the possibility of creating a modern and vibrant new community. Provide much needed housing for a town that has expanded too much, too quickly

1. A new community stadium, more than just a Saturday afternoon facility.

Easy access for traveling fans and enhance the community link with the football club ensure the future of the club create jobs for the town

Jobs to the town, a new home for the football club, much needed housing

Primarily, as far as I am concerned, it will give BUFC a new home. It is on a main road route providing easy access, and will boost the housing stock locally, and provide opportunities for business and jobs locally.

Jobs, houses, new football ground. It will deliver affordable housing, generate new jobs and provide a

community football club. All three of these aspects of the development will only have a positive impact on the town.

Much needed funds for bufc, jobs, community spirit shops housing.

Continuation of Boston United as a Community Club. The site will expand Boston as a whole and be a big benefit to the town through jobs and facilities.

It will bring jobs to the local community, support the need for housing, help grow Boston etc. Will also provide the town with a key sporting venue which everyone can use.

I will start going to watch football again, I hate the old stadium, it's so depressing. We need more housing, create jobs whilst building and it would make Boston so much better.

As I’ve recently moved from the area, one of the main reasons was that there didn't seem much planned to enhance the town. A bit of growth like this is just what is needed. As I come back quite often to see family, I still can partake in this venture. With the football stadium being there too, it could add to the local economy, especially if Boston get promoted, as this will attract more people to visit the area.

Along with the promise of employment a new football ground should raise the profile Boston United and hopefully attract more support. This development will also put the town of Boston on

the map through the news and local media thus attracting more visitors.

More housing, retail, sports venues a better feel to the town, this has to happen. To drag us into the 21st century, I'm sure the road will lift the question mark over boston on whether or not companies want to bring their business to the town. Road networks.

A home for Boston United with a secure future which could be used by the community.

Employment, opportunity for better retail brands than the town currently attracts, a future for the football club and the community projects that are currently being run.

Jobs jobs jobs. And of course, a future for Boston united Affordable housing, and a well supported football club that the

town can be proud of. Increased jobs and improved infrastructure for the town. Also a

fantastic stadium for Boston United A sustainable future for the football club. Housing for young people, a future for Boston United Being an exile, my main thought is of the long term future of

Boston United FC, but another general benefit would be reducing congestion.

Expansion of the town for stability. A community stadium that the town desperately needs to keep football in the town.

Security to Boston United financially, an improved club ethos in a new ground, easier access for fans, home and away, an improved view on the drive up the A16 with a beautiful new stadium. Increased number of housing for a constantly rising population, and providing new incentive for shopping in a new area. New facilities will be more enticing to local shoppers, leads to a better economy, fairly straight forward.

I think it will allow Boston United to grow as a club, giving it a more fit for purpose home, it will introduce a hopefully nice new commercial district for Boston and area, hopefully providing something different and a larger range of shops, allowing people to not have to travel to places like Peterborough, Lincoln and Nottingham to do shopping, and may even make it a destination that people from out of the area visit (such as Springfields in Spalding) which will provide some benefit to the rest of the town as well.

Employment and fantastic new ground for the football club with facilities that can be use by the community 7 days a week.

It will help to re-vitalise Boston. The inclusion of a new home for Boston United is absolutely essential. It MUST go ahead.

Employment. A new home for Boston United. A reason to travel to Boston rather than some of it's neighbours.

The development would bring some much needed housing to cope with the expanding Boston population. The stadium is much needed to sustain the football club and house it's expanding community programme but will also be a community hub where people will be drawn to and want to visit. It will also provide much need employment opportunities, which will give the town a major boost.

Long term future of football club and positive boost for the town Future football for BUFC Incorporate the community aspects of BUFC at one site. Boston United are a club that is part of the community and needs

to stay in the town. A new stadium will ensure that the club stays solvent, bringing business to the town

In my view there is no down side to this development. The creation of jobs is paramount which if all the development proceeds will create. Extra housing will be a massive plus as there has been no major development of housing within the town while the population has rose steadily over the last decade. The benefit to the local community in provision of sporting facilities and a continued development of the community work currently undertaken by the football club.

New football ground encourage visitors from Norfolk area Affordable housing, new stadium and link road - fine; other

housing no real problem, the rest of it, very unsure. And yes, I do appreciate that one part without the rest is probably not viable but........does Boston need another commercial area outside the town centre? Won't this put more pressure on an already struggling town centre?

a massive boost for the town in the shape of jobs around 500 just need to ensure they go to people in the local area and the football club to expand on its service it provides to the local area

Priority wise a New Football Stadium for my beloved club of which I have supported for over 25 years.

Regeneration to the town. It will benefit Boston United in their push for promotion and the new homes will benefit people looking to get onto the property ladder or move into a new modern home.

Q1 brings many benefits to the borough. Much needed housing and jobs and a new home for our football club and it's community programme

a much needed development for the club and town in general as the town has had very little or no new facilities for a long while, long over due!!

New home for football club and new facilities for the area Apart from the new stadium it will re-generate the area.

TOURIST AND FOOTBALL FANS AS WELL AS THE LOCAL COMMUNITY.

A great increase in jobs for the local community - and hopefully some big name retailers will come on board. The community stadium will also be a key part of the town - not only for Boston United, but for the wider community too.

Apart from the ensuring Boston United has a stadium and sports facilities for the future after York Street ,this development is needed for the south of Boston as that is where the growth is, and with a high proportion of the working community travelling outside of Boston to work(mainly south - Spalding/Holbeach area/Kings Lynn etc) it easies the commute by road away from the roads within Boston which are already congested.

I also believe that a successful football club is important as this also adds national exposure and revenue.

As a local resident I very much welcome this development. It's common knowledge the area has a massive shortage in both jobs and housing so this is a massive plus for the local area. The community stadium plans look really good and I see bufc as a massive part of the community so a new home for the club and it's additional programmes are very welcome

In terms of the Football Club this will give us a much needed new ground, making easier access as well. Also with the inclusion of shops and dwellings this should give the whole town a boost.

For me, most importantly, it will be a home for BUFC and will help the club survive. It is essential from that point of view, but this is also a fantastic opportunity to vastly improve an area of the town

Lots of job opportunities and will bring people from all over to shop in Boston and even support Boston United fc

Q1 It will bring Boston alive. It has lain unloved for far too long. Visitors to the football will have a great place to go. Visitors to the town decent shops, restaurants and hotels at last!

It would boost the whole area with shopping facilities that in turn would ease traffic into the town. The football stadium design would not overpower the area and the average use for matches would be around two a fortnight, so there would be very little disturbance for nearby neighbours. As parking would be provided at the stadium, street parking would not be needed, so should put residents worries about that at ease.

Future of the football club and create a better town. Housing, jobs, improved road network. Continuation of the BUFC

football club, which in turn benefits the community greatly Boost for local job mkt a new much needed ground for bufc

regenerate the area

It will bring a central hub for the community that side of Boston. Will help BUFC evolve as a club by easing financial burdens. It may even alleviate the traffic problem into Boston.

Excellent home for BUFC (2 minutes walk from my house!) New home for Boston united must be a good move Much needed affordable housing for locals, create hundreds of

new jobs for the town, which in turn boost local economy and will benefit the town as a whole. A new community stadium for the whole town to use as well as a new home for Boston united which brings very positive things to the town since the Chestnuts saved the club

Better shopping, better facilities for the football club and hopefully take some of the traffic problems away from the town. Better parking for football traffic

Better stadium for a great team It will keep a football club in Boston - close to the town centre Community - generations have enjoyed football of a good

standard in Boston and it is important that this can continue once the lease on York St expires.

It is clear that this is a well thought out project which will have benefits to not only the football club but also the whole of the local community. It is aimed at enhancing economic growth and will provide affordable housing.

Boston United represents the town and engages a major proportion of the population not just via it's support through the turnstiles but through it's extensive community links. It is essential that this is all maintained and enhanced by the club's move to a Community Stadium, which all Bostonians can be proud of.

A new football stadium will enhance the town's reputation, locally and nationally and new, modern leisure facilities are really needed in the town. It will also be an asset for the new estate.

Housing which is really needed, new home for Boston united and commercial development to bring jobs and to serve the expanding population

Increased investment, jobs within Boston and Boston United's future will be secured on a better financial footing which bodes well for the future and that in itself will benefit Boston.

A new home for Boston United, additional housing and hopefully, a better road link between the A16 and A52.

A sustainable and permanent home for Boston United, and relieve traffic congestion in the town.

The club needs a new modern stadium - Q1 will bring much needed affordable housing and with it improve the road network, taking traffic away from the John Adams Way area

Jobs, amenities, new community stadium and facilities

Stadium will provide sports facilities for the community

19

Will bring better sports facilities to the people of Boston and more amenities that Boston really needs.

Local employment, ease of traffic in the town, more recreational areas

A great new stadium to encourage Boston Football Club to bigger & better things. More ability for it to become self-financing. Being able to be upgraded to league standard important. More facilities for community use. More facilities and services for the local community. Initial improvements to transport infrastructure.

An improved stadium moved out of town adding to community sports and youth activities but no further benefits in my view.

Jobs, increase choice of shops and hopefully leisure facilities to use in spare time. Not always a lot to do in Boston, have to travel out of town.

A home for Boston United with a secure future which could be used by the community.

More facilities for community activities and jobs Good use of poorly used land. Needed housing right on top of the

main trunk road into Boston from the south and addition employment opportunities and recreation facilities should help keep our young people in the area

Employment and fantastic new ground for the football club with facilities that can be use by the community 7 days a week.

Jobs for local people, much needed lift for the town, great new sports facilities for local sports clubs, schools, children and adults to meet and enjoy

More jobs, good community leisure facilities. In my view there is no down side to this development. The

creation of jobs is paramount which if all the development proceeds will create. Extra housing will be a massive plus as there has been no major development of housing within the town while the population has rose steadily over the last decade. The benefit to the local community in provision of sporting facilities and a continued development of the community work currently undertaken by the football club.

A much-needed development for the club and town in general as the town has had very little or no new facilities for a long while, long over due!!

New home for football club and new facilities for the area TOURIST AND FOOTBALL FANS AS WELL AS THE LOCAL

COMMUNITY. A great increase in jobs for the local community - and hopefully

some big name retailers will come onboard. The community

stadium will also be a key part of the town - not only for Boston United, but for the wider community too.

Bets of all for future is the creation of a community facility that all can have access to.



Stadium will enable education and community programmes to continue

12

Will improve the image of Boston, more facilities; improve traffic congestion, facilities for community groups and supporters. I'll create more employment.

Provision of permanent Jobs and allow the expansion of the football clubs work with youngsters and others in the community. This can only benefit the whole of our Town

An improved stadium moved out of town adding to community sports and youth activities but no further benefits in my view

Ensures future of Boston United and the many community based projects they currently run, enabling the facilities to increase these.


A new vibrant area in Boston which over the course of a year will involve in excess of 100,000 people if we include the football club and its work in the community.


Incorporate the community aspects of BUFC at one site. In my view there is no down side to this development. The

creation of jobs is paramount which if all the development proceeds will create. Extra housing will be a massive plus as there has been no major development of housing within the town while the population has rose steadily over the last decade. The benefit to the local community in provision of sporting facilities and a

continued development of the community work currently undertaken by the football club.


Many benefits for community programme for easier access to certain schools and more options towards Sleaford, Spalding and Wisbech

Boston United represents the town and engages a major proportion of the population not just via its support through the turnstiles but through it's extensive community links. It is essential that this is all maintained and enhanced by the club's move to a Community Stadium, which all Bostonians can be proud of.

Stadium location will improve access to the football club

7

Shops. Evening focus for eating out/shopping after a game. Improved traffic on a Saturday especially. Easier for away coaches.


I am a pensioner and life long supporter of the Pilgrims; I think the situation of the stadium is ideal. It had to be this side of Boston for easy access, and to generate maximum support.

It will locate BUFC into a area which will cause much less traffic problems than there present location does on York Street, easy access to and from Q1 from all directions, it will be according to the images on Q1 website, a pleasing and pleasant structure to all visitors and spectators. This is just what the club and town need to wake the town up from its stupor of doing nothing constructive this last 10 years. Bring it on Chestnuts Homes.

Hopefully ease traffic through town and make access to the new ground easier

In terms of the Football Club this will give us a much-needed new ground, making easier access as well. Also with the inclusion of shops and dwellings this should give the whole town a boost.

If BUFC get into the Football League it will avoid congestion in the town, and keep the streets around the present area clear.

Stadium will attract more football supporters to games

3

With good car parking facility, it should bring in more supporters

I am a pensioner and life long supporter of the Pilgrims. I think the situation of the stadium is ideal. It had to be this side of Boston for easy access, and to generate maximum support.

Local Growth for Boston, hopefully increased support and more of a "day out" for the football

Theme (occurrences)


Benefits to the Boston Borough (132)

Economic benefits / growth 60

Growth to Boston It might bring income from people who buy a house and the noise

could disturb old people. Could bring more people into Boston. Money to Boston Boston needs critical mass to attract investment More income for the village. More employment for local residents This is a great idea for Boston, look to the future for our town and

football club. It will bring Boston as a community in to the 21st century and


Jobs, infrastructure much needed income into the area Much needed housing, improved transport flow (especially

diverting traffic from Sleaford Road and John Adams Way), potential regeneration of the London Road area of the town, a new modern stadium for BUFC which will also have the benefit of facilities to create additional revenue.

New commerciality to the town, much needed additional housing, a chance to bring boston back in line with where the town should have developed to many years ago, but has not been forward thinking enough to actually deliver what the town needs (afraid to change? )

More money for the town (hopefully) and room for bufc to expand when needed.

ECONOMIC GROWTH AND EMPLOYMENT More jobs, more houses, a nice new football ground, different

shopping choices. More money to the area. No doubt that it will boost Boston and its growing population, but

the town centre beware.

This development will sustain growth and development of the economics of Boston and as such will directly influence Boston United

Will open up the area for future development and create employment

This will give Boston the boost it needs; it will be a good first sight for visitors to the town from the southerly direction.

Jobs, and investment, a new home for Boston united FC. Virtually a self contained village, good that somebody is planning

for the future Boston has been stagnating for many years and I believe this

development would create a massive boost within the town and hopefully people would want to visit rather than go to say Spalding which attracts many Boston people for shopping and leisure.

Jobs & increased business Housing on the southern side of the town would hopefully

alleviate some of the problems of the traffic through the centre of town. However, we do need the commercial aspect to try and boost jobs in the town. I think it will bring great benefits to the economy of the town.

Jobs, regeneration and development in an area where people moan about the lack of investment. Progress is needed in the area and people need to realise that you don't get that progress and development without a little bit of disruption.

Clearly a chronic need for housing in the town would be alleviated with this development. It also has the potential to attract more visitors in the town as discussed above to visit decent shops and supermarkets. It may attract professionals to live in the new area too if the housing development is as attractive as the literature shows. I moved out of Boston a while ago as I felt the town was in decline. I went off to uni and made my home elsewhere. A development of this scale has me considering whether I might like to return.

It is what this town and local community need to help attract new investors and create new much need jobs and interest to the borough

Lots more jobs, freshen up the town and bring new people in. A facility the town can use and be proud of.

Hopefully a better life style for Boston and jobs. This will bring growth to the town, and hopefully provide vital

accommodation for the local population Continuation of Boston United as a Community Club. The site will

expand Boston as a whole and be a big benefit to the town through jobs and facilities.

More economy to the area.

As I’ve recently moved from the area, one of the main reasons was that there didn't seem much planned to enhance the town. A bit of growth like this is just what is needed. As I come back quite often to see family, I still can partake in this venture. With the football stadium being there too, it could add to the local economy, especially if Boston gets promoted, as this will attract more people to visit the area.

Huge lift for the economy and the morale of the town in being to attract fantastic developments like those planned.

More housing, retail, sports venues a better feel to the town, this has to happen. To drag us into the 21st century, I'm sure the road will lift the question mark over Boston on whether or not companies want to bring their business to the town. Road networks.

Will help raise the perception of Boston, particularly as it will lie on a major approach to the town. The housing is needed, both affordable and general. More appealing retail will both keep people spending in the town and help to attract others who may travel in a different direction for what they want.

Jobs and prosperity to the town More jobs and improvement in the area. More revenue for the

area that will be brought in by new shops and leisure centres Employment, growth, strengthen community, encourage other

ventures/business I think it will bring more people in to Boston and make it a better

place. It will enhance the entrance into the town and promote Boston as

growing Security to Boston United financially, an improved club ethos in a

new ground, easier access for fans, home and away, an improved view on the drive up the A16 with a beautiful new stadium. Increased number of housing for a constantly rising population, and providing new incentive for shopping in a new area. New facilities will be more enticing to local shoppers, leads to a better economy, fairly straightforward.

More affordable housing for the community and with hotel, and retail outlets this will hopefully bring more business from not only Boston itself but from the wider area as well. Springfield brings a lot of business into Spalding and we should aim to replicate this with The Quadrant.

More people to the town The development would bring some much needed housing to

cope with the expanding Boston population. The stadium is much needed to sustain the football club and house it's expanding community programme but will also be a community hub where

people will be drawn to and want to visit. It will also provide much need employment opportunities, which will give the town a major boost.

All round general growth of the town. It will bring much needed investment in the borough of Boston

and help bring us in to the 20th century while providing jobs for local people

Local Growth for Boston, hopefully increased support and more of a "day out" for the football

Boston United are a club that is part of the community and needs to stay in the town. A new stadium will ensure that the club stays solvent, bringing business to the town

Better infrastructure, jobs, trade to the area and profile to the area.

Much needed employment. A boost to a town that is in need of re-generation.

Housing, jobs, and hope for the town. Ease flow of traffic from A16 to A52, provide housing for

newcomers (Of British or foreign nationality), boost local businesses with more trade


Jobs and money into the community Shows Boston is in business and a great place to live and work Growth to the town More money into the area It is clear that this is a well thought out project, which will have

benefits to not only the football club but also the whole of the local community. It is aimed at enhancing economic growth and will provide affordable housing.

An expansion to a town which has been suffering. Will bring in jobs and hopefully bring some big companies to Boston


Regenerate or revitalise the Boston area 31 Enormous benefits to the town of Boston to generate a

regeneration of the whole area Life to the area It has a good chance of re-invigorating 'Boston'. The town has

become stagnant and needs this kind of 'kick start'. Regeneration of this area of Boston. Possible future for a bus

service - nearest for us a mile away! Depends if they are private housing not community ones, could be

a nice family environment.

Regeneration hopefully for a very tired part of Boston / Wyberton. Sports / social activities for children and families.

This is a dying town and this is just what is needed to bring us back to the future

Much needed housing, improved transport flow (especially diverting traffic from Sleaford Road and John Adams Way), potential regeneration of the London Road area of the town, a new modern stadium for BUFC which will also have the benefit of facilities to create additional revenue.

Redevelopment and jobs to the local community Boston has been stagnating for many years and I believe this

development would create a massive boost within the town and hopefully people would want to visit rather than go to say Spalding which attracts many Boston people for shopping and leisure.


