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Boston Waterways’ Development Plan
Boston Waterways’ Development Plan May 2008
May 2008
Page 1
CONTENTS
PAGE
(i) Acknowledgements
2
1.0 Introduction and Methodology
3
2.0 Boston Profile
4
2.1 Location and Setting
2.2 Socio-Economic Overview
3.0 Boston Waterways
5
4.0 Historical Importance of the Waterways
8
5.0 Character Areas of the Waterways
10
6.0 Strategic Context
13
7.0 Consultation Issues
14
8.0 Strengths, Weaknesses, Opportunities and Threats
15
9.0 Vision, Aims and Objectives
16
10.0 Development Plan Themes and Projects
16
10.1 Theme 1 – Infrastructure
17
10.2 Theme 2 – Transport
19
10.3 Theme 3 – Boating and Tourism
20
10.4 Theme 4 – Leisure and Recreation
23
10.5 Theme 5 – Environment
26
10.6 Theme 6 – Waterside Development
27
10.7 Theme 7 – Public Realm
34
10.8 Theme 8 – Activities
38
11.0 Outline Costs and Funding
39
12.0 Next Steps
41
Appendices—Available as separate document
Appendix A - Design Guidelines
Appendix B - Strategic Context
Appendix C - Stakeholder and Partner Consultation
Page 2
ACKNOWLEDGEMENTS
Client:
Boston Area Regeneration Company
C/o Boston Borough Council
Municipal Buildings
West Street
Boston, PE21 8QR

In Partnership with:
Boston Borough Council
and
Lincolnshire Waterways Partnership
“Lincolnshire County Council, Environment Agency,
British Waterways working together to
regenerate Lincolnshire’s Waterways”
Prepared By:
Focus Consultants (UK) Limited
Focus House
Millennium Way West
Phoenix Business Park
Nottingham, NG8 6AS
and
Jackson Design Associates
Latimer House
Latimer Way
Sherwood Energy Village
Ollerton, NG22 9QW
Part Funded By:
East Midlands Development Agency
Apex Court
City Link
Nottingham, NG2 4LA
Boston Area Regeneration Company would like to express their gratitude to the following individuals for their
time, input and assistance with this Development Plan:
Also, to the following individuals who took part in the consultation exercise:
In addition, the following people were contacted to follow up specific queries raised by the above consultees:
￿￿Councillor Richard DungworthBoston Borough Council, Chair of Planning
￿￿Alan Flintham / David MayfieldBoston Borough Council, Planning Department
￿￿Caroline Killeavy / John NuttallBritish Waterways
￿￿Dave CarnellInland Waterways Association
￿￿Simon Johnson / Richard WalkerPort of Boston
￿￿Tammy SmalleyWash Estuary Project
￿￿Adrian Isaacs Boston Woods Trust
￿￿Nick BromidgeEnvironment Agency
￿￿Rob KirkhamWitham Sailing Club
￿￿Peter ColemanSt Botolph’s Church
￿￿Barrie HighamBoston Borough Council
￿￿Mary PowellLincolnshire County Council
￿￿John AdamsEnvironment Agency
Page 3
Introduction
The long term aim of the Boston Waterways Development Plan is to enable
Boston to maximise the potential of the borough’s waterways. A key
objective of this Plan is to enable Boston Area Regeneration Company –
BARC, to demonstrate to potential investors, developers and landowners, as
well as public sector funding partners, what can be achieved in Boston, and
just how the borough can benefit by making better use of waterways and
waterside sites.
Funding from the East Midlands Development Agency’s Waterways Fund,
along with its own resources, has enabled Boston Area Regeneration
Company to commission this Plan, and BARC is grateful to
emda
for
recognising the potential of the borough’s waterways and for providing this
investment.
Boston owes much of its heritage and historic pattern of development to its
waterways, but today the waterways of Boston are largely ignored or
unused, with the town turning its back, both physically and metaphorically,
on the waterways. BARC believes that Boston now needs to build on
significant investment that is either taking place or which is planned in the
near future by both public and private sector bodies on Boston’s waterways
and waterside areas. These investments include:
￿￿The Boston Lock Link – construction of a lock linking the Haven and South
Forty Foot Drain at a cost of approximately £8m is currently being
undertaken by Lincolnshire Waterways Partnership and the Environment
Agency;
￿￿The Haven Barrage – investment of over £35m into the construction of a
flood defence barrage is proposed by the Environment Agency and
Lincolnshire County Council which, if approved, will begin construction in
2010. Both the Lock Link and the Barrage form part of Environment
Agency’s Combined Strategy for Boston – nationally the first of its type;
￿￿West Street/ Merchant’s Quay Redevelopment – developers Modus
Properties, working with Boston Borough Council, are planning a £80
million redevelopment scheme in Boston’s town centre, including
waterfront sites adjacent to the Haven;
￿￿Lincolnshire Waterways Partnership – investment of £16 million has been
spent since 2002 on improving Lincolnshire’s waterways as a whole,
increasing visitors and users of the waterway system;
￿￿The Waterfront – significant investment by Persimmon Homes in the
development of over 200 residential units close to London Road Quay;
￿￿St Botolph’s Church – major investment including café, shop, offices and
toilets as well as major restoration works to the Great West Door and a
high profile festival programme for 2009.
These investments will create significant opportunities for Boston, bringing
with them:
￿￿Increased numbers of visitors and users, both on the water and waterside
￿￿Construction jobs and expenditure
￿￿Raised water levels, giving opportunities for mooring of craft
￿￿Increased numbers of residents living near to waterways
￿￿Greater demand for leisure activities
￿￿Increased demand for boat moorings and related facilities and services.
However, if Boston fails to recognise the opportunities and implications of
these investments, the town will be unlikely to benefit fully from these
schemes. This Plan has therefore been commissioned to develop a vision for
the borough’s waterways and waterside sites, to demonstrate the different
roles and uses of waterways and to identify a range of improvements that
can be undertaken to maximise the benefits and attractiveness of Boston’s
waterways.
Methodology
The Boston Waterways Development scheme involves two phases:
Phase 1 – Waterways Development Plan: This involves establishing a clear
vision and structure for future development, bringing together separate
projects to unlock the potential of Boston’s waterways and undertaking
feasibility work and preparing outline sketch designs for priority projects.
Phase 2 – Project Delivery: This will involve the implementation of individual
priority projects and other waterway related activities as identified in the
Waterways Development Plan.
The methodology for Phase 1 - The Waterways Development Plan, can be
summarised as follows:
￿￿Location and site analysis
￿￿Documentation review
￿￿Consultation with key partners and stakeholders
￿￿Project assessment and development
￿￿Identification of priority projects
￿￿Sketch design work
The preparation of the Development Plan has been guided by a small
Steering Group consisting of representatives from Lincolnshire Waterways
Partnership. This group has been instrumental in the preparation of the Plan,
particularly with regard to the identification of priority projects and advising
on earlier drafts of the Plan.