Hopefully a new era for United in the centre of a well planned modern development that Boston desperately needs.

New life to an area of the town that is basically a thoroughfare. Re-vitalise south of the Town A new vibrant area in Boston which over the course of a year will

involve in excess of 100,000 people if we include the football club and its work in the community.

It will help to re-vitalise Boston. The inclusion of a new home for Boston United is absolutely essential. It MUST go ahead.



Whilst the traditional nature of Boston is something which is part of its aesthetic, Q1 will benefit a more modern period for Boston along with the recent renovation of the Assembly Rooms. There is not much to do for the youth of Boston and this often leads to trouble. I am 20 years old and currently study in Nottingham and can safely say I was excited to leave Boston; because there was nothing there for me. Life in a city made me realise how much Boston needs to be more commercialised. It is a beautiful town and should be one that makes tourists stop by rather than simply driving through. I believe Q1 is a step towards making tourists stop.

Apart from the new stadium it will re-generate the area.

In terms of the Football Club this will give us a much needed new ground, making easier access as well. Also with the inclusion of shops and dwellings this should give the whole town a boost.


A whole new lift to Boston and the surrounding area Boost for local job mkt a new much needed ground for bufc

regenerate the area Much needed regeneration to the town. More modern development will bring growth to our area and

generate more interest from and for our growing population. Chester is a good example of forward thinking.

Regeneration and jobs and much needed housing for the town Wyberton is a dormitory community and essentially part of

Boston (like Skirbeck) rather than a separate village. The benefits in terms of the Borough's housing needs, regeneration and employment opportunities substantially outweigh the perceived negative effects.

2. Vibrancy -regeneration. This is our equivalent of Hull's City of Culture.

Help to meet the housing quota, create jobs, regenerate the area, take traffic away from town centre.

Regeneration; good service complex for the Wyberton/Kirton/Frampton communities. Reduce the need for people to avoid the Liquorpond St congestion; energise the debate about a distributor road; give Boston Utd the sort of facilities the supporters yearn for (consider the loyalty of fans who often comprise 50% of the gate to away matches. Such a loyalty deserves encouragement at 'home').

Raise the profile or improve the image of Boston 26 Will make Boston and Wyberton more desirable Jobs, status of town Much needed housing, employment and improving the image of

Boston Will improve the image of Boston, more facilities; improve traffic

congestion, facilities for community groups and supporters. I'll create more employment.

It will make Wyberton more popular and change it for the better It will enhance the town and should bring a positive feeling back!!! Enhanced reputation for the town after decades of poor publicity

attracting new business interests. It is what this town and local community need to help attract new

investors and create new much need jobs and interest to the borough

Improved image to local area having a positive impact on recruitment of professionals to the area - doctors/nurses/police/teachers etc

Along with the promise of employment a new football ground should raise the profile Boston United and hopefully attract more support. This development will also put the town of Boston on the map through the news and local media thus attracting more visitors.

Affordable housing, jobs, town interest/tourism, Since I left Boston in the early 80's I've seen a slow and gradual

decline in my birthplace. The occasional bland retail park or rejuvenation of an inner town supermarket into yet another Poundland has only accelerated this process. Boston needs dragging into the 21st century with a high quality facility offering all ranges of facilities for all people. Maybe ex-pats such as myself may be tempted to move back....

Boston needs a big development the town can be proud of and hopefully this will be it

Jobs for local people, much needed lift for the town , great new sports facilities for local sports clubs, schools, children and adults to meet and enjoy

Long term future of football club and positive boost for the town Better infrastructure, jobs, trade to the area and profile to the

area. A new interest to the area. Road improvements. New shopping.

The hospital does struggle with new recruitment because of the lack of amenities and road .the distance to travel to better shopping experiences. Perhaps concerts for music could be held here.

Will really drag Boston into the 21st Century and send out a message that Boston really does mean business and that it is not satisfied to be a second rate town in Lincolnshire.

The creation of housing, employment and new business with all those extra revenue streams are vital for Boston as a town. We are being left behind by many similar size towns and this will bring much needed exposure.

Boston desperately needs new housing, and if a new development can bring affordable housing with the retail complex hopefully providing a friendly, family atmosphere this can only be good for the town and its image

The scheme will bring jobs, facilities, and opportunities and make Boston an east coast destination.

More houses, more jobs, a better image of the town, a better standard of living

Shows Boston is in business and a great place to live and work

Bring Boston out of a slide into obscurity. The area is badly in need of a boost.


It will upgrade the image of Boston and make it a better place to visit

Improve community spirit or other social benefits 15 Jobs, sports, homes, community Better road network, community life, jobs, but sports stadium

most important to me Jobs and bring the community together The community together, jobs and much needed housing. It will bring jobs and a community to this side of town and more

housing, which hopefully will mean that young couples/families can reach the property ladder. And most of all as it brings jobs, homes and a community it will bring happiness to people who at current have neither of these things.

It will enhance the town and should bring a positive feeling back!!! Jobs, community spirit Much needed funds for bufc, jobs, community spirit shops

housing. Employment, growth, strengthen community, encourage other

ventures/business, Jobs and improved social impact There would be a feel good feeling around the town and for the

club it self and extra work and I’d hope the people of Boston would get some for the work

Housing, jobs, and hope for the town. More jobs, more housing , plenty of opportunities for young

people More houses, more jobs, a better image of the town, a better

standard of living It will bring a central hub for the community that side of Boston.

Will help BUFC evolve as a club by easing financial burdens. It may even alleviate the traffic problem into Boston.

Theme (occurrences)


Create jobs (124) 124 Jobs, sports, homes, community Better road network, community life, jobs, but sports stadium

most important to me Jobs, football

Jobs Employment, housing, tourism Employment a better location for the stadium - the current one is

too central Jobs and bring the community together Jobs and leisure are always beneficial also housing but at what

cost to the road infrastructure Hotel, shops, jobs More jobs for people and better facilities for Boston United. There

will be no benefits to me Being a United supporter, a new home free from the clutches of

the Malkinsons! Hopefully a lot of jobs and affordable housing. Jobs, status of town Local employment, ease traffic in the town Local employment, ease of traffic in the town, more recreational

areas More jobs and homes Much needed housing, employment and improving the image of

Boston Will improve the image of Boston, more facilities; improve traffic


More income for the village. More employment for local residents It will bring Boston as a community in to the 21st century and


Local employment Jobs, infrastructure, much needed income into the area. More jobs to the area, and better traffic flow. ECONOMIC GROWTH AND EMPLOYMENT More jobs, more houses, a nice new football ground, different

shopping choices. More money to the area. Jobs Jobs, amenities, new community stadium and facilities Provision of permanent Jobs and allow the expansion of the

football clubs work with youngsters and others in the community. This can only benefit the whole of our Town

Will open up the area for future development and create employment

The community together, jobs and much needed housing. Jobs and investment, a new home for Boston united FC. Employment Redevelopment and jobs to the local community

Jobs & increased business Employment. Sustainability for BUFC, a football club cannot exist

on gate receipts alone. The commercial side has to be expanded to bring in additional revenue in order that the club can thrive and be commercially viable


More jobs. Better shopping/eating choices. Better road network around the town. Not needing to go into the town centre for different things.

It will bring jobs and a community to this side of town and more housing, which hopefully will mean that young couples/families can reach the property ladder. And most of all as it brings jobs, homes and a community it will bring happiness to people who at current have neither of these things.

It will bring a whole new community to the borough of Boston and create new jobs and attract big name retailers to the area

It is what this town and local community need to help attract new investors and create new much need jobs and interest to the borough

Lots more jobs freshen up the town and bring new people in. A facility the town can use and be proud of.

Hopefully a better life style for Boston and jobs. Easy access for traveling fans and enhance the community link

with the football club ensure the future of the club create jobs for the town

Jobs, community spirit Employment. Jobs to the town, a new home for the football club, much needed

housing Jobs Primarily, as far as I am concerned, it will give BUFC a new home.

It is on a main road route providing easy access, and will boost the housing stock locally, and provide opportunities for business and jobs locally.





It will bring jobs to the local community, support the need for housing, and help grow Boston etc. Will also provide the town with a key sporting venue, which everyone can use.



Employment in both construction of the project and future jobs when completed. Will help to alleviate the housing shortage


More facilities for community activities and jobs Affordable housing, jobs, town interest/tourism, Jobs, jobs, jobs. And of course, a future for Boston United Increased jobs and improved infrastructure for the town. Also a

fantastic stadium for Boston United Jobs, and prosperity to the town More jobs and improvement in the area. More revenue for the

area that will be brought in by new shops and leisure centres Employment benefits - there is a lack of decent paid jobs and 450

permanent jobs + 650 construction jobs. Good use of poorly used land. Needed housing right on top of the


More housing better road connections more jobs and more retail and dining options for people

Employment, growth, strengthen community, encourage other ventures/business

Not sure. Trying to be positive about it all, if the right premises are built then could bring jobs, money into the area and reward the locals with a few decent amenities. If done badly, it could kill the area and turn it into chav heaven...

Jobs for the local area. Jobs and improved social impact Employment. A new home for Boston United. A reason to travel

to Boston rather than some of it's neighbours. Jobs more shopping options and better selection of eateries. Jobs for local people, much needed lift for the town, great new

sports facilities for local sports clubs, schools, children and adults to meet and enjoy

The development would bring some much needed housing to cope with the expanding Boston population. The stadium is much

needed to sustain the football club and house it's expanding community programme but will also be a community hub where people will be drawn to and want to visit. It will also provide much need employment opportunities, which will give the town a major boost.

It will bring much needed investment in the borough of Boston and help bring us in to the 20th century while providing jobs for local people

More jobs, good community leisure facilities. in my view there is no down side to this development. The


Better infrastructure, jobs, trade to the area and profile to the area.

A massive boost for the town in the shape of jobs around 500 just need to ensure they go to people in the local area and the football club to expand on its service it provides to the local area

There would be a feel good feeling around the town and for the club it self and extra work and id hope the people of Boston would get some for the work.

Some relief to the housing problems and much needed jobs created


It will bring an added enthusiasm to visitors to the town. Added investments with businesses joining the town as well as addressing unemployment so that more jobs are available.


More job opportunities Housing, jobs, and hope for the town. Jobs Desperately needed houses. And jobs needed to get the town

going Jobs! A great increase in jobs for the local community - and hopefully

some big name retailers will come on board. The community stadium will also be a key part of the town - not only for Boston United, but for the wider community too.

Affordable housing and jobs




Bring more choice for shoppers, and jobs for local population More housing which is needed and more work More jobs Housing, jobs, improved road network. Continuation of the BUFC

football club, which in turn benefits the community greatly The scheme will bring jobs, facilities, opportunities and make

Boston an east coast destination. Boost for local job mkt a new much needed ground for bufc

regenerate the area More jobs, more housing, plenty of opportunities for young

people Jobs and money into the community Much needed jobs and choice Much needed affordable housing for locals, create hundreds of

new jobs for the town which in turn boost local economy and will benefit the town as a whole. A new community stadium for the whole town to use as well as a new home for Boston united which brings very positive things to the town since the Chestnuts saved the club

More jobs Employment - during the construction and afterwards. More jobs to the area Regeneration and jobs and much needed housing for the town Job for people in Boston & affordable housing Wyberton is a dormitory community and essentially part of

Boston (like Skirbeck) rather than a separate village. The benefits in terms of the Borough's housing needs, regeneration and employment opportunities substantially outweigh the perceived negative effects.

Jobs and houses New jobs for the area 1. Jobs - this development offers the opportunity for modern

apprenticeships in building, retail and sport. For young people in year 9 just about to choose their GCSE options this is a marvellous

opportunity to train and gives Boston and environs the opportunity to retain aspirational youngsters. It offers them a future within their home locality.


New modern houses which there Is a massive shortage of also new jobs which are essential if we want to see Boston thriving again.

An expansion to a town which has been suffering. Will bring in jobs and hopefully bring some big companies to Boston



More employment, relieve traffic congestion in Boston. Much needed affordable housing, and hopefully more

employment for local people Much needed housing, employment and relief for town centre

traffic on match days Better access to shops, new opportunities for jobs for local people

especially young people Employment, housing Employment and housing

Theme (occurrences)


Help to fulfill housing needs (92)

Help to ease traffic with distribution road. Make a pleasant entry into the town from the south side. Ease the housing problem.

Jobs, sports, homes, community New homes for the pilgrims, reduce housing shortage. Employment, housing, tourism Jobs and leisure are always beneficial also housing but at what

cost to the road infrastructure Being a United supporter, a new home free from the clutches of

the Malkinsons! Hopefully a lot of jobs and affordable housing. More jobs and homes Much needed housing, employment and improving the image of

Boston Much needed housing, improved transport flow (especially

diverting traffic from Sleaford Road and John Adams Way), potential regeneration of the London Road area of the town, a

new modern stadium for BUFC which will also have the benefit of facilities to create additional revenue.

New commerciality to the town, much needed additional housing, a chance to bring boston back in line with where the town should have developed to many years ago, but has not been forward thinking enough to actually deliver what the town needs (afraid to change?)

Much needed housing/amenities in a suitable area. More jobs, more houses, a nice new football ground, different

shopping choices. More money to the area. If it brings a good part of a distributor road and affordable housing

for young Bostonians (whose parents have lived and worked here all their lives, good.

I am unsure that Boston really needs all the housing that is being planned. However a tranche of "social" and /or low cost housing would be useful

New housing but why in Wyberton More homes and facilities The community together, jobs and much needed housing. It will provide much needed addition housing and retail

development for a town already bursting at the seams with at best an early and mid twentieth century infrastructure.



Affordable housing and social housing are needed. Fulfil government/CC housing allocation requirement More housing for the people of Boston It will bring jobs and a community to this side of town and more

housing, which hopefully will mean that young couples/families can reach the property ladder. And most of all as it brings jobs, homes and a community it will bring happiness to people who at current have neither of these things.

None apart from housing for people who need it and profits for developers

Clearly a chronic need for housing in the town would be alleviated with this development. It also has the potential to attract more visitors in the town as discussed above to visit decent shops and supermarkets. It may attract professionals to live in the new area

too if the housing development is as attractive as the literature shows. I moved out of Boston a while ago as I felt the town was in decline. I went off to uni and made my home elsewhere. A development of this scale has me considering whether I might like to return.

A new stadium for Boston United thus ensuring the continued existence of the club. Regeneration of Wyberton with the possibility of creating a modern and vibrant new community. Provide much needed housing for a town that has expanded too much, too quickly

Jobs to the town, a new home for the football club, much needed housing

This will bring growth to the town, and hopefully provide vital accommodation for the local population

Housing, a more widespread population of the town. More modern and up-to-date housing options and hopefully give more options of affordable housing both to buy and rent due to the lacking numbers of attractive yet affordable housing in the town currently.



Better access to other parts of the county. Improved facilities and much needed houses.


It will bring jobs to the local community, support the need for housing, help grow Boston etc. Will also provide the town with a key sporting venue, which everyone can use.


The housing stock is a great benefit. More housing, retail, sports venues a better feel to the town, this

has to happen. To drag us into the 21st century, I'm sure the road will lift the question mark over Boston on whether or not companies want to bring their business to the town. Road networks.

Employment in both construction of the project and future jobs when completed. Will help to alleviate the housing shortage

Affordable housing, jobs, town interest/tourism, Will help raise the perception of Boston, particularly as it will lie

on a major approach to the town. The housing is needed, both affordable and general. More appealing retail will both keep

people spending in the town and help to attract others who may travel in a different direction for what they want.

Affordable housing, and a well supported football club that the town can be proud of.

Provide needed housing, shops and a hotel. Housing for young people, a future for Boston United Good use of poorly used land. Needed housing right on top of the



Security to Boston United financially, an improved club ethos in a new ground, easier access for fans, home and away, an improved view on the drive up the A16 with a beautiful new stadium. Increased number of housing for a constantly rising population, and providing new incentive for shopping in a new area. New facilities will be more enticing to local shoppers, leads to a better economy, fairly straightforward.



In my view there is no down side to this development. The creation of jobs is paramount which if all the development proceeds will create. Extra housing will be a massive plus as there has been no major development of housing within the town while the population has rose steadily over the last decade. The benefit to the local community in provision of sporting facilities and a continued development of the community work currently undertaken by the football club.

It will help relieve the towns traffic problem, also help the accommodation

Affordable housing, new stadium and link road - fine; other housing no real problem, the rest of it, very unsure. And yes, I do appreciate that one part without the rest is probably not viable but........does Boston need another commercial area outside the

town centre? Won't this put more pressure on an already struggling town centre?

Some relief to the housing problems and much needed jobs created



Housing, jobs, and hope for the town. Desperately needed houses. And jobs needed to get the town

going Ease flow of traffic from A16 to A52, provide housing for

newcomers (Of British or foreign nationality), boost local businesses with more trade

Apart from housing, very little. More affordable and rented homes Better housing, and the distributor road will help traffic flow in

the area. My own road has heavy traffic at the moment, which does not follow the designated routes. Hopefully this would help that.

Affordable housing and jobs Boston is at present a pressure cooker with population growth,

but insufficient development. This project will release the safety valve to the benefit of the town and the area.



More housing which is needed and more work Needed addition to the housing stock for the Boston area in a

suitable area. Boston desperately needs new housing, and if a new development

can bring affordable housing with the retail complex hopefully providing a friendly, family atmosphere this can only be good for the town and its image

Housing, jobs, improved road network. Continuation of the BUFC football club, which in turn benefits the community greatly

More jobs, more housing, plenty of opportunities for young people

More houses, more jobs, a better image of the town, a better standard of living

Reduce exorbitant rents as people should be able to buy Boston is desperate for new housing - small areas have been

developed over the last few years, but the town and community requires further properties. The older style of terraced houses within the town area are mostly over 100 years old and I believe with the flood barrier being built areas alongside the river will become recreational areas and moorings for boats and many of the narrow side streets near the river will be demolished to improve the riverside.

Much needed affordable housing for locals, create hundreds of new jobs for the town which in turn boost local economy and will benefit the town as a whole. A new community stadium for the whole town to use as well as a new home for Boston united which brings very positive things to the town since the Chestnuts saved the club

Affordable housing for families Housing. Regeneration and jobs and much needed housing for the town Job for people in Boston & affordable housing It is clear that this is a well thought out project which will have

benefits to not only the football club but also the whole of the local community. It is aimed at enhancing economic growth and will provide affordable housing.

Wyberton is a dormitory community and essentially part of Boston (like Skirbeck) rather than a separate village. The benefits in terms of the Borough's housing needs, regeneration and employment opportunities substantially outweigh the perceived negative effects.

Jobs and houses 3. Given the proven track record of Chestnut Homes locally, this

development promises affordable and aesthetically pleasing housing.


New modern houses which there Is a massive shortage of also new jobs, which are essential if we want to see Boston thriving again.