Investment in St. Botolph’s Church
Boston’s lively waterfront
Construction of the Lock Link
1.0 INTRODUCTION & METHODOLOGY
Page 4
2.0 BOSTON PROFILE
Location and Setting
Boston is located in south-east Lincolnshire, midway between Lincoln and Peterborough, east of the town lies the Wash Estuary.
The town is surrounded by largely reclaimed freshwater fen to the north and west, and salt marsh to the east. As a result the surrounding
landscape is generally low and flat. Little tree cover or hedgerow exists, due to the intensive farming of the area. Such a landscape is highly
distinctive, and against this the town is sharply profiled from any approach, with the most notable landmark being the 272 ft. tower of St.
Botolph’s, or Boston Stump - the parish church with the highest tower in England, visible in the flat lands of Lincolnshire for miles.
Socio-Economic Overview
In 2005, the resident population of Boston borough was estimated at 58,000, a rise of 4% since 2001 and higher than regional and national
population increases. In terms of population trends, Boston has seen a significant increase in the population since the expansion of the
European Union in 2001. The borough is ranked as one of the top five authorities nationally for registered citizens from A8 Eastern European
countries per thousand of the total population.
Reference: Population Trends No 129, Office of National Statistics
Boston has a higher than average economically active population with 82.9% of the working age population being economically active compared
to 80.3% in Lincolnshire, 80.1% in the East Midlands and 78.4% in England.
The business and economic structure of Boston is, to a large
extent, defined by its position within the predominately rural
county of Lincolnshire. In terms of industry sectors 23.5% of
enterprises in Boston are within the agriculture sector. This is
significantly above the regional and national averages. Boston
also has a higher than regional and national average percentage
of enterprises in transport, motor trades and wholesale.
The average house price in Boston between July and September
2006 was £136,193 compared to an average of £164,788 in the
East Midlands. England. Since 2003, average house prices in
Boston have risen by 20%, which is less than both regional and
national increases.
Boston Borough Council were involved in the Fens Link feasibility
work which began in 1997 and were a funder in 2002 of the
Lincolnshire Waterways Development Framework.
The potential of the waterways was further identified in the
Historic Baseline report undertaken by Heritage Lincolnshire in
2004, which highlighted the unique features of waterways in
Boston This Baseline was used to inform the development of the
Boston Masterplan Strategy, where the Waterways are a key
issue in Priority Three “Environment” and also identified in the
Tourism Priority which recognises their “significant opportunity for
tourism” and that more should be done to maximise and promote
these opportunities.
Page 5
3.0 BOSTON WATERWAYS
Page 6
Boston Waterways
Boston has always been an important trading centre, with a market held here
for more than 450 years. From the 13th century onwards, its waterways and
lively port have played a vital role in its development and the social and
economic prosperity of the town and surrounding area.
The Witham
The Witham is one of the primary river systems in Lincolnshire, starting south
of Grantham and flowing northwards through Lincoln before turning south-
east where it flows into the Haven and onwards to discharge into The Wash.
Flowing for 36 miles through quiet, flat Lincolnshire countryside, the Witham
has been navigated since Roman times and links historic Lincoln and Boston.
The whole length of the river has historically been canalised and serves an
important function in terms of land drainage and flood defence, as well as
navigation. Long stretches of the river are straight and uniform in profile.
Today, there is little commercial traffic above the port of Boston along the
Haven, with only pleasure craft continuing through the lock at the Grand
Sluice into the Witham.
British Waterways is the navigation authority for the River Witham.
The Haven
The Haven is the tidal river which flows through Boston, providing access for
shipping between Boston Deeps in The Wash and the town and Port of
Boston.
The Haven serves as the outfall into the sea for the River Witham and for
several major land drains of the northern Fens. On the right bank of The
Haven in the Skirbeck Quarter of Boston is the Black Sluice, the outfall of the
South Forty-Foot Drain.
The Haven derives its name from the English settlers who arrived in The
Wash and found tidal creeks which gave them entry to the habitable belt of
land, inland from the salt-marshes. They called these creeks "havens".
The Port of Boston did not develop until after natural events had diverted the
River Witham into the Haven during the eleventh century. However,
nowadays, the Port activity has moved below the old centre of the town. The
fishing fleet moors below the railway bridge and trading vessels lie either in
tidal berths beside the dock where there are facilities for handling scrap steel
or in the dock itself where there are facilities for handling paper, steel coil
and grain as well as timber and general cargo, including containers.
The Port of Boston is the navigation authority for the Haven.
Witham Navigable Drains
These drainage channels, or ‘dykes’, were originally constructed to drain
surrounding land for agricultural use, becoming navigable in the 1500s.
There is currently a network of about 90 miles of navigable waterways, with
only one connection to the River Witham at Antons Gowt Lock.
Water levels are raised in summer to aid navigation and lowered in winter for
land drainage purposes. The standard of navigation in the channels is quite
variable with construction currently underway on a new lock linking the
Haven and South Forty Foot Drain as part of the Fens Waterways Link so that
small vessels can reach the Fens without venturing out to the Wash.
The South Forty-Foot Drain is 32
kilometres long and is the main
channel for the land-drainage of the
Black Sluice in the Lincolnshire Fens.
It lies between Guthram Gowt, and
the Black Sluice on The Haven. It
gathers the waters pumped from
the Kesteven and Holland Fens,
travelling northwards and eastwards
to the Black Sluice at Boston, where
they are discharged to the tidal
waters of the Haven.
Navigation responsibility for these
drains is generally managed by the
Witham Fourth Internal Drainage
Board with the Environment Agency
taking an overview in terms of flood
risk.
3.0 BOSTON WATERWAYS
The linear and uniform River Witham
Gates open at the Grand Sluice
The tidal Haven
Out to The Wash
Antons Gowt Lock
The Black Sluice Pumping Station
Page 7
3.0 BOSTON WATERWAYS
Page 8
Why Boston’s Waterways are Important
Boston’s historic waterways have been a significant force in the economic
and social evolution of the town.
From the 12th to the 15
th centuries Boston was one of the principal ports in
medieval Britain, in some years handling more trade than the Port of London.
As a result, the town developed as a busy urban settlement, rich in buildings
and infrastructure associated with its commercial activities, as well as high
status private and public buildings such as merchants’ houses, guildhalls,
monasteries. The parish church of St. Botolph’s, widely known as “the
Stump”, is a clear symbol of the levels of confidence and investment in
Boston at this time. In the 18
th and early 19
th centuries, the drainage of the
fens resulted in another period of prosperity for the port and renewed
investment in the buildings and infrastructure of the town.
Roman Boston
Widespread Romano-British occupation of the fenland has been recognised,
particularly on the western fen-edge and north-east of Boston, however the
true density of settlement and occupation is unknown. Romano-British
occupation in the fens tended to centre around village-like settlements with
an economic basis focused on animal rearing and salt-making.
Saxon Boston
Early in this period, the Lincolnshire Fens appear to have suffered from
extensive flooding, depositing marine silts over much of the fen basin.
Subsequently, the fen and marsh environments surrounding the town
become more defined than the preceding period.