Much needed affordable housing, and hopefully more employment for local people

Much needed housing, employment and relief for town centre traffic on match days

Much needed housing A new home for Boston United, additional housing and hopefully,

a better road link between the A16 and A52. The club needs a new modern stadium - Q1 will bring much

needed affordable housing and with it improve the road network, taking traffic away from the John Adams Way area

Employment, housing Employment and housing

Theme (occurrences)


Improve traffic in the area (54)

Development will improve local roads / ease traffic congestion

50


Help keep traffic moving in Boston but most of all keep BUFC at a good level and thriving.

Better road network, community life, jobs, but sports stadium most important to me

Local employment, ease traffic in the town Local employment, ease of traffic in the town, more recreational

areas Not using Sleaford Road which is a bottle neck near Asda and

railway station Will improve the image of Boston, more facilities; improve traffic


Improved road network Much needed housing, improved transport flow (especially

diverting traffic from Sleaford Road and John Adams Way), potential regeneration of the London Road area of the town, a new modern stadium for BUFC which will also have the benefit of facilities to create additional revenue.

More jobs to the area, and better traffic flow. Help with traffic A decent road link off the A16 would be useful Easier access around Boston If it brings a good part of a distributor road and affordable housing

for young Bostonians (whose parents have lived and worked here all their lives, good.

Shops. Evening focus for eating out/shopping after a game. Improved traffic on a Saturday especially. Easier for away coaches.



A great new stadium to encourage Boston Football Club to bigger & better things. More ability for it to become self-financing. Being able to be upgraded to league standard important. More facilities for community use. More facilities and services for the local community. Initial improvements to transport infrastructure.

Housing on the southern side of the town would hopefully alleviate some of the problems of the traffic through the centre of town. However, we do need the commercial aspect to try and boost jobs in the town. I think it will bring great benefits to the economy of the town.


It will locate BUFC into a area which will cause much less traffic problems than there present location does on York Street, easy access to and from Q1 from all directions, it will be according to the images on Q1 website, a pleasing and pleasant structure to all visitors and spectators. This is just what the club and town need to wake the town up from its stupor of doing nothing constructive this last 10 years, bring it on Chestnuts Homes.

Better access to other parts of the county. Improved facilities and much-needed houses.

Easier access around the area as a whole. Reduced congestion of traffic within the town Hopefully ease traffic through town and make access to the new

ground easier Being an exile, my main thought is of the long-term future of

Boston United FC, but another general benefit would be reducing congestion.


Link road only, no housing It will help relieve the towns traffic problem, also help the

accommodation Affordable housing, new stadium and link road - fine; other

housing no real problem, the rest of it, very unsure. And yes, I do appreciate that one part without the rest is probably not viable but.... does Boston need another commercial area outside the town centre? Won't this put more pressure on an already struggling town centre?

A new interest to the area .road improvements .new shopping .The hospital does struggle with new recruitment because of the lack of amenities and road .the distance to travel to better shopping experiences .Perhaps concerts for music could be held here.

Ease flow of traffic from A16 to A52, provide housing for newcomers (Of British or foreign nationality), boost local businesses with more trade

Short term it would be horrible for drivers but long term what we are looking at will levitate the massive problem that is the traffic of Boston.

Better housing, and the distributor road will help traffic flow in the area. My own road has heavy traffic at the moment, which does not follow the designated routes. Hopefully this would help that.

Apart from the ensuring Boston United has a stadium and sports facilities for the future after York Street, this development is needed for the south of Boston as that is where the growth is, and with a high proportion of the working community travelling outside of Boston to work (mainly south - Spalding/Holbeach area/Kings Lynn etc) it easies the commute by road away from the roads within Boston which are already congested.

Provision of the beginning of a south eastern "distributor" road. An actual proposition likely to become reality as opposed to the previously promised and non-delivery of a bypass


Housing, jobs, improved road network. Continuation of the BUFC football club, which in turn benefits the community greatly

It will bring a central hub for the community that side of Boston. Will help BUFC evolve as a club by easing financial burdens. It may even alleviate the traffic problem into Boston.

Better shopping, better facilities for the football club and hopefully take some of the traffic problems away from the town. Better parking for football traffic.

Ease traffic congestion which is a major problem in Boston Better neighbourhood facilities. Better road links Help to meet the housing quota, create jobs, regenerate the area,

take traffic away from town centre. More employment, relieve traffic congestion in Boston. Much needed housing, employment and relief for town centre

traffic on match days A new home for Boston United, additional housing and hopefully,

a better road link between the A16 and A52. Relieve some congestion on the retail outlets on the further side

of Boston. A sustainable and permanent home for Boston United, and relieve

traffic congestion in the town. The club needs a new modern stadium - Q1 will bring much

needed affordable housing and with it improve the road network, taking traffic away from the John Adams Way area

Much needed relief road Relieve parking / traffic on streets around current

BUFC ground 3

Along with the many benefits stated the parking adjacent to the ground relieves haphazard parking in streets as now happens in all streets around the present ground. This has impacted on the lives of residents of York St and many other adjacent streets. This move would greatly enhance the quality of life for these residents whereas this will not occur in the new location.

If BUFC get into the Football League it will avoid congestion in the town, and keep the streets around the present area clear.

Better shopping, better facilities for the football club and hopefully take some of the traffic problems away from the town. Better parking for football traffic.

Other (one occurrence): new public transport links will be established

1

Regeneration of this area of Boston. Possible future for a bus service - nearest for us a mile away!

Theme (occurrences)


Provide more retail / leisure options (50)

48

Raise profile of Boston. New and exciting shops, cafes/restaurants, entertainment etc.

Jobs and leisure are always beneficial also housing but at what cost to the road infrastructure

Hotel, shops, jobs Local employment, ease of traffic in the town, more recreational

areas Will improve the image of Boston, more facilities; improve traffic


New commerciality to the town, much needed additional housing, a chance to bring Boston back in line with where the town should have developed to many years ago, but has not been forward thinking enough to actually deliver what the town needs (afraid to change?)

Much needed housing/amenities in a suitable area. More jobs, more houses, a nice new football ground, different

shopping choices. More money to the area. Shops. Evening focus for eating out/shopping after a game.

Improved traffic on a Saturday especially. Easier for away coaches. Jobs, amenities, new community stadium and facilities More homes and facilities It will provide much needed addition housing and retail

development for a town already bursting at the seams with at best an early and mid twentieth century infrastructure.




A great new stadium to encourage Boston Football Club to bigger & better things. More ability for it to become self-financing.

Being able to be upgraded to league standard important. More facilities for community use. More facilities and services for the local community. Initial improvements to transport infrastructure.

Housing on the southern side of the town would hopefully alleviate some of the problems of the traffic through the centre of town. However, we do need the commercial aspect to try and boost jobs in the town. I think it will bring great benefits to the economy of the town.


It will bring a whole new community to the borough of Boston and create new jobs and attract big name retailers to the area


Better access to other parts of the county. Improved facilities and much needed houses.



More housing, retail, sports venues a better feel to the town, this has to happen. To drag us into the 21st century, I'm sure the road will lift the question mark over Boston on whether or not companies want to bring their business to the town. Road networks.



Provide needed housing, shops and a hotel. More jobs and improvement in the area. More revenue for the

area that will be brought in by new shops and leisure centres

Since I left Boston in the early 80's I've seen a slow and gradual decline in my birthplace. The occasional bland retail park or rejuvenation of an inner town supermarket into yet another Poundland has only accelerated this process. Boston needs dragging into the 21st century with a high quality facility offering all ranges of facilities for all people. Maybe ex-pats such as myself may be tempted to move back....

With the extra retail outlets and restaurants it will give locals and visitors more choice.



I think it will allow Boston United to grow as a club, giving it a more fit for purpose home, it will introduce a hopefully nice new commercial district for Boston and area, hopefully providing something different and a larger range of shops, allowing people to not have to travel to places like Peterborough, Lincoln and Nottingham to do shopping, and may even make it a destination that people from out of the area visit (such as Springfields in Spalding) which will provide some benefit to the rest of the town as well.


Jobs more shopping options and better selection of eateries. More jobs, good community leisure facilities. In my view there is no down side to this development. The


A new interest to the area. Road improvements .new shopping .The hospital does struggle with new recruitment because of the lack of amenities and road .the distance to travel to better

shopping experiences. Perhaps concerts for music could be held here.

A great increase in jobs for the local community - and hopefully some big name retailers will come onboard. The community stadium will also be a key part of the town - not only for Boston United, but for the wider community too.


Retail The scheme will bring jobs, facilities, opportunities and make

Boston an east coast destination. Much needed jobs and choice Better shopping, better facilities for the football club and

hopefully take some of the traffic problems away from the town. Better parking for football traffic.

Better neighbourhood facilities. Better road links Housing which is really needed, new home for Boston united and

commercial development to bring jobs and to serve the expanding population

Better access to shops, new opportunities for jobs for local people especially young people

Regeneration; good service complex for the Wyberton/Kirton/Frampton communities. Reduce the need for people to avoid the Liquorpond St congestion; energise the debate about a distributor road; give Boston Utd the sort of facilities the supporters yearn for (consider the loyalty of fans who often comprise 50% of the gate to away matches. Such a loyalty deserves encouragement at 'home').


Bring more choice for shoppers, and jobs for local population

Theme (occurrences)


Encourage tourism to area (11)

Employment, housing, tourism Many benefits to Local community and may attract more tourism


Along with the promise of employment a new football ground should raise the profile Boston United and hopefully attract more support. This development will also put the town of Boston on the map through the news and local media thus attracting more visitors.

Affordable housing, jobs, town interest/tourism It will upgrade the image of Boston and make it a better place to

visit Employment. A new home for Boston United. A reason to travel

to Boston rather than some of it's neighbours. New football ground encourage visitors from Norfolk area It will bring an added enthusiasm to visitors to the town. Added

investments with businesses joining the town as well as addressing unemployment so that more jobs are available.

Whilst the traditional nature of Boston is something which is part of its aesthetic, Q1 will benefit a more modern period for Boston along with the recent renovation of the Assembly Rooms. There is not much to do for the youth of Boston and this often leads to trouble. I am 20 years old and currently study in Nottingham and can safely say I was excited to leave Boston; because there was nothing there for me. Life in a city made me realise how much Boston needs to be more commercialised. It is a beautiful town and should be one that makes tourists stop by rather than simply driving through. I believe Q1 is a step towards making tourists stop.

TOURIST AND FOOTBALL FANS AS WELL AS THE LOCAL COMMUNITY.

Theme (occurrences)


Create a pleasant gateway into the town (8)


A completely new look to Boston - people will want to come here again as the town expands, so will trade and interest

Excellent visual impact, The Quadrant will add approaching Boston from the south

This will give Boston the boost it needs, it will be a good first sight for visitors to the town from the southerly direction.


It will enhance the entrance into the town and promote Boston as growing


The southern approach to the town along the A16 through Wyberton is less than inspiring. A sympathetically designed development can only enhance this area and potentially provide a real 'gateway' to Boston. I believe that this could be achieved by providing a footbridge across this very busy road rather than pedestrian crossing(s). There is a real opportunity for an iconic design feature (Boston's Angel of the North?!) for both this and the stadium itself.

Theme (occurrences)


Improve infrastructure in area (5)

Jobs, infrastructure, much needed income into the area. Increased jobs and improved infrastructure for the town. Also a

fantastic stadium for Boston United Better infrastructure, jobs, trade to the area and profile to the

area. Much needed Infrastructure for the town Some local residents have expressed concerns, mainly about

increased traffic and health and education provision. I believe that it has been made perfectly clear during the exhibitions and presentations (I have attended the Pilgrim Lounge exhibition and

48 respondents said they felt Q1 would not bring any benefits. Question 9 If you have any concerns about our plans for Q1, please write them here. Free text responses were invited to this question. Comments:

the Wyberton public meeting) that these concerns are already being addressed as part of the planning process.

Theme (occurrences)


Other (2) Other (one occurrence each): Benefits will exist if a new bridge is built; benefits depend upon the quality of the finished development

If a new bridge is not built -it matters not how many so called distributor roads are made - as traffic can not get anywhere when both ends are blocked

Depends on how well it's done – If it's a typical Boston development, like PRSA or housing on the Quayside/London road, then none.

Theme (occurrences)

Sub-theme Further sub-theme No. occurrences

Traffic & transport (56)

Q1 will generate additional traffic

17

New road onto London Road is going to create more traffic - London Road is already very busy and fast moving. Something needs to be done with junction of Tytton Lane East/West - lots of accidents happen there already. House prices could go down due to this. Noise levels from stadium.

More traffic to my area especially when the football games are finished - will need police control

Traffic congestion - will the roads cope with more vehicles? Boston is already bursting at the seams

The amount of cars and traffic that are going to be coming out and turning outside my house and the increased noise and the traffic lights

Lack of schooling, medical services. More impact of EU residents. More traffic congestion through town. Taking up green land. Parking for football stadium.

Noise and traffic to this side of Boston

Block my views. Diminish the property value of my house. Noise levels. Road traffic increase. Diminish the respected area.

The major factor in easing traffic congestion in and around Boston will not be solved by building new houses and additional roads between existing roads. The congestion is always centred around the A16 bridge in John Adams Way and the Sluice Bridge. Congestion will only ever be eased when there is additional bridge capacity in or around the town that will enable traffic to pass from one side of the river to the other. The road outlines on your map would not be a "distributor road" as it would not help traffic to flow around the town. The additional homes would add more traffic to already congested junctions and increase congestion.

As stated, any development in this area will increase traffic feeding into Spalding Road and add to the queues.

An excessive volume of traffic on West End Road... Will it disrupt local housing? The local primary school? Road networks

due to the length and size of roadworks? Will transport accommodate this new point of interest, such as bus routes from both the inter-town network and out of town bus routes both stopping here and avoiding further travel for football fans as one example.

Disruption around the wyberton area on the roads It would be too built up and further traffic problems too already bad

traffic issues Already mentioned increase in traffic flow. Also wonder if the schools will

cope with extra families in the area. Ensure that there are support facilities in area and DOES increase the

congestion to town traffic As above, but to summarise - noise, congestion, reduction of property

values, increased volume of traffic causing bottle necks at all accesses onto the A16, inconsiderate parking by stadium users and, possibly, new residents as well as general lowering of quality of life for existing Wyberton residents.

Excess traffic in the Tytton Lane East and West, West End Road, Saundergate Lane area, as traffic from the A16 to Wyberton Chain Bridge already use these roads in excess of what they were designed for.

General traffic concern (non-specific)

16

Yes – traffic Traffic problems. Rehousing of 'problem area' eg Fenside. This hasn't been <<illegible>> yet (T/G). Too many people, too many cars,

all to make a profit. All they are interested in is to move football ground to build housing on its old site. More money.

Traffic and match days Good idea but it does not contribute to solving traffic infrastructure

issues Making sure local roads can cope

Traffic Will it disrupt local housing? The local primary school? Road networks


The only concerns I have are that obviously this sort of development will bring increased crime etc, so it is important that the police are "on board". I also feel the transport links are key to the development being successful. It cannot be expected that the current road links will cope with what is being proposed.

Suitable car parking for the Stadium and the shopping area and the concern that will be on everyone's mind will be the amount of traffic it will bring to the area.

Many concerns mainly on the infrastructure with regards to traffic congestion on the A16 and London road, also Boston football club is not a first division team and does not have a very high gate attendance it is very rare it even gets into four figures, and in our opinion the Dabsi centre would more than accommodate them.

Traffic Traffic on the A16 can get busy at peak times, are there any plans to

widen roads or increase public transport from the area to the town centre or hospital/ schools on the other side of town

Travel, traffic and the future of the existing town centre retail business should be considered thoroughly.

Impact on existing householders and property on two fronts: property value/saleability and traffic density/flow

Doctors-- Schools -- traffic -- public transport--Fire engine access --Hospital--Ambulance service -- flooding --parking for football ground-- YOU NAME IT. Other than these few setbacks cannot see much problem-- We Will probably not have adequate drainage-but what does that matter -you will not be living here and think of the environment - the birds and animals will disappear from our gardens!!

Need for public transport to serve Q1

13

Roads. They keep saying about public transport but it is too much money and cheaper to get to Boston from Spalding than from London Road. They need to sort this first.

Travel for those in central Boston without their own transport. Wyberton is a village outside Boston and is rural. We do not require a

Stadium in our small village. Boston United belongs in Boston. There are no transport links to Wyberton. We do not want the light/noise pollution and the litter that this stadium will bring. Nor do we want a concrete jungle in this village

Will there be more buses supporting the north of the town to get fans home as current services will exclude people using the Spilsby bus service from seeing the whole match.

Access to the rail network locally does not add to the infrastructure that may be required to attract the maximum amount of away supporters to the new venue

The detailed plans for the stadium need to include safe access on foot and by bicycle as well as by car. Ideally also access by public transport.

Will it disrupt local housing? The local primary school? Road networks due to the length and size of road works? Will transport accommodate this new point of interest, such as bus routes from both the inter-town network and out of town bus routes both stopping here and avoiding further travel for football fans as one example.

Only public transport as already stated, provided all possible flood concerns have been cleared by the environment agency


Traffic on the A16 can get busy at peak times, are there any plans to widen roads or increase public transport from the area to the town centre or hospital/ schools on the other side of town

I feel there will need to be a reliable frequent bus service to the area Doctors-- Schools -- traffic -- public transport--Fire engine access --

Hospital--Ambulance service -- flooding --parking for football ground-- YOU NAME IT. Other than these few setbacks cannot see much problem-- We Will probably not have adequate drainage-but what does that matter -you will not be living here and think of the environment - the birds and animals will disappear from our gardens!!

To survive Boston United must maintain and grow its supporter base. It is important that an out of town ground does not put off home support, and therefore, it is essential that accessible transport such as 'hoppa' buses are available to supporters on match day.

Potential noise from traffic

4

Traffic noise, pollution, disturbance to residents The amount of cars and traffic that are going to be coming out and

turning outside my house and the increased noise and the traffic lights

Noise and traffic to this side of Boston Block my views. Diminish the property value of my house. Noise levels.

Road traffic increase. Diminish the respected area. Q1 will generate

additional traffic on Tytton Lane East

4

Disruption to residents in Tytton Lane East / block light from gardens / noise pollution

Traffic on Tytton Lane East I live in Tytton Lane East (<<number removed>>). The traffic using this

lane in general takes no notice of the short section which is 30 MPH - over a 1000 vehicles a day pass down this lane to the school or the industrial estates

Excess traffic in the Tytton Lane East and West, West End Road, Saundergate Lane area, as traffic from the A16 to Wyberton Chain Bridge already use these roads in excess of what they were designed for.

Road safety 2 New road onto London Road is going to create more traffic - London

Road is already very busy and fast moving. Something needs to be done with junction of Tytton Lane East/West - lots of accidents happen there already. House prices could go down due to this. Noise levels from stadium.

Increased traffic through the village of Wyberton including lorries and HGV's. Children crossing London Road to access Wyberton Primary School and Secondary school bus stops will have larger amounts of traffic to contend with. School capacities pushed to far, increase in migrant population, buy to let/multiple occupancy issues, potential to units to be built which will remain empty.