Although there is no archaeological evidence for Early Saxon occupation in
the Boston area, place-name evidence suggests it was becoming habitable.
In the Boston and Skirbeck area, settlements are likely to have developed on
the river levees. Other townships in the region developed on the siltlands -
the higher areas of land between marsh and fen.
Medieval Boston
Boston’s development during this period is primarily attributable to its role as
a port and its accessibility by sea to other parts of the country and Europe.
At this time, the town was much closer to the coastline and situated upon a
broad estuary. Added to this was a system of inland waterways, allowing
Boston to be an out port to other towns and cities in the Midlands, and by
the 13th century, wool from as far west as Derby was exported from Boston.
The centrality of the River Witham, running from Lincoln to Boston, through
the town centre and out to The Wash, was an important factor in the growth
of Boston during this period. This is particularly apparent where Boston’s
growth can be seen to have clustered around the river at Town Bridge where
it has been historically forded since the early 12
th century. South of the
4.0 THE HISTORICAL IMPORTANCE
OF THE WATERWAYS
Boston’s maritime history
town, the river is much wider and lies
between the protective medieval sea
banks that are still evident.
As an exporter of wool and an
importer of various goods, Boston
became highly affluent during this
period and following the monastic
revival in the 12
th century, attracted
numerous monastic orders. The
surrounding fens were an important
economic resource which were used
to graze sheep, helping to make
Lincolnshire the primary wool
producer in England. This helped to
attract European interest with the
Hanseatic League establishing itself in Boston during the 1260s, resulting in
Boston dominating all trade with Norway and the Baltic
during this period. It was in the 12
th century that the
first Boston fair was held which, at that time, was one of
the most important fairs in England, attracting trade
from other parts of the country and Europe and by the
end of the 13
th century the town had established its
weekly market.
Boston’s original medieval street pattern extended in
four directions, with three of these routes closely
following the River Witham’s course, providing the
streets with their sinuous, curving nature and
demonstrating the importance of the river to Boston’s
initial growth and subsequent character.
From around 1400, trade in and out of Boston began
to decline. Trade in wool was the most affected,
although the wine and cloth trades also suffered. Trade
was further affected when the Hanseatic League
withdrew from the town in 1470. They did however
return for a short period but never with the same
numbers or the amount of
trade.
Medieval Shodfriars Hall
Page 9
Post-Medieval Boston
The post-medieval period bought a number of topographic changes to the
area surrounding the town. These included attempts to drain the
surrounding fenlands which started with the cutting of the Maud Foster
Drain, referred to as a new cut in 1568 from Cow Brygge to Boston Haven.
Other drainage works include the New Hammond Beck, also known as
Redstone Gowt or Adventurer’s Drain, in 1601. Within the next forty years,
the South Forty Foot Drain had been cut principally to drain the fens north of
Bourne.
This period was one of further decay for Boston’s trade. Wool remained the
chief export in the latter half of the 16
th century but only 203 sacks are
recorded as being exported in 1558. Coastal trade did continue into the next
century but served a much smaller area and comprised coal and salt from
Newcastle, and smaller household items from London.
The former custom house, in the Mart Yard was moved to Packhorse Quay
between 1640 and 1662. The Hanseatic warehouse and other buildings,
including St. John’s Church were also demolished. Many of the friaries
suffered a similar fate, although elements of Blackfriars survived which may
have been used as warehousing given the proximity of Packhorse Quay.
In 1607, the Haven, between Boston and the sea, was the scene of the first,
abortive, attempt of the Scrooby Pilgrims to leave England. Ultimately, in
1620, they became part of the original settlement of Plymouth,
Massachusetts.
Towards the end of this period the River Witham was straightened along the
stretch through the town. The Grand Sluice was constructed in 1766 and
despite some early problems was instrumental in Boston regaining its status
as a Port.
Georgian Boston
By the mid 18th century little had changed in Boston since the late medieval
period, the river silting up and the wool trade slowing, resulting in the Port’s
decline. Nevertheless, Daniel Defoe did comment in 1724 on the town being

a large, populous and well built town, full of good merchants, with a good
share of foreign trade

(quoted in the Boston Historic Environment Baseline Study, original
source Lewis 1973)
.
However, changes in the market and the 18
th century enclosure of the fens
together with their intensive drainage and farming meant that the town once
more began to expand. The economic growth of the town was assisted by
the newly cut Witham Navigation and construction of the Grand Sluice,
undertaken between 1764-6. Following this, a brewery, an inn and various
warehousing, coal yards and ironworks grew up around the Grand Sluice, the
area becoming known as Witham Town. The construction of the windmill in
1819 and the widening of the Maud Foster in 1820, led to the extension of
the town’s eastern boundary. Plots of surplus land were sold along its
eastern bank and high quality terraces with large front gardens erected.
Victorian and Edwardian Boston
Two factors changed the face of Boston during this period. The first was the
arrival of the railways in 1848 followed by the construction of the dock in
1884 and associated works around the Haven.
In 1848, the arrival of the railway saw the redundancy of many port workers,
causing the dereliction of much of the harbour’s associated building. The
construction of the dock in 1884 involved the development of agricultural
land at the southern end of the town. Following construction of the dock a
number of single-storey sheds were built for storage as well as two
granaries. Other features
installed at the dock included
a fish market, icehouses and
workshops owned by
companies such as Boston
Deep Sea Fishing and Ice
Company Ltd and the Steam
Trawling Company of Boston
Ltd.
During the 19
th century the use of the river for leisure and recreational
purposes became increasingly popular, with areas for swimming and walking
created along the bank of the Witham south of the town known as Bath
Gardens.
Twentieth Century Boston
It is Boston’s surviving medieval plan and succession of spaces, streets and
lanes that provide its distinctive character today,
together with the surviving architecture from the
medieval period onward. However, developments
such as the construction of John Adam’s Way during
the 1970s has resulted in a new road bridge and the
demolition of many buildings on the edge of the
historic core, along the River Witham. A
Conservation Area was first designated in Boston in
1969 and largely confined to the medieval core of the
town. Subsequent reviews have led to its expansion
that includes features from its Georgian, Victorian and
Edwardian past.
References
Boston Town Historic Environment Baseline Study –
2007, Heritage Trust of Lincolnshire
The historic Grand Sluice Railway Bridge
4.0 THE HISTORICAL IMPORTANCE
OF THE WATERWAYS
Page 10
The purpose of this section is to summarise the character and
appearance of the key waterside areas in the town. The analysis will
consider the following features and their relevance to the
development of Boston’s Waterways:
￿￿Character of spaces
￿￿Character of buildings
￿￿Uses
￿￿Activities
￿￿Landmarks and vistas
￿￿Historic assets
Character Area: Maud Foster
The Maud Foster Drain was cut in the 1560s, with the urban
development alongside the drain dating back to the early 1800s. This
includes the Catholic Church, Maud Foster Windmill and some late
Georgian terraced properties. The buildings face each other across
the drain similar to that of a Dutch canal town, producing a quite
different character from property along the Haven. There are fairly
narrow roads running alongside the drain on each side with most
buildings situated close to this frontage. The drain side is largely
straight and has a well-defined hard edge of a brick wall topped by
oak post and rail barriers.
This is an area of mixed use with a few shops at each end of
Horncastle Road, pubs,
residences for the elderly,
builder’s yard and granary,
mixed in with normal
residential use.
The area is dominated by the
Grade I tower of the Maud
Foster Mill, with turning sails
and fantail. The mill is a
tourist attraction and is also
used for the commercial
grinding of flour. Scheduled
Ancient Monuments within
the Conservation Area include
the 1811 Hospital Lane
footbridge, which, navigating
the Maud Foster Drain,
constitutes the area’s extreme northern boundary.
In terms of recreational activities, the Maud Foster drain is used by
anglers particularly the area further up on the bank, beyond Hospital
Bridge.
Character Area: West Street
West Street is the main route into the town centre from the west.
The area is dominated by retail and public administration buildings in
mainly late 20
th century buildings which are of varied heights and
widths. The town’s conservation area fringes the area to the
northeast running alongside the Haven. The buildings in this area do
not interact with the river, but are set back in their own grounds. The
area adjacent to the river has a number of semi-mature trees, which
provides dappled shade and a green backdrop to the townscape but
disrupts the urban character of the riverside.
The current buildings were erected from the 1970s onwards after
slum clearances of the late 60s. The large block forms and flat bed
car parks are at odds with the historic core of the town. The car
parks are heavily used with direct pedestrian access to the town
centre via St Botolph's Bridge, a narrow footbridge spanning the
Haven.
The area currently contains the Police Station, Employment Centre,
Health Clinic, Voluntary Services Centre, Kwik Save, Bus Interchange,
Car Parks and a number of independent retailers and Boston Borough
Council Municipal Offices along the West Street frontage.
Maud Foster Mill
5.0 CHARACTER AREAS OF THE
WATERWAYS
St Botolph’s footbridge
Page 11
Character Area: Wormgate
Wormgate is on the north side of St Botolph’s Church, running alongside the
eastern riverbank. A medieval street, it follows a gently curving line with the
houses on the west side having long gardens down to the river.
The scale of the buildings diminishes slightly towards Witham Place, which is
wider and straighter. There is no
access to the riverside from here,
unlike the west side where there
is a path along the edge, here it
drops down as a shallow grassy
bank to the water’s edge. The
backs of the later 20th century
housing on Witham Place and
Wormgate face the river, giving a
soft and informal landscape,
providing a green backdrop to the
riverside views of the Stump.
The area’s proximity to St
Botolph’s Church, means that the
Stump looms over Wormgate and
Witham Place and features
dramatically in all views to the
south.
Character Area: High Street North
This narrow medieval street winds alongside the Haven on its west bank
leading to the Skirbeck Quarter, dissected by John Adams Way and the
Haven Bridge.
At the town centre end of the High Street, the buildings turn their backs to
the river and face inwards. However, the space opens out towards the Town
Bridge with a small forecourt in front of the White Hart and Midland Bank,
and views across the river to buildings on the east bank.
At the southern end of this area, there is a landmark building in the shape of
the tall and narrow former warehouse, this marks the beginning of Doughty
Quay now used for car parking.
Haven Bridge itself is open, windy and exposed and, as with the Inner Relief
Road, its impact across the historic town is generally negative.
In terms of vistas, from Doughty Quay there are views up the river to
Custom House Quay, South Street and across to the large group of
warehouses.
Character Area: High Street South and London Road
Separated from the rest of the historic town by the Haven Bridge and the
Inner Relief Road, the old southern High Street continues beyond the modern
town.
High Street and the river Haven part company as the river meanders away in
a broad sweep, the area is now occupied by a grid of turn of the century
terraced housing. Those along the river face towards it, whilst the others face
one another across narrow straight streets.
The sites to the north are occupied by warehouses and sheds formerly
connected with the fishing industry.
Downstream, London Road is by contrast much wider and at its southern end
open to the river edge. This is concealed behind a low brick wall which
defines a bank top area used by local fishing boatmen.
This is an area which is increasingly residential in use as the retail trade finds
this lower end of High Street difficult to sustain business. Factory use is
limited to buildings along the riverside.
In terms of activity, the river has fishing boats moored on both banks.
Activity associated with fishermen mending boats, setting off and landing, is
noticeable in London Road along the riverbanks and at the boatyard. Views
and vistas abound in this area up and down the river, across from one bank
to the other with long views out into the Wash Estuary.
Character Area: The Port of Boston
The skyline is dominated by a wide range of lifting equipment including
overhead gantry cranes and grain elevators. Surrounding the dock itself are
several covered warehouses for storing cargo. The northern edge of the site
is dominated by grain silos and a secure container park is also located on the
site.
The port’s activities are constrained by the size of the site and its access.
The port is currently limited to handling ships of 5,000 - 6,000 tonne capacity
with a diverse range of cargo including metals, fertiliser, grains, animal feeds
and phosphates.
The construction of the dock in 1884 involved the development of agricultural
land at the southern end of the town. This was followed by the construction
of a number of single-storey storage sheds as well as two granaries.
There is still evidence of Boston’s Port status with a rope walk alongside
Hospital Lane. Around the dock area there are reminders of Boston’s
involvement during the wars with pillboxes still evident from World War II.
Doughty’s Quay
Wormgate
New residential development
Boston Port skyline
5.0 CHARACTER AREAS OF THE
WATERWAYS
Page 12
Character Area: The Market Place
The Market Place dates back to the early medieval period. The space is well
defined by the buildings which follow the line of the Market Place in broad
sweeping curves.
The area opens out at the northern end to reveal St Botolph’s Church, with
the Stump rising above the town centre roof lines. The churchyard area is
grassed and hedged in places, providing a quiet riverside space in contrast to
the busy Market Place.
The Market Place is the commercial heart of the town with the buildings
generally in retail use. There is a market on Wednesdays and Saturdays and
on other days the area is used for car parking. There are two well used
bridges - Town Bridge for both vehicles and pedestrians and St Botolph’s
Bridge solely for pedestrians.
Within this area there are a number of important waterside landmarks and
vistas. The Assembly Rooms and Exchange Buildings frame the view from
Town Bridge into the Market Place. Off the bridge, looking north, are the
backs of the buildings on Church Street, with the Stump set against the river.
From the south view the Custom House Quay and South Street feature
prominently.
Character Area: South Square
This area is the old quayside of the medieval town, with a range of
warehouses, merchants’ houses, former guildhalls and the old custom house,
all helping to retain the character of the old medieval port.
The river forms an attenuated ‘S’ bend at this point, and the buildings follow
this line only straightening out towards the southern end. On the riverside is
Custom House Quay, partially for car parking with views up and down the
river.
Beside the river is a group of three large warehouses. The converted
warehouse, the Sam Newsom Centre forms a stop to the end of Custom
House Quay, and narrows the street down significantly to form a tunnel like
entrance into South Square. The warehouses are large buildings of three and
four storey heights helping to reinforce Boston’s maritime history with the
repair of the former Johnson’s warehouse having a significant visual impact
on this part of the town.