Theme (occurrences)

Sub-theme No. occurrences Theme (occurrences)

New community stadium (35)

Sufficient car parking required at stadium to prevent parking on neighbouring streets

9


Cars parking on our lanes. What are you going to do to stop the footballs cars from parking down our lanes?

See above regarding car parking, access etc. Concern over adequate stadium parking facilities, especially for large

matches. If we ever had a 4000-gate parking would probably be a disaster with no natural side streets able to take the overflow.

Appreciate that some commercial/residential development is needed to finance the new stadium but it seems as if you are trying to build a new mini town just a mile or two from the town centre. Parking for new stadium as noted above - major personal concern as might not be able to get to matches.

Suitable car parking for the Stadium and the shopping area and the concern that will be on everyone's mind will be the amount of traffic it will bring to the area.

As above, but to summarise - noise, congestion, reduction of property values, increased volume of traffic causing bottle necks at all accesses onto the A16, inconsiderate parking by stadium users and, possibly, new residents as well as general lowering of quality of life for existing Wyberton residents.


To ensure there is sufficient car parking Location General (non-specific) 3 Location of football stadium Although I shall have further to travel to home matches, it will be easier

to park near the Stadium. I feel I have already covered concerns. Over development and stadium in

the wrong situation. Proximity to

neighbouring properties

2

How close will the stadium be to the housing on T, L, E - will there be trees fencing to block noise and in keeping with the character of the area.

Although it will not affect me, I can see nearby residents being very upset. Would you like a football ground being plonked down at the bottom of your garden?

Prefer town centre location

1

As stated before, just the fact the stadium won't be in the heart of Boston.

Potential noise 5 New road onto London Road is going to create more traffic - London

Road is already very busy and fast moving. Something needs to be done with junction of Tytton lane East/West - lots of accidents happen there already. House prices could go down due to this. Noise levels from stadium.


The brightness of the lights from the stadium would disturb people and the sound may get on their nerves


Wyberton is a village outside Boston and is rural. We do not require a Stadium in our small village. Boston United belongs in Boston. There are no transport links to Wyberton. We do not want the light/noise pollution and the litter that this stadium will bring. Nor do we want a concrete jungle in this village

Need for traffic control on match days

4

Traffic would probably need some form of control at this start and end of a match

Traffic and match days Exiting the stadium onto the A16 could be difficult at the end of a match

if you need to go North The only concern I would have would be with the design of the traffic

system. It may need a two lane roundabout with the inside lane prioritised for match days.

Potential light pollution 3 The brightness of the lights from the stadium would disturb people and

the sound may get on their nerves Wyberton is a village outside Boston and is rural. We do not require a


Light pollution from stadium. Stadium design Capacity in future 3 Make sure the Pilgrim Lounge is a bit bigger than the existing one. Very

often fully booked. Capacity I think 180 would like to see 200-250 if possible.

Reduced stadium capacity restricting football club ambition as the population of Boston increases, hopefully with developing interest in the town's football clubs

Is there scope for future expansion of the stadium if needed? Stadium is not required 3 Boston United do not need a new stadium. The current one is adequate

for the low level of football that the team has been playing for many seasons. A new stadium that will only be ever half full is simply window dressing for the fact that Chestnut Homes want to build houses on/sell the current ground's site and also want to build houses out of town on green belt land. Therefore adding a facility that is 'educational' gives you more chance of doing what you need to do: build houses to make money. That is not a bad thing! That is your business and your business does a great job, but why all this politics and pretence of caring about our local community and caring about football? Just be honest with

people about what you are doing! Build at Kirton, raise local commerce there and avoid adding any congestion to the bottlenecks around and in Boston. If you really cared about football, why would your centre of excellence be based at Cranwell?

The length of time taken for the debt to be repaid by BUFC. It is claimed that with function rooms and bars that these will help provide extra income, yet there is already the PRSA on the opposite side of Wyberton, which has struggled since opening. Is there a large enough demand or need in the local area for these facilities to garner more income?


Other (one occurrence each): concern regarding the future of BUFC; requirement for policing of commercial units on match days

2

Due to other research a carefully planned approach must be taken as other clubs have been penalised in playing performance for up to ten years or even been made to wind up and if it is not phased Boston united could end up similar to them, I would also like to know information on how the entire site would be heated and powered using natural power

Only one. The Policing of the retail area on match days Lack of existing infrastructure to support development (22)

Lack of existing education and healthcare facilities

22


More houses mean more people. Do the schools, nhs, police, fire, ambulance have the capacity to deal with this. They are already stretched and with little or no extra funding coming from central govt - would this just compound issues.

Proviso must be made for a new school, nursery and primary at least. The only thing that concerns me is that if you are going to possibly

increase a population, then you need to invest in infrastructure, GP's and schools. These are already stretched and there would need to be some kind of investment in that area.

Possible overcrowding? Possible need for new schools etc if 500 houses were to be built.

The local infrastructure is overloaded, until there are school, doctor, road etc. Improvements more housing/population will make matters worse. Build the roads first then the housing (no chance)

With the growing population as houses are built and services such as schools and GP surgeries is the town able to cope with the influx?

A new school & doctors surgery will be required. Increased traffic through the village of wyberton including lorries and

HGV's. Children crossing London Road to access Wyberton Primary School and Secondary school bus stops will have larger amounts of traffic to contend with. School capacities pushed to far, increase in migrant population, buy to let/multiple occupancy issues, potential to units to be built which will remain empty.

Stated above- schooling concerns, right type of amenities Boston is already overpopulated with resources at breaking point or have

already broken. No more for Boston, please! Keep it green. Infrastructure? News Schools / doctors? Otherwise, developing the

existing local schools/doctors to accommodate the extra people in the area.

Already mentioned increase in traffic flow. Also wonder if the schools will cope with extra families in the area.

If such money is being spent on this Q1 project (which I wholeheartedly support) then the Council must seek to ensure that our Health and Education services are not seen to be suffering financially. These sectors are obviously seen as consistently important to tax-payers and I believe we don't have a great deal with these at the moment yet many people will be quick to criticise little problems at the Pilgrim/within schools if we are spending millions on The Quadrant. It must be viewed as money well spent; money that need not be spent elsewhere. The time must be right which I believe it is. Also, considering the recent floods many may see it as poor form if they are denied aid by the council after their home is ruined yet then they see discussions upon plans to build a new stadium. The flood damage must be dealt with before further talk concerning Q1.


Lack of infrastructure to support development I’m also concerned about the extra strain schools/nurseries/doctors in

the area. More demand on Schools, Doctors, water services, roads - availability of

jobs due to increased population. Doctors-- Schools -- traffic -- public transport--Fire engine access --

Hospital--Ambulance service -- flooding --parking for football ground-- YOU NAME IT. Other than these few setbacks cannot see much problem-- We Will probably not have adequate drainage-but what does that matter

-you will not be living here and think of the environment - the birds and animals will disappear from our gardens!!

Concerned about School availability possible need of health centre/doctors surgery.

As I've already said, need new roads first and more healthcare / doctors / schools for this area.

Can public services cope?

Theme (occurrences)


Potential impact on neighbouring properties / area (19)

General negative impact 10


Traffic noise, pollution, disturbance to residents My house is right in the way. Why should I be inconvenienced by all this?

I love my house and will not be moved. It's impact to current residents to the area.


Ruin the area See all of the above plus planning blight on the area round Q1 Will it disrupt local housing? The local primary school? Road networks


Wyberton will be left with its legacy to cope with not the property developers


Negative impact on property values

5

New road onto London Road is going to create more traffic - London Road is already very busy and fast moving. Something needs to be done with junction of Tython lane East/West - lots of accidents happen there already. House prices could go down due to this. Noise levels from stadium.


Devaluing the property, with commercial buildings at the end of your garden.


Impact on existing householders and property on two fronts: property value/saleability and traffic density/flow

Overshadowing from proposed new homes

2



Area will become too built up

2

Appreciate that some commercial/residential development is needed to finance the new stadium but it seems as if you are trying to build a new mini town just a mile or two from the town centre. Parking for new stadium as noted above - major personal concern as might not be able to get to matches.

It would be too built up and further traffic problems too already bad traffic issues

Theme (occurrences)


Planning and delivery of Q1 (18)

Concern that objections from local residents may hinder development

6

Keeping the locals on side, never underestimate the determination of a group of Bostonians. What they can lack in vision and acceptance they make up for in bundles of scepticism, cynicism and stubbornness.

Need to keep local community on side so that they can see the benefits to them and not fight against because of fear of the unknown

Only really that the massive proposal may have massive objections, I hope these can be swayed for the economic benefit of the whole town and area!

None sporting residents playing the "NIMBY" card. My only concern is that it will not happen or that it will be held by the

usual noisy minority who stop any fresh new development form happening in our town.

My concern is that this will be delayed by oppositon and red tape. This is clearly a massive boost for our town and club and should be assisted by those in power a much as possible.

Concern that project may not be delivered quickly enough

4

It may not happen quickly enough Only that it can not come quick enough Timescales - how quickly can this be done? My concern is that the development could take time to get off the

ground when the reality is it is needed now! Concern full development

will not be delivered 2

Not sufficient investment to finish the job with out cutting corners. The plans need to be part of an actual link road, not a potential scheme

which may happen. Otherwise the business partners in this venture, including Boston United FC will face some very lean years, which they may not survive.

Lack of confidence in planning system

2

Worried that the whole thing has not been thought through and that this is a plan that will go through no matter what local people think, you should be the ones explaining to us , what benefits there are to having this concrete jungle built in our back gardens, again disgusted

My concern is that this will be delayed by opposition and red tape. This is clearly a massive boost for our town and club and should be assisted by those in power a much as possible.

Concern project will not go ahead

2

My only concern is that it will not happen or that it will be held by the usual noisy minority who stop any fresh new development form happening in our town.

The only concern is that this won't go ahead and will be stopped Public communication Concern public

consultation is being carried out by developer

1

Premise 1 is the place of Chestnut Homes in handling public feedback for this project. You are an interested party and as such should not have this role. Premise 2 relates to using fully other space in town. The reduction of housing in Fenside in recent times is a case in point. Available land within the traditional Boston Town areas needs to be used to its optimum.

Communication with public required throughout planning and development processes

1

Public awareness such as this at each stage Theme (occurrences)


Flood risk on site (10)

I am concerned that localised flooding could be an issue with there being less surface area to drain precipitation away. London Road already suffers when there are heavy bursts or longer periods of rain with flooding to front gardens.

Only public transport as already stated, provided all possible flood concerns have been cleared by the environment agency

If such money is being spent on this Q1 project (which I wholeheartedly support) then the Council must seek to ensure that our Health and Education services are not seen to be suffering financially. These sectors are obviously seen as consistently important to tax-payers and I believe we don't have a great deal with these at the moment yet many people will be quick to criticise little problems at the Pilgrim/within schools if we are spending millions on The Quadrant. It must be viewed as money well spent; money that need not be spent elsewhere. The time must be right which I believe it is. Also, considering the recent floods many may see it as poor form if they are denied aid by the council after their home is ruined yet then they see discussions upon plans to build a new stadium. The flood damage must be dealt with before further talk concerning Q1.

Environmentally unsuitable due to heightened flood risk Recent events have shown us that the area is at risk from flooding and

improvements over the last few decades, magnificent as they have been, need to be further enhanced as the area grows. Both north and south of the town is at risk so this has to be developed by a greater body of influence than the Quadrant project. The present barrier plan is too localised and needs to be further down river, more in line with the sea bank.

As mentioned to Mr Newton in meeting on 17 December, our boundary runs alongside the Wyberton Town Drain. We have a surface and foul water overflow located on the bank that discharges into this drain. We have had numerous problems with raw sewage emptying into this drain when the Treatment Centre cannot cope with quantity or when there is a blockage. When this happens the water in the water traps in our sinks and toilets is syphoned out allowing the sewer stench to enter the rooms. We understand from your Town Planner that the foul water from the proposed site will discharge into the 9-inch sewer pipe in London Road. As Anglian Water and ourselves already have an on-going problem

that has involved the Environment Agency and Black Sluice we are worried that the extra housing plus commercial properties will cause more problems and further damage the environment.

One of your advisors indicated at a recent meeting I attended was that the ground level for the new development will be raised by about one meter. This will have a significant impact on surface water being discharged onto lower lying and existing properties should the surface water drainage not cope during periods of heavy and protracted spells of rain. What assurances are here going to be to protect current dwellings from potential flooding?

Additionally and most recently Wyberton was potentially at risk from serious flooding due to a breach in the sea defences. Is any investment being afforded to ensure this new development is protected from the effects of potential coastal flooding?

Pleased that the issue of sustainable water drainage is being considered with swales and the environmental benefits SUDS can bring; obviously being a significant issue in the Fens, irrespective of storm-surges up the Haven.


Theme (occurrences)


Location (9) Q1 should not be located in Wyberton

3

Not in Wyberton please Wyberton is a village outside Boston and is rural. We do not require a


As a Wybertonian, the distinct rural barrier between the town and village is important. I'd like to see Wyberton keep its identity and not be consumed by the urban crawl of the town.

Do not support use of a green field site / preference for brown field site

3


Premise 1 is the place of Chestnut Homes in handling public feedback for this project. You are an interested party and as such should not have this role. Premise 2 relates to using fully other space in town. The reduction of housing in Fenside in recent times is a case in point. Available land within the traditional Boston Town areas needs to be used to its optimum.

Boston is already overpopulated with resources at breaking point or have already broken. No more for Boston, please! Keep it green.

Location in general 2 Wrong place for this kind of development Totally unsuitable location for plans! Other: proximity to

Calders 1

Only concern is the smell from Calders, would that put people off from going to football, having wedding receptions, stopping at hotels and eating at the restaurants? I personally think it will.

Theme (occurrences)


Retail / leisure units (8)

Operators 3

1. Have potential tenants for the retail premises come forward and expressed an interest?

Increased traffic through the village of Wyberton including lorries and HGV's. Children crossing London Road to access Wyberton Primary School and Secondary school bus stops will have larger amounts of traffic to contend with. School capacities pushed to far, increase in migrant population, buy to let/multiple occupancy issues, potential to units to be built which will remain empty.

No evidence or idea of what supermarket would be interested in the site - Tesco, Asda and Morrisons already represented. Sainsbury already turned down, so no remaining supermarkets as Waitrose would not site in Boston.

General (non-specific) 2 I have written my concerns above. I would have no concerns if the

houses stayed where they are on your plan, there were no retail or business and the road went out onto the A16 and not past or onto London Road.

Devaluing the property, with commercial buildings at the end of your garden.

Potential negative impact on town centre

2

I guess my only concern would be the impact on the town centre of having a good retail space on the outskirts. It would mean people not having to battle with the traffic in town (which they would obviously see as a positive point).

Travel, traffic and the future of the existing town centre retail business should be considered thoroughly.

Other: units should be for local businesses

1

My only real concern is that the local businesses within the Quadrant area are offered the opportunity to participate in this development.

Theme (occurrences)


Proposed distributor road (7)

Route of distributor road General (non-specific) 2

I have written my concerns above. I would have no concerns if the houses stayed where they are on your plan, there were no retail or business and the road went out onto the A16 and not past or onto London Road.

Not sure where the road from the development will join up with London rd.

Should not run through Q1

2

Do not run traffic through the middle of the new development - this is idiotic

I think the route of the link road may need a bit of revising to make sure that it works as well as possible, i.e. not cutting through middle of the housing area, as it will it a less attractive proposition to live there, if there is a busy road in the middle

Road will not solve existing traffic problems

2

I do feel that without improvements to the current A16/A52 infrastructure, this is just going to make life even harder for anyone needing to travel by motorised vehicle.

The major factor in easing traffic congestion in and around Boston will not be solved by building new houses and additional roads between existing roads. The congestion is always centred around the A16 bridge in John Adams Way and the Sluice Bridge. Congestion will only ever be eased when there is additional bridge capacity in or around the town that will enable traffic to pass from one side of the river to the other. The road outlines on your map would not be a "distributor road" as it would not help traffic to flow around the town. The additional homes would add more traffic to already congested junctions and increase congestion.

Other: Road may create more traffic on Chainbridge Road

1

The link road to Chain Bridge will bring too much traffic to Chain Bridge

Theme (occurrences)


Access to Q1 (6)

Pedestrian access to stadium required

2

Yes, pedestrian access to the new stadium could be difficult, suggest a footbridge across the road close to the roundabout. This would help the flow of traffic when leaving the stadium.

The detailed plans for the stadium need to include safe access on foot and by bicycle as well as by car. Ideally also access by public transport.

Roundabout design 2 Putting an extra roundabout on the approach to Boston will slow traffic

down again, and place more traffic on the 'rat run' that exists already from Marsh Lane down the 'low road' and exit as a short cut out of Causeway East. This route is limited to 750ton. As the main road slows because of extra traffic this narrow road with dangerous bends will get more traffic including 'heavy goods (as many do now) using it

The only concern I would have would be with the design of the traffic system. It may need a two lane roundabout with the inside lane prioritised for match days.

Other (1 occurrence each): access (general); need for cycle path connecting Q1 to town.

2

Only one road in As long as environmental technologies are used to keep energy usage as

low as possible plus some real cutting edge technologies could be used. My only fear is that much of the heavy industry of Boston is on the north side (the hospital is the obvious one) then considerations to cycling could be thought about to link this development to the main town. A segregated cycle path could be made to do this.

Theme (occurrences)


Social impacts (6)

Increase in residents in the area

3

What sort of people will it attract? People on benefits? I would like to live in a neighbourhood where people aren’t rough and can maintain the property appearance etc.

This hasn't been <<illegible word>> yet (T/G). Too many people, too many cars, all to make a profit. All they are interested in is to move football ground to build housing on its old site. More money.

Possible overcrowding? Possible need for new schools etc if 500 houses were to be built.

Potential for increase in crime

2

Access between 284 and 286 has access to sheds and garden. Crime has been high and concerns that allowing more footway will increase.


Other: Lack of ‘primary jobs’ provided by development

1

Jobs created are what I term "secondary". I worry about the lack of primary, wealth creating jobs. To spend money at the stadium, the restaurants and shops you have to earn salaries elsewhere. Boston needs more employment apart from agriculture and food production.

Theme (occurrences)


Other (11) General (non-specific) 4 Lots Do not want it Lots of concerns - too many to list I think the whole scheme is totally inappropriate Other (one occurrence

each): Economic gain only; Lack of information on future of current BUFC grounds; noise (general); preference for previous proposal for development off Wyberton Road West; homes should be 2-storey maximum; quality design is more important than quantity; Q1 is for the development of the new stadium only

7

17 respondents stated they do not have any concerns, and/or support the proposal. In addition to the comments, the below suggestions were also put forward in response to this question:

This hasn't been <<illegible>> yet (T/G). Too many people, too many cars, all to make a profit. All they are interested in is to move football ground to build housing on its old site. More money.