This area has some of the most interesting buildings in the town which have
evolved as part of its maritime history. At the top end of South Street is one
of the few visibly timber framed buildings in Boston - Shodfriars Hall. There
are also a number of large eighteenth century houses in South Square, of
which the most notable is the former merchants dwelling, Fydell House, a
Grade I listed building.
Most of the recent developments in this area have been around cultural
activity with the area forming the core of Boston’s Cultural Quarter. The
Guildhall Museum, Fydell House’s adult education centre, Blackfriars Arts
Centre, the Sam Newsom Music Centre, Shodfriars Hall’s social clubs and the
Haven are all located there.
The wide views from Custom House Quay include the complex backs of the
warehouses on South High Street, with the view upstream curving round
towards Town Bridge.
Character Area: Haven Bank and Witham Bank
This long, linear area traces the course of the river from Town Bridge to the
edge of the Conservation Area. It is the area where development began in
Boston on either side of the Haven and around the Town Bridge area.
At Irby Place a brick wall masks the riverbank with vehicular access to here
and the beginning of Haven Bank. The road turns down off the bank into Irby
Street and a tree-lined footway begins to run alongside the gently sloping
grassed riverbank.
Below the sluice the tidal river stretch can look visually unappealing when the
tide is out and the broad mud banks are exposed. However, beyond the
sluice the water level is more constant and it is here where pleasure boats
are moored in the summer months at sites belonging to Boston Marina and
British Waterways.
On the east side of the Witham, there is a quayside area beside the Grand
Sluice and beneath the railway bridge. Fencing around the moorings allows
the river to be seen through it, but has an overall unsightly appearance.
Beyond this development is the impression of open countryside leading to the
Witham Way Country Park.
In terms of activities, the pedestrian bridge over the river is a busy route and
the tree lined walkways along the river are popular with residents. The
Sustrans national cycle route extends north along the east bank of the
Witham towards Lincoln and has been substantially developed by the LWP
over the past 4 years.
5.0 CHARACTER AREAS OF THE
WATERWAYS
The old Custom House
Irby Street
Fencing around the moorings
Custom House Quay
The Market Place
Page 13
This section outlines the key national, regional, sub-regional and local
strategies that have influenced the preparation of this Waterways
Development Plan.
National Documents
￿￿Waterways for Tomorrow, DETR 2000
￿￿Planning a Future for the Inland Waterways, IWAC 2001
￿￿Waterways 2025, British Waterways 2004
￿￿Inland Investment Guide, British Waterways 2006
￿￿Just Add Water, IWAC 2005
￿￿The Inland Waterways of England and Wales in 2007, IWAC 2007
￿￿Waterways and Development Plans, British Waterways 2003
￿￿Your Rivers for Life, Environment Agency 2004
￿￿Waterways for People, British Waterways 2002
￿￿Waterways Access for All, British Waterways 2003
Regional Documents
￿￿Environment Agency Regional Strategy 2006-2011, Environment Agency
￿￿A Flourishing Region – Regional Economic Strategy 2006-2020,
emda
￿￿East Midlands Tourism Strategy 2003 – 2010,
emda
￿￿East Midlands Draft Regional Plan, EMRA 2007
￿￿Anglian Region Local Contribution 2006/11, Environment Agency
￿￿Regional Cultural Strategy 2006-2011, Culture East Midlands
￿￿A Biodiversity Strategy for the East Midlands, East Midlands Biodiversity
Forum 2006
￿￿Space4Trees, Forestry Commission 2005
Sub-regional Documents
￿￿Lincolnshire Waterways Development Framework 2008-2018, LWP
￿￿A Sustainable Community Strategy for Lincolnshire 2006-2021,
Lincolnshire Assembly
￿￿Lincolnshire Structure Plan 2001-2021, Lincolnshire County Council 2006
￿￿Lincolnshire Economic Strategy, Lincolnshire Enterprise 2005
￿￿A Tourism Vision for the Lincolnshire Coast, Lincolnshire Tourism 2007
￿￿Lincolnshire Enterprise Draft Sub Regional Investment Plan, 2007-2010
￿￿Fens Waterways Link, Environment Agency 2003
Local Documents
￿￿Boston Community Strategy, Boston Borough Council 2004
￿￿Wormgate Draft Regeneration Plan, Boston Borough Council 2005
￿￿Town Centre Study, Tribal Consulting 2007
￿￿Boston Masterplan Strategy, Focus Consultants 2004
￿￿Town Centre Conservation Area Appraisal, 2006
￿￿A Tourism Vision for the Lincolnshire Coast, Lincolnshire Tourism 2007
Policy Statements in Support of the Plan
“Destinations that are successful are those that are able to combine a
number of things: First, a set of integrated or synergistic experiences. This is
a shift away from individual attractions (i.e. a single museum) – towards a
more integrated experience that involves activities and attractions that are
joined (by a theme or type)…” Town Centre Study (Tribal Consulting 2007)
“There is huge scope in Lincolnshire for developing short circular cycle routes
to link the waterways with nearby tourist attractions. This could be a major
selling point for waterways based holidays and short breaks in the country.” Lincolnshire Waterways Development Framework 2008-2018 (Lincolnshire Waterways
Partnership 2007)
“Biodiversity is fundamental to health and well being, it is a key determinant
of economic success and it provides a sense of place and character.”
A
Biodiversity Strategy for the East Midlands (East Midlands Biodiversity Forum 2006)
“Access should not be thought about only in terms of physical access. The
provision of information, interpretation and the promotion of schemes are
equally important.”
Waterways Access for All (British Waterways 2003)
“…to optimise the added value of waterways there is a need to develop the
use of under-utilised waterways and waterbodies, as well as to maximise the
use of existing waterside brownfield sites, under-utilised waterside buildings
and to promote waterside development sites.”
Waterways and Development Plans
(British Waterways 2003). “Local signage and destination/attraction signage should be improved to
assist with both the sense of arrival at a tourist destination and as a means of
conveying the range of facilities and attractions available to the visitor.”
A
Tourism Vision for the Lincolnshire Coast, 2007 (Lincolnshire Tourism)
“Not all of these initiatives have been an unqualified success. In spite of the
work by BW, there seems to be an unmet demand for off-line moorings.”
The
Inland Waterways of England and Wales in 2007 (IWAC 2007)
A full strategic review is available at Appendix B.
6.0 STRATEGIC CONTEXT
Maximise under-utilised waterside buildings and brownfield sites
Improve signage and interpretation
Develop local cycle routes
Page 14
Throughout February and March 2008, interviews were undertaken with
key partners and stakeholders with an interest in Boston Waterways.
Over the last 12 months, Boston Borough Council has also consulted
with residents on their priorities. The issues raised from these
consultation sessions have been used to inform the Waterways
Development Plan and the individual projects identified within the Plan.
Key issues facing Boston in trying to develop its waterways
￿￿Complex partnership arrangements between the different navigation
authorities
￿￿Navigation issues around the Lock Link
￿￿Shortage of slipways, dry dock and diesel facilities
￿￿Limited marina facilities
￿￿Lack of moorings and facilities for boaters
￿￿Issues around dredging and derelict craft
￿￿Litter, waste and flytipping
￿￿Residual tidal water levels
￿￿Unsightly flood walls
￿￿Inconsistent signage and branding
￿￿Funding constraints
Opportunities
Partners were also asked to identify a number of opportunities for
Boston Waterways, with the findings used to inform the projects within
this Plan. These are summarised below:
￿￿Redevelopment of vacant waterside buildings
￿￿Development of key strategic waterside sites, including South
Square, Doughty’s Quay and Custom House Quay
￿￿Improved linkages to the waterside in historic areas such as South
High Street and Wormgate
￿￿Maximise river frontage as part of the West Street redevelopment
￿￿Promotion of the Cultural Quarter and its linkages to the waterways
￿￿New marina development
￿￿Additional visitor and long term moorings
￿￿Improvements to existing moorings
￿￿Other boating facilities e.g. diesel, pumpout and sanitary facilities
￿￿Facilities for offshore craft
￿￿Improved pedestrian access to the waterways
￿￿Extension of existing waterside footpaths and cycleways
￿￿New bridge over the Witham
￿￿Celebrate the fishing fleet as part of Boston’s heritage
￿￿Promotion of the Witham Navigable Drains
￿￿Removal of flood defence walls to improve visual impact
￿￿Dredging the Haven with environmental disposal solutions
￿￿Waterside festivals and events with an opportunity for an opening
event for the Lock Link
￿￿Attract IWA national trail boat rally to Boston in 2009 linked to the
opening of Lock Link
￿￿Rejoin the Hanseatic League
￿￿Install additional wildlife facilities such as bat boxes.
Waterways projects that partners are currently involved in around
Boston’s waterways
￿￿Haven Barrage
￿￿Architectural competition for Haven Barrage as an iconic structure
￿￿Phase 1 Boston Lock Link
￿￿Additional facilities Lock Keepers Cottages at Black Sluice
￿￿New moorings at Hubberts Bridge and Swineshead
￿￿Upgrade to moorings at Witham Way Sailing Club / Boston Motor
Yacht Club
￿￿Water Rail Way multi-user path
￿￿St Botolph’s Church major investment and major restoration works
￿￿West Street mixed use redevelopment scheme
￿￿Boston Woods new woodland projects
￿￿RSPB developments at Frampton Marsh and Freiston Shore
￿￿
Annual Wash Week
￿￿Wash Estuary Project Green Infrastructure Post
￿￿Leisure Cruises along the River Witham and The Wash
￿￿Nene Lighthouse at Sutton Bridge feasibility study
￿￿Technical scoping Boston to Spalding Link as part of Waterways X
phased approach.
A more detailed account of the issues raised during the consultation
process can be found at Appendix C.
7.0 CONSULTATION ISSUES
SUGGESTIONS FOR THE WATERWAYS
Page 15
The consultation exercise has informed the Waterways Development Plan with the key findings and issues reviewed in terms of their strengths, weaknesses, opportunities and threats, as set out in the SWOT
analysis below. This SWOT analysis has then been used to develop the themes and projects set out in Section 10.
8.0 SWOT ANALYSIS
STRENGTHS
￿￿Lincolnshire Waterways Partnership
- Strong partnership, track record of project delivery, ability
to attract funding, good communication network
￿￿Town historically connected to the
waterways
- Number of quays enabling access to water
- Fishing fleet
- Access points / steps
￿￿Investment planned / in the pipeline
- Major investment in Lock Link and Barrage with funding
enabling projects to go ahead
￿￿Landmark buildings adjacent to waterways
- Significant visual interest from waterway
- Encourage football to / from waterways
￿￿Range of different character areas
- Rural, urban, industrial – within a very close proximity
￿￿Strategic location
- Fens Waterways Link
- Link to sea, The Wash, Witham, navigable waterways
- Network of navigable drains
￿￿Port of Boston
- Only port in East Midlands
- Rail linked
￿￿Grand sluice visitor facilities
- Strong tourism offer
￿￿Sustrans / Water Rail Way investment and
interest
- National, regional and local leisure routes
OPPORTUNITIES
￿￿
Build on investment by Lincolnshire
Waterways Partnership / Environment Agency
- Lock Link
- Barrage
￿￿
Development sites
- Key strategic waterside sites available
- New marina
￿￿
Re-branding / marketing opportunity
- Promote Boston tourism
- Market historic fishing fleet connection
- Market historic waterside areas such as Wormgate, South
High Street, London Road
￿￿
Increasing Port capacity
- Linked to Barrage – opportunity to increase lock capacity
- Increase in rail freight
￿￿
Raised water level / removal of flood walls
- Enhanced appearance of river
￿￿
Network of navigable drains
- Market as specific challenge for boaters
￿￿
Speciality retail opportunities
- e.g. Chandlery, angling, speciality fish products etc
WEAKNESSES
￿￿
Location
- End of inland navigation network at present
￿￿
Witham Navigable Drains
- Lack of visual interest
- Varying water levels
- Seasonality
- Lack of clear navigation authority
￿￿
Seasonal moorings at Boston Grand Sluice
- Lack of year round leisure offer
￿￿
Lack of town centre moorings and facilities
- Failure to integrate the river with the town centre
￿￿
Tidal regime in Haven and Town Centre
- Mudflats
- Siltation / dredging
- Non-permanent water presence in town
￿￿
Abandoned Craft
- Navigational hazard
￿￿
Neglected waterside areas and sites
- Derelict and run down buildings alongside water in many
areas
- London Road / High Street
- Graffiti / litter / fly-tipping / lack of public maintenance
￿￿
Fragmented waterside access for pedestrians
and cyclists
- Difficult to encourage increased access to the waterway
- Cyclists forced to transfer to busy and congested roads
￿￿
Signage and interpretation
- Range of brands and styles
- Lack of maintenance of existing signage
- Key areas neglected / lack of signage
THREATS
￿￿
Diversity of navigation authorities
- Complex relationship
- Public and private bodies with differing priorities
- Internal complications / conflicts e.g. flood versus
navigation
￿￿
Investor/ developer confidence
- Many vacant buildings / sites on the market
- Low property prices
- Many long term non-developed sites
￿￿
Planning, housing allocation restriction
- Affecting ability to use housing developments to finance
waterway regeneration
￿￿
Port development
- Constrained by access and increasing traffic congestion
￿￿
Flood Risk
- Potential impact on new waterways projects
￿￿
Funding
- Inability to secure external funding
Page 16
Vision and Aims
Boston Waterway’s Development Plan shares its vision with that agreed by
the Lincolnshire Waterways Partnership for the waterways in Lincolnshire:
"Lincolnshire's Waterways of the future will be vibrant and easily accessible
places for local communities to enjoy and will form a major attraction that
draws visitors to Lincolnshire.