No mention of what happens to the current stadium site. As above, but to summarise - noise, congestion, reduction of property

values, increased volume of traffic causing bottle necks at all accesses onto the A16, inconsiderate parking by stadium users and, possibly, new residents as well as general lowering of quality of life for existing Wyberton residents.

I USED TO LIVE AT 282 LONDON ROAD SOME YEARS AGO, BUT IF I WAS STILL THERE NOW I WOULD BE JUMPING UP AND DOWN AND BANGING A BIG DRUM AGAINST THIS. THE TOWN NEEDS TO BE DEVELOPED AND I'M SURE CHESTNUT HOMES IS THE RIGHT PARTNER FOR THIS KIND OF DEVELOPMENT. BUT, MORE THOUGHT SHOULD BE GIVEN TO IT. THE OLD PROPOSAL SITE OFF WYBERTON WEST END ROAD WOULD BE MUCH BETTER, THIS WAS TO INCLUDE UPWARDS OF 2500 NEW HOMES, THAT'S WHAT BOSTON NEEDS MORE HOUSING HOWEVER THIS WAS ALSO TO HAVE HAD A FOOTBALL STADIUM RIGHT IN THE MIDDLE. THIS WAS GOING TO BE A MUCH BETTER PROPOSAL FOR TOWN. I HAD PRIVY TO SEE THESE PROPOSALS IN THE PAST.

Don't want 3 storey homes as it will not suit the character of houses already established in the Wyberton area.

Just hope that the design is about quality not quantity. This hasn't been <<illegible >> yet (T/G). Too many people, too many

cars, all to make a profit. All they are interested in is to move football ground to build housing on its old site. More money.

Theme of suggestion No. suggestions Design suggestions for new stadium 4 Make sure the Pilgrim Lounge is a bit bigger than the existing one. Very often fully booked. Capacity I think 180 would like to see 200-250 if possible. There needs to be a recognised stand when vocal fans can housed, call there own and is designed with good acoustics to create an excellent atmosphere within the ground. Maybe a more town end, styled end for the fans to make the atmosphere I would have to say a restaurant must be part of BOSTON united football club Q1 should adopt renewable energy technologies 2 due to other research a carefully planned approach must be taken as other clubs have been penalised in playing performance for up to ten years or even been made to wind up and if it is not phased Boston united could end up similar to them, I would also like to know information on how the entire site would be heated and powered using natural power

Question 10 If you have any further comments, please write them here. Free text responses were invited to this question. Comments:

As long as environmental technologies are used to keep energy usage as low as possible plus some real cutting edge technologies could be used. My only fear is that much of the heavy industry of Boston is on the north side (the hospital is the obvious one) then considerations to cycling could be thought about to link this development to the main town. A segregated cycle path could be made to do this. Other: new stadium should partner with Wyberton Football Club 1 Have we been in talks with Wyberton fc to gain there support and start a link up with them


Support for proposal / thanks (63)

63

What the town has needed for a long while Thank you for your continued investment into the club and town. Your plans received a good reception on my group on the

terraces - thanks! This development is a absolute must to ensure the club and it's

community programs can continue to trade A big thank you to David Newton and Nigel Kempster and all your

staff for keeping Boston United ALIVE. This development MUST go ahead for the benefit of the whole

community, town and area!!! Keep people informed, new little and often, it does not have to

be big bold announcements just keep it front of everyone's mind that this project needs support - big and small - to achieve.

This is a great development This could be the catalyse required to drive the town forward for

years to come. Looks like a well thought out project that all of the town and surrounding area should be proud of.

Very best of luck and congratulations on this important and worthy initiative

Although it will be sad to leave York Street, it will give a massive boost to the football club, the town of Boston, and its people. We give it our full support and hope it all comes to fruition.

No further comments except the best of luck with this project and I hope you reach your aims successfully.

Great to hear of planned improvements for BFC after all the previous problems. Will be good to be independent of the previous administration.

Our football club need to find a home which is permanent and cost effective. It's current home is old and it's owners do not particularly do anything to assist the club in the community role than clubs are required to do. To allow this to happen then the clubs owners need to develop another stadium, these days this could not happen without houses or commercial development. The town is in desperate need of something good to happen to it. Hopefully, this can be the start. If the council does not give permission then it is clearly being short sighted for no reason at all and do not have the best interests of the people of Boston at heart.

I support whole-heartedly the proposals put forward and wish the proposers every success in the very near future and beyond.

Having moved into the area only two years ago, I think it would be wonderful to have a new focus in the area. We love living here and truly welcome such plans. I just hope the moaning, stick in the mud kind of people don't scupper what is needed just because they don't want a bit of disruption.

The way I see it from living in Boston all my life is that if you want a better shopping or dining experience for example then you go out of town to Lincoln or Peterborough. If the shops and restaurants are made better in Boston, along with some new exciting popular choices made then I think it will keep people in Boston rather than going further afield.

A fantastic opportunity to benefit the town of Boston. Good luck and I hope you achieve this fantastic plan.

I believe this is an excellent proposed development. This has to go ahead for the future of our beloved football club which is at the heart of the community.

The q2 site sounds really exciting, like the idea of marina Please let supporters know about every opportunity to express

their support for these plans. I think this a very well planned and thought out project, not only

will it rejuvenate the area it will also provide a much needed new stadium for Boston United fc with facilities for the whole community to use.

Great opportunity for Boston to show we can get behind a good modern development and create some positive image for the town

Be big, be bold I grew up in Boston and have been a supporter of Boston United

since childhood. I still follow the team home and away, even though my career led to me moving away from the town, and back 100% any developments which will allow the club to continue to prosper. Football clubs are an important part of any community. One of the clubs in my adopted area, Hinckley United, were recently wound up due to debts. It has devastated their supporters (one of whom I know as a work colleague), and that scenario must never be allowed to happen at Boston. With the rent at York Street currently crippling the club and the amount of time left on the lease, this change needs to happen and needs to happen now. I will support it in any way that I can. I know less about the housing development at this stage. Work commitments meant that I couldn't get back to Boston for the 7 o'clock forum. But it is clear that Boston has a housing shortage - there's been a massive influx of migrant workers and there's lots of press coverage around the houses of multiple occupancy and the lack of affordable housing. There are also longstanding issues with traffic flow in Boston. From what I've seen of the scheme this will go some way towards addressing all of those issues, so again deserves to be supported. If there's anything I can do to assist the new stadium plans then I'll do my best to help in any way I can. For the sake of supporters away from the town though, is there any way that future forums, etc., could be staged over the course of a weekend of home matches?

I think that the developers should be congratulated on a well thought out plan, and should be supported by the local authority, and the community at large.

Congratulations to Chestnut Homes for a great plan with wonderful vision!

A brilliant scheme very well thought out by the people at Chestnut Homes for the benefit of Boston.

Fully support the idea and would be interested in a buy to let property if the price was right.

I hope the council fully support these plans, if not, what else is planned to put Boston back on the map?

This is a stunning development for Boston which is very exciting for the town.

Lets hope that the council can support this. Lincoln is an excellent example of new modern development working along side the historic part of the city both elements thriving with all generations getting quality of life.

This project is essential for the people of Boston to help local trades continue to exist and provide new jobs. The new stadium for a football club that will not survive without this project.

Whilst I may live many miles away, I'm keen on my home town addressing the decline I've seen over the years....this is the best opportunity for years.

The sooner the start the better! This town has had a lot of bad publicity over the last few years,

and I can only see good coming from this venture (i hope). This town needs some positive action that this will bring.

This sounds like a great opportunity for Boston. Start it ASAP!!! So excited about this new development be great to see

something new that the people of Boston can be proud of and also a much needed facility for the community

Through my role within the clubs community programme I recognise that it's a necessity for the club to relocate and it's also imperative for the community programme to find a new home too. Our diverse programme doesn't have the ability to grow and develop at the rate it needs to due to the lack of room at the current stadium. For some of our projects we have to use facilities outside of Boston as there are not any appropriate sites within the town which offer the facilities we require. We pay significant amounts of hire charges each year to deliver our activities as we do not have appropriate facilities of our own to deliver our core projects and clubs. I am very much supportive for the proposed developments as it doesn't just benefit Boston United and the community programme, but will provide a whole range of much needed benefits to the town such as housing, a relief road to aid the constant traffic congestion and much needed jobs to the town.

I can support these plans with the reservations shown Genuinely I am quite excited about this development. I work

within the Sports Construction industry and have experience in football stadium construction. I am currently working on the Stamford AFC new development, have worked on FC United's and many other projects. I feel the proposed Synthetic Turf football pitch is also key to the project and assume his would be Football Foundation funded, Boston is crying out for something like this and would also help with the actual football team as well as the community.

I must praise chestnut homes for there great work for the whole town of Boston and also for making Boston united the heart of the community providing great opportunity for the whole community with there education and community programs

Good luck - I think the town needs this.

Overall I think this regeneration is brilliant for the town, the people of Boston and Boston United FC. I'm really looking forward to this progressing and building on our already nice town.

This in my opinion is a very forward thinking project and I am fully behind this project. It will bring a new lease of life into the town and with all the projects proposed will bring some much needed pride back into this town, and I just hope that the council can see this and fully back this project.

Fantastic proposals Thank you for reading my thoughts! Good luck and please make this happen and deliver this exciting

new stadium for Boston United and the wider community of Boston.

This project will bring Boston to the fore and make it one of the most progressive regions of the east coast. It will be good for industry, tourism, local job opportunity and, dare I say, immigration. It must not be derailed by local objections that would keep the town being seen as a rural backwoods. The spirit of the local population, so well expressed recently, will drive this project and I wish it all the very best. Floreat Bostona!

I thoroughly hope this comes to fruition, being a fan since 1966 and seeing other clubs in the non-league pyramid getting new grounds I would like to see our club with a new stadium and ultimately back into the Football League

I hope that full support comes from Boston Council. I believe the people of Boston deserve no less.

Build it ASAP!! Subject to items above, my full support Keep going! I hope this goes ahead as this will be a big boost for Boston.

#BUFC!! This development would be a huge boost to the town, not just

the football club. Boston requires new housing in the next few years together with

the new community stadium which at the moment involves around a 1000 young people and I think this would increase with a modern style stadium and attract even more young children and involve more families.

The local infrastructure may need upgrading to meet the increase in population, but it needs improving at the moment so this can only be a positive.

I feel that the proposals are a very good thing for the club and just as important for the town and local area and are being proposed by just the right people

110%in favour...just what is required to secure Boston's future together with the football club

Lets move this town forward and see something positive encouraged for the area for a change. Onwards and upwards. Well done Chestnut Homes.

Obviously a high-class stadium, with potential for growth is well-placed beside the A16 in terms of high-profile location. Pleases that the sight-lines for The Stump are also considered.

Theme (occurrences)


Concern (19) Traffic 5 Could you consult the LCC on maybe closing the end of TLE

London Road to prevent traffic from bombing down the lane! Thought about by people who don’t live in the area, no capacity

for housing influx in traffic congestion (road is in wrong direction) I cannot fully support your plans for Q1 as it involves increased

traffic along London Road. In time with the development of Q2 this would mean more heavy traffic using this road. I feel that this would have a detrimental effect on the local area.

I think this will force even more people to shop in the Spalding area, like us that live in Wyberton. May even lose my self-employment work in Boston if I cannot get into town in a sensible amount of time. Already avoid Boston because of traffic jams at busy times. I cannot afford to lose work.

Moved to Boston in 1968 in the house I now still live in and London Road was reasonably quiet except in the summer and weekends when traffic was queued to Saundergate Lane/Pincushion - what a job to get into town or through town - this eased with the building of the Spalding Road new A16 - you now want to reverse the situation by increasing traffic which is now a problem on certain days both on the A16 and London Road - if I want to visit my doctor for an early morning appointment I have to leave before 8am in order to be there on time

Ability to deliver full project 2 If these plans weren't granted, or funding falls short as can

happen so easily, what is the contingency plan? BUFC will be without a stadium as clearly a lease won't be renewed with the current ground owners, and if construction weren't able to be complete, it would be a major eyesore if anything.

I have put unsure as a supporter, although I cannot state I am totally against the plans at all. IF all goes according to plan and there are jobs and free flowing traffic, then all will be well and good. But if it is not completed for what ever reason, and we just

finish up with extra traffic and extra people, our nice quiet community will be no more and those of us who have been here for a while will find it difficult to sell our homes should we wish to. I think most of us would like some reassurance this would not happen.

Lack of infrastructure to support development 3 Please could you build an NHS drop-in centre, provide

community transport into town. Match days You can't get doctors appointments or anything you need

because Boston cannot cope. If you work full time you get nothing because there is not another English talking doctors or doctors at all.

Moved to Boston in 1968 in the house I now still live in and London Road was reasonably quiet except in the summer and weekends when traffic was queued to Saundergate Lane/Pincushion - what a job to get into town or through town - this eased with the building of the Spalding Road new A16 - you now want to reverse the situation by increasing traffic which is now a problem on certain days both on the A16 and London Road - if I want to visit my doctor for an early morning appointment I have to leave before 8am in order to be there on time

Amenity & privacy of neighbouring properties needs to be protected

2

We hope there will be some serious debates to cover the concerns of residents local to the area such as myself, particularly concerning the proximity of the houses, and also the security, to the rear of our property.

If the development goes ahead, house boundaries backing onto the proposed site: they are currently not secure as security has never been an issue as the houses have backed onto an open field, in a village location. These boundaries will need to be made secure before houses are built to ensure the privacy and security for the existing houses, and appropriate land allocated to the households to enable them to maintain their boundaries in the future.

Flood risk 2 As part of flood defence. Have you considered the open water

storage areas being used for angling? Why build on a flood plain? General concern (non-specific) 2 Because there are no guarantees that these developments will

not be a good thing, will the negatives outweigh the positives? I grew up in Boston and have been a supporter of Boston United

since childhood. I still follow the team home and away, even

though my career led to me moving away from the town, and back 100% any developments which will allow the club to continue to prosper. Football clubs are an important part of any community. One of the clubs in my adopted area, Hinckley United, were recently wound up due to debts. It has devastated their supporters (one of whom I know as a work colleague), and that scenario must never be allowed to happen at Boston. With the rent at York Street currently crippling the club and the amount of time left on the lease, this change needs to happen and needs to happen now. I will support it in any way that I can. I know less about the housing development at this stage. Work commitments meant that I couldn't get back to Boston for the 7 o'clock forum. But it is clear that Boston has a housing shortage - there's been a massive influx of migrant workers and there's lots of press coverage around the houses of multiple occupancy and the lack of affordable housing. There are also longstanding issues with traffic flow in Boston. From what I've seen of the scheme this will go some way towards addressing all of those issues, so again deserves to be supported. If there's anything I can do to assist the new stadium plans then I'll do my best to help in any way I can. For the sake of supporters away from the town though, is there any way that future forums, etc., could be staged over the course of a weekend of home matches?

Proximity of stadium to existing homes 2 We did not buy our house to have a football ground at the back.

Almost in our garden. We hope there will be some serious debates to cover the

concerns of residents local to the area such as myself, particularly concerning the proximity of the houses, and also the security, to the rear of our property.

Other: impact on neighbouring homes and businesses

1

I do understand that you want to improve Boston's Football Ground, however I don’t believe moving it here is at all beneficial, there are so many elements I don’t think you have considered and the knock on effect it will have for local residents and businesses. We should be looking at regenerating the town, not building more sites for them to become derelict.

Theme (occurrences)


Stadium (15) Design suggestion 9 Will be good to incorporate pitches and facilities for Boston Utd

community and centre of excellence teams and a park area for locals.

Please ensure that our new stadium has a 'close' feel to the pitch, no running tracks or pitch side walkways to separate the team from the supporters. While I would be sad to leave York Street I know the reasons why we must and the new stadium is an exciting prospect. BUFC managers have always said that the crowd in full voice at York Street is like any extra player, please preserve the atmosphere and design a close, tight stadium.

I think the plans for the new ground are perfect, just would like to see slightly larger terraces so the capacity could be increased, games against Lincoln and Grimsby could still get close to 6,000. I'm very impressed by the plans for the new ground, as a wheelchair user, I would be happier if the wheelchair area was in a central position, I don't see why the wheelchairs have to be put at the end of the stand, also will there be a lift for the wheelchairs to go to level 1. The ground looks fantastic, however if the club reach the football league again, how will the capacity be increased to 5,000 with 2,000 seats, also could the ground be increased beyond 5 to maybe 6,500 if the club were even more successful than imagined

I have been to a number of new grounds for smaller clubs. Some have lacked atmosphere, and it's important that any new ground manages to take with it some of the ambience of York Street.

I think the stadium has to be self sufficient, so I would like to see facilities that can be use 24/7, but these facilities must generate an income, enough to achieve the club's aims in the future. Would it be possible to incorporate a driving range to the east of the stadium? After a basic cost a small range would be self-sufficient and generate a daily income with low running costs. Is a supporters bar within the plans? If so where is it located?

The orientation of the stadium is critical to give the team the best opportunity of winning games. The current east/west layout works well with the dyeing sun in the west if United attack the York Street End in the second half and put pressure on the opposition. The prevailing wind is usually from the west also and having watched United since 1966 this has always been to our benefit. The new stadium layout needs to reflect this advantage. I would also like to continue sitting with some sun on me especially on a cold day, so the seated stand areas should be planned accordingly. You also need to consider the view to the Stump, make sure that it can be seen as a major landmark for Boston when we are on telly again!!

The plans for the stadium look excellent - however (and as many fans have raised on the main football forum for Boston Utd) at some point it would be good to see plans improved to incorporate a more personalised touch, adding one or several distinguishing features to the stadium to take it away from

looking like a generic open-plan lower league stadium and making it known to be the stadium of Boston United.

I just hope the grounds right for the club and the fans......I like the plans but I believe the views aren’t going to the best like the town end for one!!!!! That’s what make York street stands out from the rest, you have a great view from the family stand and the town end at the minute, I’d love to see one end higher again as it would give us a better view since we play good money to see the might pilgrim........

My only major comments would be on the ground itself. 1. Pitch Views: A few years back I took my two sons 7 year old sons to watch Man Utd. I was delighted and they were excited to get front row seats. However, the delight turned to disappointment when on taking our seats, we realised that as the pitch was slightly elevated (as shown in the plans for the new community stadium) the few was actually very poor, even for me. In addition, due to their height, and the angles involved, the pitch barrier was directly in their eye line and ruined the whole experience for them. On a later visit, they sat further back and got a view of the back of a mans head! Kids love sitting close to the action, I would recommend you extend your ergonomics study to investigate the views for children, if they are sitting in the front row and if they have an adult in front of them. After all, they are the next generation of fans. 2. I would be interested to know why we haven't gone for the full capacity for football league membership. My information is that the capacity needs to be 5000 and 2000 seats. As the current plans show 4,300 and 1,747 seats it seems as though it wouldn't have been a major stretch to get the full capacity in place, meaning any promotion push would not require a major rush to complete ground improvements or further cash injections. Perhaps it is a case of grant fundings dictating capacities? It would be nice if this could be clarified. This is a major concern to me as I feel a return to the Football League should be the clubs long-term goal. Otherwise I think the stadium looks absolutely excellent and clearly a great deal of thought has been put into it. I really hope the town and council get behind the plans.

Requirement for public transport to be provided on match days

4

Having been able to walk to the old stadium it would be nice to see a bus service from this area

Please could you build an NHS drop-in centre, provide community transport into town. Match days

As a football fan that travels from Spalding by bus, would this new road have the bus route re-routed down it to aid easy access to the ground for those that rely on public transport. The nearest

bus stop I think is around 15mins walk away, so if it was left to that a safe walkway would be needed.

It is hoped that special bus transport provision can be made for BUFC fans to get to the new ground from the town, especially those who have to cross the Haven Bridge.

Request to install mobile phone antenna on stadium roof

2

I propose Vodafone is approached to suggest that the new 4G antenna is located at the stadium, not only due to being out of town but also it will bring in a yearly payment for financial support to Boston United.

A Vodafone 4G mast to be proposed on the Boston United stadium. This will be further away from homes giving better coverage providing income for Boston united on a yearly basis.

Theme (occurrences)


Objection to proposal (11)

General (non-specific)

We brought our house 13 years ago to bring our family up in because we liked the outlook away from other properties, children havent grown up yet but feel we may have to move away to get what we want back!

Objecting strongly I can't believe this is being built with a road junction directly

outside my house. I will probably have to move at great expense to myself which I was not planning to do until the children had left home which would be at least another 15 years.

The only thing I think would be nice would be a new hotel or Premier Inn as people / guests have nowhere to stay. Apart from that this build is not necessary. We moved 15 years ago from a city to get away from congestion and a hectic lifestyle. Wybertonis lovely and this will spoil it all.

You do not care about what this will do to the area I will write to Boston Borough Council declaring my

dissatisfaction that Chestnut Homes are handling this project. Feel free to contact me further if you wish to correct me on any

of my misconceptions. I doubt you will and that will reinforce my opinions once more.

I have no doubt that there will be housing of some kind built on this site sooner or later, but why a commercial site and why a football stadium? This is a quiet residential area and I shall be opposed to it becoming anything else

I don't believe you will listen to any concerns as you are a business out to make a profit and that's all.

This has not been thoroughly thought through!!!!! If this is built, Boston cannot cope.

Theme (occurrences)


Commercial enquiry (6)

I wish to purchase <<detail removed>> - please contact me regarding this interest

We would like to purchase <<detail removed>> Early contact with the walker timber company, and them

returning to the town. It can only increase local employment. Q2 includes a marina; I have plans for a marina in Boston. Can we

discuss Hope when the time comes Mr Newton will offer 'bonds' of say

£500 and £1000 or multiples thereof so that true die hard fans (1000 of us) and local investors can sink typically £1000 to £5000 into the clubs development with say a 10 year investment period and the possibility of some kind of upside at the end of that period. I for one would invest a few grand. Many would. Would give a great sense of community sharing and ownership.

Should any Town Consultations require members to sit or if you require diverse options and opinions, I am a business owner in Boston, 26 year old Male with a daughter from a separated relationship, with very high hopes for Boston’s Future and life in general in the Boston area community and environment.

Communication (4) Need for on-going engagement throughout planning and development process

3

Keep people informed, new little and often, it does not have to be big bold announcements just keep it front of everyone's mind that this project needs support - big and small - to achieve.

Try communicating with the people you are directly affecting Let's promote this whole project at BUFC home games for the

remainder of this season and next when we have a captive audience of approx 1000 and encourage fans to spread the good word about The Quadrant. Not everybody has access to the internet.

Other: lack of sufficient local awareness of consultation process

1

Public consultation should be far wider than Wyberton. The proposals would impact on those north and south of Boston using A16 or B1397. When and where are you holding consultation events? I only found out about this via local press today!

Theme (occurrences)


Request to improve other roads (3)

Request to improve Tytton Lane East 1

Could you consult the LCC on maybe closing the end of TLE London Road to prevent traffic from bombing down the lane!

Request to improve Wyberton Road 1 Would like to see the whole lane 30 MPH and a footpath from No

117 to Wyberton Lane Road extremely dangerous at the time to walk down the road doe to speeding traffic and 2 x blind bends.

Request to improve Causeway East 1 If the Causeway East could be made into a cul-de-sac therefore

stopping the 'rat run' from becoming worse I would support this plan.

Theme (occurrences)


Distributor road (2) Need for road prior to any other part of development

1

Build the link road first Previously planned bypass route should be used 1 If the road linking A16-A52 could be included into provisional

planned bypass route

Theme (occurrences)


Q2 proposal (2) Q2 site would be better for the Q1 development 1 Parking at new stadium as noted elsewhere. Would the area for

Q2 not be better suited for the Q1 proposal - it could then tie in with the existing commercial area around Downtown? Overall the football stadium actually seems to be well down the list of priorities and not the main focus of this development as stated.

Objection to proposed location of Q2 site 1 Moving on to the proposed Q2, Why a Marina at the side of the

Forty Foot Drain? It has also been mooted that this distributor road could be the beginning of a bypass. Really, where would it go when it reached the junction of the A52? Back towards Swineshead, down the Boardsides towards Hubberts Bridge? The Q2 development would also destroy the only piece of real Lincolnshire countryside left in Boston, which is shameful. Before you embark on that scheme, I would check the aerial

photographs, there are some interesting markings on the ground, the archeologists could well want to investigate those.

Theme (occurrences)


Retail / leisure units (2)

Impact of units on town centre needs to be considered

1

I believe that commerce in Boston town remains fragile following an unprecedented national financial downturn. I would hope that when planning/negotiating with out of town businesses, this is taken into account so that Boston town centre retains key retailers i.e. those that draw shoppers into town such as M&S, Oldrids Dept Store, Boots and others.

Units must be made available to local businesses 1 Will the retail 'park' be rental properties? If so will these rates be

low so local businesses can open or will it be swamped by large retailers?

Theme (occurrences)


Suggested alternative location for development (2)

A17 / Boardsides area 1

Has land around the A17 and Boardsides area been considered for such housing expansion? There would appear to be more open space in said location and would have far less impact on any existing local residents.

Town centre 1 Stay in Boston town please

Theme (occurrences)


Other (3) Other (1 occurrence each): footbridge needed to cross A16; need for a Boston-wide development plan; query regarding on-going management of Q1 in future

Having seen the plans I would suggest that in the name of safety a footbridge should be constructed over the road connecting the housing estate and the new stadium

Boston needs a fully-fledged development plan that includes a real distributor road and an additional river crossing. The distributor road needs to link the A16 to the A52 on the South or

5 comments were made as to the sorts of shops, restaurants and hotels respondents would like to see at Q1. These comments are directly relevant to Question 5 and so have been included in the results for that question instead. 3 respondents stated they need more information to form an opinion. Question 11 Do you support our plans for Q1?

Yes No Unsure No answer Website 270 38 20 9 Post 6 2 - - Exhibition 23/11/13 28 16 4 2 Exhibition 04/12/13 14 6 3 1 TOTAL 318 (76%) 62 (15%) 27 (6%) 12 (3%)

Other feedback – emails and telephone calls Emails received to [email protected] 20 emails were received during the consultation period. All have been responded to (see below). The nature of these emails was as follows (please note, some emails contained more than one response type):

Response type Comment 20 Commercial enquiry 4 Question 8 Request for information 1

Comments:

the town, then run around the outside of the current town area, before linking the A16 to the A52 on the north of the town.

What is the proposed management / management company structure for The Quadrant?

Theme (occurrences)


Support for proposal (7)

7

Received information on the quadrant Q1 & 2 through the post this morning. Thank you for this. It is a clear illustration of the vision for the project and a very good way for neighbours in the area to understand the value and identify the potential benefits. It

looks very exciting. This kind of project is long overdue for the town of Boston.

Had a word with several people before the game and all were up for a suggestion I made. Could the team consider car window stickers with a logo along the lines of. "I'm backing the quadrant as the home of Boston United" I am sure you can come up with something snappy that will keep the minds of everyone seeing it in all the cars in Boston focussed and interested in the future of this great project. May I suggest that an approach be made to American Golf and Direct Golf for consideration of a retail store, there is no such store in the Boston, Sleaford or Spalding areas. Just a thought.

First of all congratulations on the ambition of your company I have now read through The Quadrant proposals again and realise this is a massive, exciting, inclusive development, that will change Boston forever, probably on a smaller scale, but similar to the development at Fosse Park, Leicester. I hope The Quadrant will be permitted to be developed as a considered total scheme unlike the afore mentioned Fosse Park that was similarly submitted 30 years ago by a builder, as a considered "Centre 21" development by Penman builders that was objected to, but effectively still went ahead without the originally intended jointed development, resulting in the hotch potch sprawl of individual developments that exist today, so I wish Chestnut Homes success in planning, managing and developing an integrated area (a new Boston suburb) Its so important for Boston that a development of this scale is got right! Boston United's stadium is very much part of that integral plan, but I am concerned about what Chestnut Homes ambitions are for the football club with a new facility with a capacity of just 4,000 with an artificial pitch. Chestnut Homes have performed miracles and shown total commitment to keep BUFC alive, but at what level of the football pyramid would Mr. Newton like to be playing at before it moves house? Or is the intention for Chestnut to build a stadium to lease the ground to the club and/or the community? I was not expecting a white elephant "Darlington” scale stadium, but perhaps 5,500 all seater would have presented the opportunity of just may be one day challenging for a return to the Football League and as aced in a previous message at what football level will the proposed artificial playing surface be acceptable? Kind regards and good luck with your applications

As an avid Boston United Fan I was very excited to see the new Stadium Plans. Whilst I saw the plans, I was wondering whether you had thought about the use of PV Panels on the stadium roof?

If so, here at Carter Jonas, we have an Energy Team who could possibly assist you in developing this idea?

I'm not sure if you remember, but we met a couple of years ago to discuss some of my ideas / suggestions for the club? I have lost none of my enthusiasm, passion, or belief, that I could offer something to the club, and now that I have seen the amazing plans for the new development I felt it would be a good time to maybe offer my services once again. As a brief reminder, I have been a senior manager / area manager for several blue chip companies during my career, I have dealt with and managed re-fits and store openings for a number of companies, worked with local marketing for some very successful organisations and worked closely with several shopping centre managers along the way. I believe I could offer some invaluable experience to the development in a hands on operational role and could offer early solutions to various possible headaches such as maximising car parking available for Saturdays, transport to grounds on match days, optimum size of retail units / future proofing retail tenants etc along with a general operational support / co-ordination as the entire development grows over the next few years. I am more than happy to meet up with you in either the near future or further along the line as plans progress etc. Either way, I wish you good luck with the entire development and would like to thank you for what you are doing, to not only secure the future of BUFC, but also to start dragging the town into the 21st century!

Hiya. Just a couple of questions from a Boston united fan. Will the club's development and community teams play from the new proposed stadium?? Also are the concerns of local Wyberton residents being addressed regarding traffic, health and education?? I support this development strongly its brilliant news for the football club and the whole town and community as a whole and just hope this development happens. When are you hoping to submit planning applications??

Thank you for your excellent and professional reply. Have you got the level of support you was hoping for? Are you confident the development will happen? I have already stated my support on the website just minutes after the fans forum in fact.

Stadium (4) Suggestion to have volunteers at stadium 1 I have been impressed with an initiative at Cambridge United and

would ask you to consider it in future planning for Boston United in the new stadium. A group of supporters have formed a team of volunteers to act in a similar way to last years Olympics game makers wearing a distinctive bib stating "We are here to help" greeting supporters

both home and away giving helpful information regarding where to go and what is on offer in and around the stadium thereby ensuring a warm welcome and enhancing the match day experience for all. Would it also be appropriate to apply for the new stadium to be certified as an asset of community value?

Suggestion to make status of stadium an asset of community value

1

I have been impressed with an initiative at Cambridge United and would ask you to consider it in future planning for Boston United in the new stadium. A group of supporters have formed a team of volunteers to act in a similar way to last years Olympics game makers wearing a distinctive bib stating "We are here to help" greeting supporters both home and away giving helpful information regarding where to go and what is on offer in and around the stadium thereby ensuring a warm welcome and enhancing the match day experience for all. Would it also be appropriate to apply for the new stadium to be certified as an asset of community value?

Suggestion that stadium proposal would only benefit a minority in Boston

1

Your proposed development is very short on details and contains some vague statements. Your questionnaire is designed to lead discussion onto grounds of your own choosing. A few points: The distributor road network is not much of a proposal. (Do you want major traffic flows through Boston's proposed new housing? Isn't that part of what we’re trying to avoid?) Traffic issues in Boston are well identified and will not be helped by feeding more cars at peak periods onto inadequate roads. This is little more than an appeal to an emotional response to Boston's car-users. Obviously, public transport and cycle ways are not seen as appealing to your target audience - or have you missed a trick there? The idea that we can solve traffic issues only by supporting your house-building project is misleading. How did you arrive on your vague figure ("up to"!) for social housing in your proposal? "Likely to be affordable" - you're determined to avoid commitment. Perhaps there isn't a breakdown for the figures for Boston's 4,520 projected new homes. Looks like you'll decide what to build and that’ll be the choice people have. There is no social priority in your programme and you shouldn't pretend otherwise. As for your proposal for Boston United, this is little more than self-interest. The support for Boston United involves a minority of

people in Boston and should have a proportionate effect on the overall development of Boston. In brief, a proposal this vague is not a fit matter for consultation. There have been enough housing projects to see what likely outcomes are and this proposal clearly doesn't want to tackle them.

Concern that stadium will lack atmosphere 1 My only comment is that it will lack atmosphere, as 3 sides will be

uniform, rather like Chester's ground. Distributor road (3) Road should not run through Q1 development 1 Your proposed development is very short on details and contains

some vague statements. Your questionnaire is designed to lead discussion onto grounds of your own choosing. A few points: The distributor road network is not much of a proposal. (Do you want major traffic flows through Boston's proposed new housing? Isn't that part of what we’re trying to avoid?) Traffic issues in Boston are well identified and will not be helped by feeding more cars at peak periods onto inadequate roads. This is little more than an appeal to an emotional response to Boston's car-users. Obviously, public transport and cycle ways are not seen as appealing to your target audience - or have you missed a trick there? The idea that we can solve traffic issues only by supporting your house-building project is misleading. How did you arrive on your vague figure ("up to"!) for social housing in your proposal? "Likely to be affordable" - you're determined to avoid commitment. Perhaps there isn't a breakdown for the figures for Boston's 4,520 projected new homes. Looks like you'll decide what to build and that’ll be the choice people have. There is no social priority in your programme and you shouldn't pretend otherwise. As for your proposal for Boston United, this is little more than self-interest. The support for Boston United involves a minority of people in Boston and should have a proportionate effect on the overall development of Boston. In brief, a proposal this vague is not a fit matter for consultation. There have been enough housing projects to see what likely outcomes are and this proposal clearly doesn't want to tackle them.

Road will not solve existing traffic problems 1 Your proposed development is very short on details and contains

some vague statements. Your questionnaire is designed to lead discussion onto grounds of your own choosing. A few points: The distributor road network is not much of a proposal. (Do you want major traffic flows through Boston's proposed new housing?

Isn't that part of what we’re trying to avoid?) Traffic issues in Boston are well identified and will not be helped by feeding more cars at peak periods onto inadequate roads. This is little more than an appeal to an emotional response to Boston's car-users. Obviously, public transport and cycle ways are not seen as appealing to your target audience - or have you missed a trick there? The idea that we can solve traffic issues only by supporting your house-building project is misleading. How did you arrive on your vague figure ("up to"!) for social housing in your proposal? "Likely to be affordable" - you're determined to avoid commitment. Perhaps there isn't a breakdown for the figures for Boston's 4,520 projected new homes. Looks like you'll decide what to build and that’ll be the choice people have. There is no social priority in your programme and you shouldn't pretend otherwise. As for your proposal for Boston United, this is little more than self-interest. The support for Boston United involves a minority of people in Boston and should have a proportionate effect on the overall development of Boston. In brief, a proposal this vague is not a fit matter for consultation. There have been enough housing projects to see what likely outcomes are and this proposal clearly doesn't want to tackle them.

Concern regarding route of second part of distributor road

1

I have recently moved to the Wyberton area 189 London rd. We run a holiday business with 4 lodges and fishing lake. I was astonished to rx ur newsletter proposing the above link rd, which would go round our land and house.as anglers and holiday makers like the peace and tranquility we offer, I think this would have a huge effect on our business, detrimental of course. It goes without saying we would be opposed to ur recent proposals.

Objection to proposal (2)

Concern that proposal is lacking detail 1

Your proposed development is very short on details and contains some vague statements. Your questionnaire is designed to lead discussion onto grounds of your own choosing. A few points: The distributor road network is not much of a proposal. (Do you want major traffic flows through Boston's proposed new housing? Isn't that part of what we’re trying to avoid?) Traffic issues in Boston are well identified and will not be helped by feeding more cars at peak periods onto inadequate roads. This is little more than an appeal to an emotional response to Boston's car-users. Obviously, public transport and cycle ways are not seen as appealing to your target audience - or have you missed a trick

there? The idea that we can solve traffic issues only by supporting your house-building project is misleading. How did you arrive on your vague figure ("up to"!) for social housing in your proposal? "Likely to be affordable" - you're determined to avoid commitment. Perhaps there isn't a breakdown for the figures for Boston's 4,520 projected new homes. Looks like you'll decide what to build and that’ll be the choice people have. There is no social priority in your programme and you shouldn't pretend otherwise. As for your proposal for Boston United, this is little more than self-interest. The support for Boston United involves a minority of people in Boston and should have a proportionate effect on the overall development of Boston. In brief, a proposal this vague is not a fit matter for consultation. There have been enough housing projects to see what likely outcomes are and this proposal clearly doesn't want to tackle them.

General objection 1 I have recently moved to the Wyberton area 189 London rd. We

run a holiday business with 4 lodges and fishing lake. I was astonished to rx ur newsletter proposing the above link rd, which would go round our land and house.as anglers and holiday makers like the peace and tranquility we offer, I think this would have a huge effect on our business, detrimental of course. It goes without saying we would be opposed to ur recent proposals.

Other (3) Other (1 occurrence each): footbridge is needed across A16 to join Q1 with stadium; proposal should consider a lifestyle centre; a golf shop should be considered.

3

Having recently attended a public consultation into the building if the Quadrant, I strongly believe that the project would benefit greatly by the building if a footbridge linking the proposed football club sight to the residential/retail area. This would greatly improve the safety of those supporters crossing the A16, also it would increase the traffic flow into and out of the ground as pedestrian crossings would have a negative impact on the flow of the traffic at peak times. It would also provide a 'frame' and welcoming sight upon entering the Boston area, if the correct design was chosen. Perhaps, a competition could be run locally within the community of Boston to design or have an input into the bridge. Just a thought.