The waterways and their corridors will demonstrate a high quality built and
natural environment, providing focus for a diverse range of local businesses,
and will become a major destination for a wide range of leisure activities."
The vision is underpinned by the following aims which, whilst specific to
Boston, are also consistent with the aims of the Lincolnshire Waterways
Development Framework:
￿￿Theme 6 Waterside Development:
To act as a catalyst for public and private investment in key brownfield sites
adjacent to the waterside and to ensure good practice in the development of
the waterside.
Key Projects: -
Wormgate
- ChurchStreet
- South Square
- White Horse Lane - Warehouses
- Haven Bank / Irby Street
- Vauxhall Bridge
- White Horse Lane - Former HP Building
- London Road—Smith’s Wharf
￿￿Theme 7 Public Realm:
To create a high quality public realm which attracts residents and visitors to
the waterside.
Key Projects
: - Haven Bank / Irby Street
- Custom House Quay
- Doughty’s Quay
￿￿Theme 8 Activities:
A programme of activities to encourage residents and visitors to enjoy the
waterways and celebrate the historical importance.
Key Projects
: - Waterside Festivals / Events
- Marketing and Promotion
It is also likely that projects will develop and emerge over the lifetime of this
Development Plan, the list of projects is by no means exhaustive and is likely
to evolve to take advantage of new opportunities over of the next five years.
Key: Cost Estimates
The following scale has been used to estimate costs for individual projects:
£ = Estimated cost up to £10,000
££ = Estimated cost between £10,000 and £100,000
£££ = Estimated cost between £100,000 and £1,000,000
££££ = Estimated cost over £1,000,000
More detailed cost estimates are available for the priority projects in Section
11.
9.0 VISION, AIMS, OBJECTIVES
10.0 DEVELOPMENT PLAN THEMES
￿￿To develop a long term vision for the development of Boston’s
waterways.
￿￿To act as a catalyst for regeneration and inward investment in and
around Boston’s waterways.
￿￿To identify priorities for the development and integration of social,
economic and environmental issues as they relate to the waterways.
￿￿To identify opportunities for improving Boston’s waterways whilst
protecting the distinctive features of the urban and rural landscape.
￿￿To consider Boston’s waterways in their county, regional and inter-
regional context as part of a much wider network.
￿￿To identify opportunities for improving the infrastructure of the
Boston’s waterways to provide high quality opportunities for outdoor
leisure and recreation activities for local communities and visitors.
￿￿To identify opportunities to improve access to the waterways.
￿￿To assist the development of sustainable tourism and green tourism
opportunities.
￿￿To develop a strong ownership and engagement by local
communities in the development of Boston’s waterways through local
initiatives.
￿￿To work with key partners and existing networks to co-ordinate the
development of Boston's waterways.
Themes and Objectives
The vision and aims will be supported by eight themes with related objectives.
These objectives directly respond to the key issues identified in the policy
documents and strategies summarised in the strategic context section of the
Development Plan and also issues raised by stakeholders during the consultation
interviews. The eight key themes and objectives are summarised below:
￿￿Theme 1 Infrastructure:
To establish the necessary infrastructure for the waterways to thrive and grow.
Key Projects
: - Haven Barrage
- Dredging
- Signage and Interpretation
￿￿Theme 2 Transport:
To develop and promote Boston Port as a major hub for the transportation of
freight from the east coast to other parts of the country and Europe.
Key Projects
: - Freight Facilities
￿￿Theme 3 Boating / Tourism:
To develop Boston’s waterways as a leisure and tourism facility for residents and
visitors to the borough.
Key Projects
: - Marina / Long term moorings
- Visitor moorings
- Other Boat Facilities
￿￿Theme 4 Leisure and Recreation:
To create and promote new leisure and recreational opportunities for residents
and visitors as part of the development of Boston’s waterways.
Key Projects
: - New Bridges
- AccessPoints
- Cycleways / Footpaths
- Water Based Sports
- Trip Boat / Water Taxi
- FishingFacilities
￿￿Theme 5 Environment:
To sustain and enhance the quality of the waterway environment and aquatic
habitats as part of the development of Boston’s waterways.
Key Projects
: Environmental activities
Page 17
10.1 THEME 1
INFRASTRUCTURE PROJECTS
HAVEN BARRAGE
A major flood defence scheme for Boston, will result in the Haven having a
more reliable river level throughout the town.
DREDGING
To improve navigation, parts of the Haven would benefit from dredging.
SIGNAGE AND INTERPRETATION
Clear and informative signs in a consistent
style.
Page 18
￿￿Project: Haven Barrage
Description
The proposed Haven Barrage project is primarily designed to protect Boston from
tidal inundation and rising sea levels. However, the Environment Agency and LWP
have identified that, with additional funding, a more flexible “super-barrage” could
be constructed, which would have the effect of limiting the tidal variation in water
levels in the upper Haven. This would mean that water levels in the upper Haven
would not drop down to the level of the current mud flats and this stretch would
remain permanently navigable to craft, which would bring navigational and visual
improvements to the waterways through Boston town centre.
The Environment Agency has identified an opportunity to create a high quality
landmark structure with artistic and visual interest, and the LWP is currently in
discussion with Arts Council England regarding the commissioning of an
architectural competition and potential investment from the Arts Council. The
Environment Agency would also like to consider the feasibility of establishing a
visitor facility at or near the barrage, as has been done at other similar barrage
locations, to maximise visitor interest and to create an additional visitor attraction.
Location
Between Black Sluice and Port of Boston lock - actual detailed location yet to be
finalised.
Status
The Environment Agency is due to commence planning work on the project in
2008, with work commencing on the construction 3 years later.
Constraints/Issues
This is a major project and will have significant development requirements,
including:
￿￿Planning permissions
￿￿Environmental impact assessment
￿￿Siltation – change/impact
￿￿Funding agreements
￿￿Impact on the operation of the port
￿￿Impact on the fishing fleet
Costs / Funding
Initial cost estimates for the project are in the region of £36m for the proposed
“super-barrage”. Investment of £25m is sought from the Environment Agency /
DEFRA to meet the basic flood protection requirement, with a further £11m
indicated from Lincolnshire County Council to enable the construction of the
“super-barrage”. Funding will be subject to the results of the Development
Study.
Partners
Environment Agency, Department for the Environment, Food and Rural Affairs,
Lincolnshire County Council, Lincolnshire Waterways Partnership and Arts Council
England East Midlands.
and accords with the LWP Signage
Strategy and complements the work
undertaken in the town centre. The
purpose of the Strategy should be to:
￿￿Welcome visitors from the waterways
to Boston and help them understand
what the area has to offer
￿￿Improve links between the waterways
and the town and encourage exploration by visitors and residents
￿￿Interpret the identity and historic character of Boston’s waterways
￿￿Make accessing the waterways as simple as possible
The strategy should not be based purely on signs, but should also be concerned
with understanding the waterways in terms of landmarks, art, views and the
historic streetscape of the town. As part of the development of the strategy,
consideration should be given to:
￿￿Branding – in relation to graphics and information
￿￿Arrival in Boston – maps and other visitor information
￿￿Pedestrian access to the waterways – signage from the town and residential
areas
The LWP has a signage strategy in place and any proposals will need to be
consistent with this. British Waterways has developed a set of standards for
signage that are currently being introduced to ensure consistency, they are also
keen to explore interpretation particularly in terms of informing and engaging
visitors about the work of British Waterways, local heritage features, wildlife and
leisure opportunities.