You may wish to consider a variation on the attached for the Stadium. Some of the Sandwell site duplicates PRSA however other parts do not and if done in conjunction with a GP surgery would help to address some of the local concerns?

Questions:

Had a word with several people before the game and all were up for a suggestion I made. Could the team consider car window stickers with a logo along the lines of. " I'm backing the quadrant as the home of Boston United" I am sure you can come up with something snappy that will keep the minds of everyone seeing it in all the cars in Boston focused and interested in the future of this great project. May I suggest that an approach be made to American Golf and Direct Golf for consideration of a retail store, there is no such store in the Boston, Sleaford or Spalding areas. Just a thought.

Theme (occurrences)


Stadium (6) Stadium design query 2 Just been looking at the new plans for the pilgrim lounge. I am a

supporter of the pilgrims and support events in the pilgrim lounge. I note that you have planned smaller toilets in the pilgrim lounge. I have often had to queue to use the facilities during events and wondered if you are doing the correct thing by reducing these in size.

I am trying to digest all the info within the newsletter and web page but already confused about the playing surface being suggested. What is a 3G surface v All Weather? Are we thinking "Plastic" surfaces here and not grass? Will this be acceptable to the conference Premier and the Football League? I look forward to visiting one of the arranged consultation workshops but this advance info will help me get my head around the proposal.

Other (one occurrence each): whether community programmes will continue at new ground; what are the plans for the existing grounds; does the club require the stadium at the standard / size it is planned; what are the timescales for planning

4

Hiya. Just a couple of questions from a Boston united fan. Will the club's development and community teams play from the new proposed stadium?? Also are the concerns of local Wyberton residents being addressed regarding traffic, health and education?? I support this development strongly it's brilliant news for the football club and the whole town and community as a whole and just hope this development happens. When are you hoping to submit planning applications??

Can you please tell me what the plans are for the existing Boston FC stadium should the Quadrant development go ahead? Are there any plans in the public exhibitions you are putting on that show any proposals for the existing stadium?

First of all congratulations on the ambition of your company I have now read through The Quadrant proposals again and realise this is a massive, exciting, inclusive development, that will change Boston forever, probably on a smaller scale, but similar to the development at Fosse Park, Leicester. I hope The Quadrant will be permitted to be developed as a considered total scheme unlike the afore mentioned Fosse Park that was Similarly submitted 30 years ago by a builder, as a considered "Centre 21” development by Penman builders that was objected to, but effectively still went ahead without the originally intended jointed development, resulting in the hotch potch sprawl of individual developments that exist today, so I wish Chestnut Homes success in planning, managing and developing an integrated area (a new Boston suburb) Its so important for Boston that a development of this scale is got right! Boston United's stadium is very much part of that integral plan, but I am concerned about what Chestnut Homes ambitions are for the football club with a new facility with a capacity of just 4,000 with an artificial pitch. Chestnut Homes have performed miracles and shown total commitment to keep BUFC alive, but at what level of the football pyramid would Mr. Newton like to be playing at before it moves house? Or is the intention for Chestnut to build a stadium to lease the ground to the club and/or the community? I was not expecting a white elephant "Darlington" scale stadium, but perhaps 5,500 all seater would have presented the opportunity of just may be one day challenging for a return to the Football League and as aced in a previous message at what football level will the proposed artificial playing surface be acceptable? Kind regards and good luck with your applications


Affordable housing (1)

Origin of 30% affordable housing figure quoted

Your proposed development is very short on details and contains some vague statements. Your questionnaire is designed to lead discussion onto grounds of your own choosing. A few points:

Responses to emails

Email Response Received information on the quadrant Q1 & 2 through the post this morning. Thank you for this. It is a clear illustration of the vision for the project and a very good for neighbours in the area to understand the value and identify the potential benefits. It looks very exciting. This kind of project is long overdue for the town of Boston.

Thank you for your email, we appreciate you taking the time to contact us. We are glad to hear you are supportive of the plans! We hope you can attend one of our public exhibitions. Also, there is more information on our website: www.thequadrantboston.co.uk If you would like any further information, please do not hesitate to get in touch

I would love to hear the ideas and views with regards to the Boston United growth and transition, however I will be travelling

Thank you for your email regarding our proposals for The Quadrant. I have passed your comments to the Directors of Boston

The distributor road network is not much of a proposal. (Do you want major traffic flows through Boston's proposed new housing? Isn't that part of what we’re trying to avoid?) Traffic issues in Boston are well identified and will not be helped by feeding more cars at peak periods onto inadequate roads. This is little more than an appeal to an emotional response to Boston's car-users. Obviously, public transport and cycle ways are not seen as appealing to your target audience - or have you missed a trick there? The idea that we can solve traffic issues only by supporting your house-building project is misleading. How did you arrive on your vague figure ("up to"!) for social housing in your proposal? "Likely to be affordable" - you're determined to avoid commitment. Perhaps there isn't a breakdown for the figures for Boston's 4,520 projected new homes. Looks like you'll decide what to build and that’ll be the choice people have. There is no social priority in your programme and you shouldn't pretend otherwise. As for your proposal for Boston United, this is little more than self-interest. The support for Boston United involves a minority of people in Boston and should have a proportionate effect on the overall development of Boston. In brief, a proposal this vague is not a fit matter for consultation. There have been enough housing projects to see what likely outcomes are and this proposal clearly doesn't want to tackle them.

Jobs (1) Timings of availability of jobs I picked up your community newsletter today and really

interested in the initial plans. I work in retail as a part time sales assistant and am interested in why job opportunities would come about?

back from Europe on the evening of your event. As a senior project manager and a project management advisor, I would also really appreciate the opportunity to sit and listen to the plans and offer any free advice to you should you like to hear from me. We can always arrange a new date and time and I would travel to you at the ground from my home in Suffolk. Please let me know and I will act accordingly.

United/Chestnut Homes, and they inform me that they will contact you when the project reaches a suitable point.

Had a word with several people before the game and all were up for a suggestion I made. Could the team consider car window stickers with a logo along the lines of. " I'm backing the quadrant as the home of Boston United" I am sure you can come up with something snappy that will keep the minds of everyone seeing it in all the cars in Boston focussed and interested in the future of this great project. May I suggest that an approach be made to American Golf and Direct Golf for consideration of a retail store, there is no such store in the Boston, Sleaford or Spalding areas. Just a thought.

Thank you for your email regarding our proposals for The Quadrant and for your suggestions for possible retail operators. Myself and Neil think that the sticker idea is great, and will hopefully implement your suggestion. Thank you again for your valuable support.

I picked up your community news letter today and really interested in the initial plans. I work in retail as a part time sales assistant and am interested in why job opportunities would come about?

Thank you for your email regarding our proposals for The Quadrant. We will work with the local job centre and other agencies to try to attract as many local people as possible for the jobs created by the Q1 project. Many of the jobs created will be from the occupiers of the commercial/retail sites and we will encourage them to adopt a similar approach. The jobs will be advertised at the appropriate time, which is likely to be some time in 2015 / 2016 when construction of Q1 would start, should planning permission be received. I hope this answers your question, but if you have any further queries please

Just been looking at the new plans for the pilgrim lounge. I am a supporter of the pilgrims and support events in the pilgrim lounge. I note that you have planned smaller toilets in the pilgrim lounge. I have often had to queue to use the facilities during events and wondered if you are

Thank you for your email regarding our proposals for The Quadrant. Thank you for your comments about the size of the WCs. The plan is indicative at this stage, and the size will accommodate more urinals, however this is a very valid point, which we will take on board. I hope this answers your

doing the correct thing by reducing these in size.

question, but if you have any further queries please let me know. Thank you for your valuable support.

I have recently moved to the Wyberton area 189 London rd. We run a holiday business with 4 lodges and fishing lake. I was astonished to rx ur newsletter proposing the above link rd, which would go round our land and house.as anglers and holiday makers like the peace and tranquillity we offer, I think this would have a huge effect on our business, detrimental of course. It goes without saying we would be opposed to ur recent proposals

Thank you for your email regarding our proposals for The Quadrant. The route of the road illustrated on the newsletter and website is indicative and not finalised. It is to demonstrate the approximate route the road could take. The development of the first phase of the project, Q1, would involve only the first part of the road, joining the A16 with London Road, across the Q1 site. The second part of the road, joining London Road with our planned second phase of development, Q2, south of Chain Bridge Road, would happen at a later date (likely to be around 2016/2017) and would of course be subject to further consultation and the usual planning application process. As a neighbour to this second section of the proposed road, you will be invited to take part in consultation for Q2 and we also encourage you to come along to the public exhibitions we are holding now for Q1 to find out more (Saturday 23rd November 12pm - 5pm; Wednesday 4th December 2pm - 8pm, both at Boston United Football Club). I hope this has gone some way to address your concerns but if you have any more questions, please let me know.

First of all congratulations on the ambition of your company I have now read through The Quadrant proposals again and realise this is a massive, exciting, inclusive development, that will change Boston forever, probably on a smaller scale, but similar to the development at Fosse Park, Leicester. I hope The Quadrant will be permitted to be developed as a considered total scheme unlike the afore mentioned Fosse Park that was similarly submitted 30 years ago by a builder, as a considered "Centre 21” development by Penman builders that was objected to, but effectively still went ahead without the originally intended jointed development, resulting in the hotch potch

Thank you for your email regarding our proposals for The Quadrant. We appreciate your support for Q1 and the new Community Stadium. The stadium will have a capacity of 4000+ suitable for the Conference Premier Division, and will be easily adaptable to football league standards. The main pitch will be grass to comply with FA Cup requirements. The other pitch shown is artificial (3G or 4G) for community use. I hope this answers your questions, but if you have any further queries please let me know. Thank you again for your valuable support.

sprawl of individual developments that exist today, so I wish Chestnut Homes success in planning, managing and developing an integrated area (a new Boston suburb) Its so important for Boston that a development of this scale is got right! Boston United's stadium is very much part of that integral plan, but I am concerned about what Chestnut Homes ambitions are for the football club with a new facility with a capacity of just 4,000 with an artificial pitch. Chestnut Homes have performed miracles and shown total commitment to keep BUFC alive, but at what level of the football pyramid would Mr Newton like to be playing at before it moves house? Or is the intention for Chestnut to build a stadium to lease the ground to the club and/or the community? I was not expecting a white elephant "Darlington" scale stadium, but perhaps 5,500 all seater would have presented the opportunity of just may be one day challenging for a return to the Football League and as aced in a previous message at what football level will the proposed artificial playing surface be acceptable? Kind regards and good luck with your applications We have read with great interest, about the new regeneration plans for Boston. We would particularly like to become involved with the design and construction of the 3G Football/Rugby Pitch and other external sports and games surfaces. Smith Construction are based at Heckington and are nationally recognised as the most experienced and capable sports surface contractor in the UK. We have all specialist plant and equipment and a fully qualified workforce, who specialise in design and construction of all types of artificial and natural grass sports surfaces. We would very much appreciate information about how we may apply to tender for the works,

Thank you for your email regarding our proposals for The Quadrant. We are some way off putting any works for the scheme out to tender, however we will certainly retain your details and be in touch at the appropriate time should planning consent be achieved. I hope this answers your question, but if you have any further queries please let me know.

and who is dealing with this section of the project. I am trying to digest all the info within the newsletter and web page but already confused about the playing surface being suggested. What is a 3G surface v All Weather? Are we thinking "Plastic" surfaces here and not grass? Will this be acceptable to the conference Premier and the Football League? I look forward to visiting one of the arranged consultation workshops but this advance info will help me get my head around the proposal.

Thank you for your email regarding our proposals for The Quadrant. The main pitch in the stadium will be grass. The other pitch shown on the plans is a an artificial pitch (either a 3G or a 4G) which will be for community use. I hope this answers your question, but if you have any further queries please let me know.

Can you please tell me what the plans are for the existing Boston FC stadium should the Quadrant development go ahead? Are there any plans in the public exhibitions you are putting on that show any proposals for the existing stadium?

Thank you for your email regarding our proposals for The Quadrant. The lease expires on the existing ground in January 2018. The existing stadium is ageing and no longer fit for purpose. We don't know of any plans for the existing stadium that will be a decision for the stadium owners. I hope this answers your question, but if you have any further queries please let me know.

Could you please forward an info pack about the latest proposals, details of which I've just read about in the Boston Standard. (Fingers crossed when I travel up to Southport on Saturday!)

<<info pack sent>>

I have been impressed with an initiative at Cambridge United and would ask you to consider it in future planning for Boston United in the new stadium. A group of supporters have formed a team of volunteers to act in a similar way to last years Olympics game makers wearing a distinctive bib stating "We are here to help" greeting supporters both home and away giving helpful information regarding where to go and what is on offer in and around the stadium thereby ensuring a warm welcome and enhancing the match day experience for all. Would it also be appropriate to apply for the new stadium to be certified as an asset of community value?

Cambridge United is a very good scheme. Also, I was fortunate enough to attend the Olympic games, so have seen first hand what a difference the volunteers made to the visiting experience. It is certainly something that could work well, and should be explored at the new stadium. In terms of the new stadium being certified as an asset of community value, this could be considered, although it cannot be nominated by individuals. It really protects the stadium, should something happen to the "owning company". That scenario is actually covered by the fact that the stadium will be help in a Community interest Company. But this is certainly something that will be considered when the full future structure of the club is finalised.

Thanks again for your continued support. As an avid Boston United Fan I was very excited to see the new Stadium Plans. Whilst I saw the plans, I was wondering whether you had thought about the use of PV Panels on the stadium roof? If so, here at Carter Jonas, we have an Energy Team who could possibly assist you in developing this idea?

Thank you for your contact. When we move forward with the details of the stadium, all options will be considered in respect of green energy, however this will have to be based a cost/benefit analysis. We would be happy to receive further information from you.

I'm not sure if you remember, but we met a couple of years ago to discuss some of my ideas / suggestions for the club? I have lost none of my enthusiasm, passion, or belief, that I could offer something to the club, and now that I have seen the amazing plans for the new development I felt it would be a good time to maybe offer my services once again. As a brief reminder, I have been a senior manager / area manager for several blue chip companies during my career, I have dealt with and managed re-fits and store openings for a number of companies, worked with local marketing for some very successful organisations and worked closely with several shopping centre managers along the way. I believe I could offer some invaluable experience to the development in a hands on operational role and could offer early solutions to various possible headaches such as maximising car parking available for Saturdays, transport to grounds on match days, optimum size of retail units / future proofing retail tenants etc along with a general operational support / co-ordination as the entire development grows over the next few years. I am more than happy to meet up with you in either the near future or further along the line as plans progress etc. Either way, I wish you good luck with the entire development and would like to thank you for what you are doing, to not only secure the future of BUFC, but also to start dragging the town into the 21st century!

I do recall our meeting. As plans progress, we will need help from as many supporters as possible in various roles. We will contact you at the appropriate time.

Having recently attended a public consultation into the building if the Quadrant, I strongly believe that the project would benefit greatly by the building if a footbridge linking the proposed football club sight to the residential/retail area. This would greatly improve the safety of those supporters crossing the A16, also it would increase the traffic flow into and out of the ground as pedestrian crossings would have a negative impact on the flow of the traffic at peak times. It would also provide a 'frame' and welcoming sight upon entering the Boston area, if the correct design was chosen. Perhaps, a competition could be run locally within the community of Boston to design or have an input into the bridge. Just a thought.

Thank you for your email and for your interest in The Quadrant. We agree that a safe and attractive pedestrian link between the development of Q1 to the west of the A16 and the Community Stadium to the east is key to the success of the project. It is envisaged that when we come to the detailed design stage of the project (should outline planning consent first be granted), the masterplan will include a toucan crossing on A16 north of the proposed new roundabout, to allow pedestrians and cyclists to cross. A footbridge may be considered when the details are drawn up but further funding would be required for this. If this was adopted, a design competition locally is certainly something we could consider.

Your proposed development is very short on details and contains some vague statements. Your questionnaire is designed to lead discussion onto grounds of your own choosing. A few points: The distributor road network is not much of a proposal. (Do you want major traffic flows through Boston's proposed new housing? Isn't that part of what we’re trying to avoid?) Traffic issues in Boston are well identified and will not be helped by feeding more cars at peak periods onto inadequate roads. This is little more than an appeal to an emotional response to Boston's car-users. Obviously, public transport and cycle ways are not seen as appealing to your target audience - or have you missed a trick there? The idea that we can solve traffic issues only by supporting your house-building project is misleading. How did you arrive on your vague figure ("up to"!) for social housing in your proposal? "Likely to be affordable" - you're determined to avoid commitment. Perhaps there isn't a breakdown for the figures for Boston's 4,520 projected new homes.

Thank you for your email and for your interest in The Quadrant. Our proposals are early stage and we have opened them up to public consultation now so that they can potentially be influenced by public feedback before they are finalised. As such, this does mean we have to be vague on some matters as we have not yet drawn up the detailed plans. This will be done should outline planning consent be received, and we will consult again on the detailed proposals. In terms of our questionnaire, we have asked questions that we think will help us in shaping our plans. However we have also allowed opportunity for open comment in the questionnaire, and we have provided an email and postal address too. The aim of the new road is to serve the Q1 development and provide the first section of a distributor road that may ultimately link through to the A52, to help alleviate traffic going through the town. This is obviously only the first part of the road, and the second part may be brought forward with the development of Q2 in the future, but it is the beginning of providing alternative routes around the town. We

Looks like you'll decide what to build and that’ll be the choice people have. There is no social priority in your programme and you shouldn't pretend otherwise. As for your proposal for Boston United, this is little more than self-interest. The support for Boston United involves a minority of people in Boston and should have a proportionate effect on the overall development of Boston. In brief, a proposal this vague is not a fit matter for consultation. There have been enough housing projects to see what likely outcomes are and this proposal clearly doesn't want to tackle them.

recognise the road is not the only solution to the traffic issues currently experienced in the town and so whilst it is too early to develop detailed public transport plans; we certainly hope that Q1 will be served by a local bus service. A Travel Plan will also identify strategies to promote the use of more sustainable modes of transport including walking, cycling, the use of public transport and car sharing. Hopefully the Plan will increase awareness of available travel options to enable residents and visitors to make informed travel choices. A Transport Assessment is currently being carried out and will be submitted as part of the planning application. The assessment is being prepared by reference to Lincolnshire County Council’s SATURN model of the Boston area (Simulation and Assignment of Traffic to Urban Road Networks). The model is now being updated by LCC for use in the assessment and data from a range of recent traffic surveys is being incorporated. By providing appropriate access (a roundabout on A16 and junction onto London Road), as well as building the new road, it is anticipated that traffic flows in and around Boston will improve as a result of the development of Q1. Ultimately, the evolving Local Plan for South East Lincolnshire identifies a significant requirement for new housing in Boston. The proposed development responds to this requirement by proposing some 500 new dwellings at Q1. This site provides a sustainable location for development on the edge of the urban area. If the new dwellings were not provided at Q1, they would be provided elsewhere in Boston with similar levels of traffic generation. In terms of affordable housing allocation, this will be guided by Council policy and an externally verified financial viability assessment. Boston United Football Club has many fans not only from the Boston area, but also from around the country. The club has a

hughely successful community programme, and the new Community Stadium will be a real focus for that the programme & the community as a whole. There will not only be facilities for sport, but also space for community use (night classes, dance studios etc), as well as meeting room and function/conference facilities. The stadium will be first and foremost a community facility, with the first team football playing a secondary role. The lease expires on the Club’s existing ground in January 2018. The existing stadium is ageing and no longer fit for purpose. There are limited opportunities to generate income on both match and non-match days, and this renders the club economically unviable in its current location. This restricts the playing budget and has an adverse impact on the progression of the club on the pitch, and more space and better facilities are also required for the ever-growing community and education programmes the Club supports, which engages with 11,000 people. I hope this answers your questions but please do get in touch if you have any further queries.


Thank you for your email and for your interest in The Quadrant. The new community stadium will indeed be home to the United in the Community education and community programmes, and so the community teams will play from there, although there will still be an initial requirement for grass pitches to be hired elsewhere. The stadium will have classrooms and training facilities, as well as an all-weather 3G pitch and possibly a sports hall. In terms of traffic, a Transport Assessment is currently being carried out and will be submitted as part of the planning application. The assessment is being prepared by reference to Lincolnshire County Council’s SATURN model of the Boston area (Simulation and Assignment of

Traffic to Urban Road Networks). The model is now being updated by LCC for use in the assessment and data from a range of recent traffic surveys is being incorporated. By providing appropriate access (a roundabout on A16 and junction onto London Road), as well as building the first part of a new distributor road, it is anticipated that traffic flows in and around Boston will improve as a result of the development of Q1. Ultimately, the evolving Local Plan for South East Lincolnshire identifies a significant requirement for new housing in Boston. The proposed development responds to this requirement by proposing some 500 new dwellings at Q1. This site provides a sustainable location for development on the edge of the urban area. If the new dwellings were not provided at Q1, they would be provided elsewhere in Boston with similar levels of traffic generation. With regards to health and education, we are in discussions with the heath and education authorities regarding the healthcare and primary and secondary schools provision in the area. 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 available. No development will be able to fund all such provisions in full. When the likely level of planning gain has been established, we will work with Boston Borough Council to establish their priorities, and the planning gain will then be apportioned accordingly. The major driver of the project of course is the new community stadium, which will be a fantastic facility at this key entry point into the town, and that need to be funded through planning gain, as well funding that may come from Sport England etc.

We appreciate your support for the project, and would encourage you to register your support via our online questionnaire on the website if you have not yet already done so. We are aiming to submit a planning application for Q1 in February 2014. Thank you again for your email and your support, please let me know if you have any further questions.

You may wish to consider a variation on the attached for the Stadium. Some of the Sandwell site duplicates PRSA however other parts do not and if done in conjunction with a GP surgery would help to address some of the local concerns?

Thank you for your email and for your interest in The Quadrant. The information you sent on lifestyle centres is very interesting. As the project moves forward, we hope that uses similar to those suggested may be incorporated. We are at very early stages in the process, however it is likely that if planning permission is granted, interest from many users groups will increase as the project moves forward.

My only comment is that it will lack atmosphere, as 3 sides will be uniform, rather like Chester's ground.

Thank you for your email and for your interest in The Quadrant. We note your comments about the uniformity of three sides of the stadium, and we will consider this. When a new stadium is built "in one go", then some degree of uniformity is inevitable, compared with a stadium that develops over time. The directors of Boston United are aware of this, and will take your comments on board as the design process moves forward.

Thank you for your excellent and professional reply. Have you got the level of support you was hoping for? Are you confident the development will happen? I have already stated my support on the website just minutes after the fans forum in fact.

Thank you for your email. We have received a very good level of support for the project and hope to shortly report back on the feedback received. Thank you for your support too. As the directors of Boston United have stated, gaining planning permission is only the first step in a long process. The next step will be secure all the funding required. Work is already progressing on that. We are all hopeful that planning permission will be granted, and that with the support of the

community, the project will be delivered to not only provide a new home for Boston United, but also jobs and wider community benefits.

Telephone calls received 6 telephone calls were received during the consultation period. The nature of these calls was as follows:

Response type Comment 2 Question 2 Request for information 2

Comments:

Questions:


Communication (1) Caller concerned that they were unable to attend one of the public exhibitions

1

Location (1) Caller concerned about the proximity of Q1 to their property

1


Q2 proposal (2) Question regarding proposed location of Q2 development

2

Appendix 15: Reporting back – stakeholder briefing document

Q1, THE QUADRANT PROPOSED DEVELOPMENT SOUTH WEST OF BOSTON UPDATE FEBRUARY 2014 INTRODUCTION Chestnut Homes are planning to develop Q1, the first phase of a sustainable, mixed-use scheme to the south west of Boston, called The Quadrant. This document provides an update on the proposal and the outcomes of the public consultation process, held last year. Q1 will include:

Around 500 new homes, including affordable housing, to help fulfill local housing needs New leisure units - such as a hotel, restaurants or a family pub - and a food store, improving options locally for shopping and eating out, and providing local jobs A new Community Stadium as a sustainable and viable home for Boston United Football Club and its extensive community and education programmes. To include an all-weather sports pitch for public use, plus conference and function facilities The first section of a new distributor road that may ultimately link through to the A52

We are currently completing various assessments to help finalise the planning application for Q1, which we will submit to the Council in March or April. This is a change to our original target date of February, as the traffic modelling work being carried out (that will inform our Transport Assessment) is taking a little longer than the consultants expected.

PLANNING CONTEXT Q1 is the first phase of The Quadrant, a wider regeneration project in Boston that we are leading. The second phase of The Quadrant, Q2, is in the very early stages and a full proposal will be brought forward at a later date. In the emerging South East Lincolnshire Local Plan, the consultation document ‘Strategy and Policies’ Development Plan Document identifies the sites for The Quadrant (Q1 and Q2) as being in the preferred broad area for future growth for Boston. Although both phases of The Quadrant are being promoted through the Local Plan process, there is an urgent need to relocate Boston United Football Club to a new, sustainable location before 2018, and there is a current lack of a 5-year housing land supply in the Boston Borough. Therefore, it is felt appropriate to bring a planning application for Q1 forward now, to address both these issues. Both sites Q1 and Q2 have been the subject of ongoing discussions with Boston Borough Council for many years and Q2 was identified for development in the 2006 Local Plan Review Document although this was never taken through to formal adoption by the Council. Q2 will include the development of a c.200 acre (90ha) sustainable mixed-use scheme immediately south west of the town centre off Chain Bridge Road. Q2 will be likely to include a marina; housing; open spaces; retail and leisure units; community facilities; and employment land.

Both phases of The Quadrant offer the opportunity to deliver the first part of a much-needed potential distributor road network that may ultimately run from the A16 to the A52, making it easier to get around Boston. We believe Q1 is a well-located site that offers:

Excellent transport links to the town of Boston, as well as to the south of the county The opportunity to deliver the first part of a potential distributor road network around this part of the town, that could eventually link through to the A52/Boardsides A suitable site for a secure and sustainable home for the Community Stadium and its extensive community and education programmes The opportunity to deliver a range of market housing and much needed affordable housing The potential opportunity to create a safe haven in this part of the town, in case of flooding A high profile scheme providing an attractive entrance on the southern gateway to the town, which will deliver c450 new jobs; and around 650 construction jobs over the life of the development

COMMUNITY CONSULTATION ACTIVITIES

We were keen to engage the local community, stakeholders, and supporters of Boston United Football Club in consultation on initial plans for Q1; and the design of the Community Stadium prior to submitting a planning application. We discussed and agreed our approach to pre-application consultation with Boston Borough Council officers and ran a public consultation process from 14th November to 31st December 2013 which included the following:

Two public exhibitions (23rd November & 4th December) A Community Stadium Consultation Workshop for BUFC supporters (27th November) A consultation website (www.thequadrantboston.co.uk) A project email address, FREEPOST address and telephone number

The above opportunities for consultation were publicised via a newsletter sent to over 2,400 local properties; emails to more than 3,000 stakeholders; and more widely via press releases, advertising and the website. We also provided the following:

A briefing to Council Members (15th November) A presentation to Wyberton Parish Council and parishioners (17th December)

COMMUNITY CONSULTATION OUTCOMES Consultation questionnaires were made available at the public exhibitions and on the website to gather feedback. 419 questionnaires were completed in total.

318 people (76%) support the plans for Q1 319 people (73%) think that the Q1 site is a good location for new housing 304 people (73%) think that Q1 is a good location for new affordable housing 315 people (75%) think Q1 is an appropriate location for the new Community Stadium 313 people (75%) support the development of the first part of a distributor road network at Q1

Of the 249 questionnaires marked as being from respondents living in the PE21 postcode area, support for the proposal was as follows:

162 in support (65%) 53 do not support (21%)

24 are unsure (10%) 10 did not provide an answer (4%)

(note: above figures have been rounded)

The questionnaire included several open questions and the comments provided in the responses to these have been reviewed. These comments have helped us to prioritise the key issues we need to consider when developing the planning application. This feedback will also help us to develop the detailed plans at the next stage. The key benefits of Q1 as identified by respondents are as follows:

Improvements to the Boston area New community stadium Employment opportunities New housing Improvements to traffic and transport

The key concerns identified by respondents are as follows:

Traffic and transport Potential impacts of the community stadium on the local area Potential impacts on the local education and health care provision Potential impact on local area Delivery of the project

As we continue to develop our plans for Q1, we can respond to the key concerns as follows: Traffic and transport Responses identified that traffic is a concern, along with road safety and the need for public transport to serve Q1.

Traffic 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 Once the modelling work is complete, a Transport Assessment will be produced which will consider the impacts of Q1 and identify any mitigation or improvement works needed to minimise effects on traffic flows. This will be submitted with the Q1 planning application A Transport Plan will also be submitted with the application outlining proposals for integrating public transport into Q1 Speed limits may be introduced on the A16 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.

New Community Stadium Respondents asked how nearby homes would be protected from any potential disturbance, and identified the need for sufficient parking and match day controls.

75% of respondents think Q1 is an appropriate location for the new Community Stadium The stadium site layout has been designed to protect the amenity of nearby homes as far as possible A large number of parking spaces will be provided within the stadium site, which will avoid the need for parking on nearby streets. Match day parking restrictions will be put in place where necessary in the immediate surrounding area The layout of the stadium site seeks to minimise noise disturbance Noise and light assessments are being carried out

Local education and healthcare provision Respondents feel there is a lack of existing infrastructure to support new residents, particularly schools and doctors.

Chestnut Homes understand concerns about capacity at local schools and health facilities and will work with Boston Borough Council; Lincolnshire County Council and the health authority on this matter Financial contributions (‘planning gain’) may be subject to a viability assessment, but a development of this size cannot fund all such provisions in full

Potential impacts on local area Respondents asked what impact Q1 could have on the local area and the town centre.

Chestnut Homes are committed to ensuring Q1 is a pleasant and attractive development that reflects the semi-rural nature of the site. We hope that Q1 will have a positive impact on the area Through careful planning we will try to protect the amenity of the area and nearby homes, for example:

o Appropriate separation distances between existing and new properties, which follow normal, accepted standards

o Strategic landscaped ‘amenity areas’ will be designed into the development o New properties adjacent to existing homes will not be more than 2 storeys in

height o The overall density of development will be ‘normal’, not high

A management company will be set up to look after the communal and landscaped areas To minimise any impacts on the town centre, Q1 will be planned as a leisure destination, rather than for shopping (other than the foodstore)

Delivery of Q1 A number of respondents were concerned that Q1 won’t be delivered quickly enough.

Chestnut Homes are committed to delivering Q1 as quickly as possible whilst maintaining a high standard of planning and development. It is likely that other developers will deliver some of the residential development Boston does not have a 5-year land supply (i.e. enough houses to meet local housing needs) so new homes are needed as soon as possible The new Community Stadium is needed by January 2018, when the lease on the current York Street stadium expires

Flooding (not a common theme from the consultation feedback, but an important issue) Respondents asked if Q1 would increase flood risk.

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

More details on all of the above can be found on the website: www.thequadrantboston.co.uk NEXT STEPS As mentioned on the first page of this document, we are currently completing a number of surveys and assessments before we submit our planning application in March/April. These include:

Visual and Landscape Assessment Ecology Study Contamination/Site Investigation Archaeology Assessment Hydrology/Food Risk Assessment Drainage Assessment Air Quality Assessment

Noise and Vibration Assessment Light Assessment Masterplanning Transportation Assessment Retail Assessment Viability Assessment

Within the planning application, the plans for the new Community Stadium and the access points will be in detail and the other elements of the proposal will be in outline form (the residential areas, foodstore and leisure units). Should planning permission be granted, we will

then prepare more detailed plans for the elements submitted in outline form; and we will consult on these at a later date. We will notify the local community and stakeholders when the application has been submitted and registered. Communications materials will provide details on how to comment to ensure people continue to have their say. The project website will also be updated.

We will continue to engage and respond to any stakeholder queries throughout the process. I hope that this information is useful and we would be happy to discuss the plans for Q1 further with you. I will be in touch again once the planning application for Q1 has been submitted. David Newton Managing Director Chestnut Homes 01502 723214 (this number is for Spring, who are facilitating the consultation process with us) www.thequadrantboston.co.uk [email protected]

Appendix 16: Reporting back – press release

PRESS RELEASE

12th February 2014

CHESTNUT HOMES RESPOND TO QUADRANT

PUBLIC CONSULTATION AND ANNOUNCE NEXT STEPS

Over 400 people took part in the public consultation for Q1, with

more than 300 stating their support for the proposals.

Q1 is the first phase of a major regeneration project planned for Boston that will

provide around 500 new homes; new retail and leisure units; a new Community

Stadium and the first section of a new road that may ultimately link through to the A52.

Chestnut Homes have reviewed the 419 responses received between 14th November

and 31st December 2013. Feedback has helped to identify the key priorities for

consideration as plans for Q1 continue to be developed. The company is currently

completing various assessments to help finalise the planning application. A new target

date of March/April has been set to submit the application to Boston Borough Council.

This is a change from the original target of February, due to a short delay in the traffic

modelling work that is being carried for Chestnut Homes and the County Council, which

will inform the Transport Assessment for Q1.

76% of all respondents said they support the proposal for Q1, with 15% against; and

6% unsure (3% did not specify). 65% of respondents who stated they were from the

PE21 postcode area said they support the proposal1.

1 Note: not all respondents provided a postcode

Respondents said the main benefits of the Q1 proposal would be improvements to the

Boston area; the provision of a new Community Stadium; employment opportunities;

new housing; and improvements to traffic and transport.

The main areas of concern amongst respondents were effects on traffic; potential

impacts on the local area; local education and healthcare provision; the new Community

Stadium; and the delivery of the project.

David Newton, Managing Director of Chestnut Homes, said “We would like to thank

everyone who took part in this first stage of the consultation. We are delighted with the

support received and the feedback has been really useful in identifying what we need to

focus on further as we develop the plans for Q1.

“We have updated the project website to highlight each of the main issues raised, to let

people know how we may address these issues, and what happens next. For now, the

feedback will help us finalise our proposals, which we’ll submit to the Council shortly.

Peoples’ views will also be considered when we come to drawing up the more detailed

plans for Q1 at the next stage, which we’ll be consulting the public on in the future.”

The public consultation process for Q1 included two public exhibitions and a

consultation workshop for BUFC supporters, as well as various other meetings and

presentations. A website was launched to invite comments, and email and Freepost

addresses were also provided. More than 5,500 people were directly invited to take

part.

Summary of the main themes and outcomes:

Traffic and transport

Traffic 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

Once the modelling work is complete, a Transport Assessment will be produced

to consider the impacts of Q1 and identify any mitigation or improvement works

needed to minimise effects on traffic flows. This will be submitted with the Q1

planning application

A Transport Plan will also be submitted with the application outlining proposals

for integrating public transport into Q1

Speed limits may be introduced on the A16

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.

New Community Stadium

75% of respondents think Q1 is an appropriate location for the new Community

Stadium

Chestnut Homes believe that there are no more suitable alternative sites for the

stadium in the town centre

The layout of the stadium site has been designed to protect the amenity of

nearby homes as much as possible

A large number of parking spaces will be provided within the stadium site, which

will avoid the need for parking on nearby streets. Match day parking restrictions

will be put in place where necessary in the immediate surrounding area

The layout of the stadium site seeks to minimise noise disturbance

Noise and light assessments are being carried out

Local education and healthcare provision

Chestnut Homes 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

Financial contributions (‘planning gain’) may be made, subject to a viability

assessment, but a development of this size cannot fund all such provisions in full

Potential impacts on local area

Chestnut Homes are committed to ensuring Q1 is a pleasant and attractive

development reflecting the semi-rural nature of the site. Q1will be planned to

have a positive impact on the area

Through careful planning Chestnut Homes will try to protect the amenity of the

area and nearby homes

A management company will be set up to look after the communal and

landscaped areas

To minimise any impacts on the town centre, Q1 will be planned as a leisure

destination, rather than for shopping (other than the foodstore)

Delivery of Q1

A number of respondents were concerned that Q1 couldn’t be delivered quickly

enough

Chestnut Homes are committed to delivering Q1 as quickly as possible whilst

maintaining a high standard of planning and development. It is likely that some

of the residential development will be delivered by other developers.

Boston does not have a 5-year land supply (i.e. enough houses to meet local

housing needs) so new homes are needed as soon as possible

The new Community Stadium is needed by January 2018, when the lease on the

current York Street stadium expires

Flooding (not a common theme from the feedback, but an important issue)

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

Full details can be found on the project website:

www.thequadrantboston.co.uk/consultation-outcomes. Chestnut Homes will update the

community again when the Q1 planning application is submitted to the Council. A

Statement of Community Consultation will be produced and submitted with the

application, and will also be made available on the website.

Ends.

Appendix 17: Reporting back – email to consultees, BUFC contacts and UITC contacts

Subject: Q1 update – thank you for your feedback

We would like to thank everyone who took part in the public

consultation for Q1. We would also like to invite you to view the

project website, which has been updated to include the outcomes of

the consultation and information on next steps and timescales.

We have now reviewed the 419 responses received between 14th November and 31st

December 2013 and your feedback has helped to identify the key priorities for

consideration as we finalise our plans for Q1.

We are currently completing various assessments to help finalise the planning

application, which we will submit to Boston Borough Council in March/April.

Full details can be found on the project website:

www.thequadrantboston.co.uk/consultation-outcomes

We will update you again when the Q1 planning application is submitted to the Council.

A Statement of Community Consultation will be produced and submitted with the

application, and will also be made available on the website.

Thank you again for your interest in The Quadrant.

Kind regards,

The Chestnut Homes Team

www.thequadrantboston.co.uk

[email protected]

Appendix 18: Reporting back – website updates, including responses to key issues

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