Location
On and around the waterways throughout the borough – Witham, Haven, South
Forty Foot Drain and Maud Foster Drain. Also, sign
s to impr
ove linkages to the
water from the town centre and residential areas
Status
Signage and interpretation is generally in a poor condition, where signage/
interpretation does exist, it is often in a range of different styles
Constraints / Issues
Partners will need to sign up to the concept of a signage and interpretation
strategy, with the strategy taking into account the existing style of each partner
to ensure the style adopted for Boston is consistent / compatible with that of
partners.
Costs
To be determined – Signage and Interpretation Strategy – in the region of £15 -
£20k.
Partners
Lincolnshire Waterways Partnership – Lincolnshire County Council, British
Waterways, Environment Agency
Historic interpretation plaque
￿￿Project:Waterways Dredging
Description
Dredging is likely to be required on both the South Forty Foot Drain and also in
the Haven if the barrage project goes ahead and water levels are raised. A
siltation study is planned as part of the barrage project, examining points of
erosion and deposition.
Within the Haven, there are a number of areas where siltation has occurred, as a
result of tidal movements. This siltation has been compounded in some areas by
the existence of abandoned and sunken boats on a number of mud flats in the
Haven, which have slowed water down and resulted in further build up of
siltation.
In the event of the construction of the barrage, the pattern of siltation is likely to
change and the Environment Agency are planning to conduct modelling studies to
identify the impact of the proposed changes and the future need for dredging.
Within the South Forty Foot Drain, the Environment Agency and LWP have
identified that dredging is required. In addition, there is likely to be a need to
remove some or all of the abandoned or sunken craft where these are likely to
create an obstruction or hazard to navigation.
Location
Throughout the Haven and on the South Forty Foot Drain
Status
Unknown
Constraints/Issues
The Environment Agency plans to commission a modelling study of how the
construction of the barrage is likely to impact on siltation in the Haven.
Costs
£££
Partners
Environment Agency, Lincolnshire Waterways Partnership and Port of Boston.
￿￿Project Name: Signage and Interpretation
Description
Currently footfall and circulation from the
waterways into the town and access from the
town / residential areas to the waterways is
poor. To improve access and linkages, there is
the need for a signage and interpretation
strategy which identifies key locations /
junctions for directional signage and
interpretation boards.
The key aim for the strategy should be to
develop a signage strategy which complements
Inconsistent signage
10.1 THEME 1
INFRASTRUCTURE PROJECTS
Page 19
10.2 THEME 2
TRANSPORT PROJECTS
￿￿Project: Freight Facilities
Description
The Port of Boston is owned by the Victoria Group – specialists in
Victorian Ports and shipping. The construction of the proposed Haven
Barrage would have significant economic benefits for the Port of
Boston in terms of the transportation of freight. As part of the
barrage project, it is proposed that new lock gates will be installed at
the entrance to the Port and the widening of the lock pit by 5m. This
will open up new markets to include standard container feeder ships
and new opportunities for the transportation of freight.
The port currently handles vessels of up to 120m in length with a
maximum beam of 13.6m. The port has a quay frontage of 650m and
a further 700m of riverside berths. In terms of storage, there are
18,000m2 of covered warehouse storage, 8,000 tonnes of grain silos
and a secure container park. The port is equipped with a wide range
of lifting equipment including overhead gantry cranes and grain
elevators, and has Ro-Ro ramps. It has its own transport fleet and
rail sidings linked to the national network.
Location
The Haven and out into The Wash and North Sea.
Status
Dependent on approval for the barrage.
Constraints/Issues
Any developments at the port are likely to be constrained by access
to the port and traffic congestion through the town.
Costs
£££
Partners
Various public and private sector partners, depending on the nature
of the project.
Railway swing bridge for transporting freight from the port
Page 20
Haven Bank—Potential location
Somerfield site
Potential Marina Location
Smith’s Wharf
Other Boat Facilities
Custom House Quay—Historic town centre location
Visitor Moorings
10.3 THEME 3
BOATING AND TOURISM PROJECTS
KEY:
Page 21
￿￿Project: Marinas and Long Term Moorings
Description
A need for additional marinas / long term mooring facilities in the Boston area has
been identified by a number of agencies and stakeholders. Marina developments
could be stand alone, or could also include enabling development, such as associated
residential development. A marina development could also provide many of the
‘Other Boating Facilities’ elements, such as dry dock, slipway, fuel, etc.
Location
Potential locations for marina developments have been identified by British
Waterways, LWP and private developers. Suggested locations include:
￿￿Former caravan park, adjacent to Grand Sluice / Boston Marina – this site has
been identified in the Local Plan for a marina development. A planning application
has been submitted for residential development of 111 homes on this site, but is
likely to be rejected as unsuitable.
￿￿Somerfield site, London Road - this site is ideally placed to benefit from the
additional marine traffic resulting from the Lock Link project.
￿￿Wormgate – the proposed redevelopment schemes in Wormgate could incorporate
private mooring facilities.
￿￿Hall Hills Farm – this site on the River Witham, north of the Witham Way Country
Park, has been proposed for a marina development, however this site has now
been developed for mobile / retirement homes.
￿￿Haven Marina – private developers have proposed a marina for sea going craft in
the area adjacent to the sewage works in the Haven.
Status
Not applicable
Constraints/Issues
There are likely to be a number of constraints or issues, which will vary from site to
site. These will include:
￿￿Financial feasibility – berths for around 350-400 crafts to be viable
￿￿Environmental impact
￿￿Archaeology
￿￿Flood risk
Costs
£££
Partners
Lincolnshire Waterways Partnership, private sector, Boston Borough Council, Boston
Area Regeneration Company
￿￿Project: Visitor Moorings
Description
Both the construction of the Boston Lock Link and the potential construction of the
Haven Barrage will increase the numbers of boats visiting Boston. If the barrage
project goes ahead, the attractiveness of mooring boats in the town centre will be
significantly enhanced. The raised water levels will present much greater opportunity
to reconnect the town with its historic quays, and to create much greater visitor
interest, through the presence of boats moored at locations through the town.
Moorings for visiting inland waterways craft are very limited at the present time
beyond Grand Sluice, due to the tidal nature of the Haven. With raised water levels
created by the barrage, it will be possible to establish moorings suitable for use by
inland craft, as well as by sea going craft. Construction of rise-and-fall moorings,
similar to those used on the Fosdyke or at Wisbech, will be attractive to inland craft
such as narrowboats and cruisers.
For sea-going craft, there are height limitations, principally the road bridge at John
Adams Way, which will limit sea-going craft which exceed this height. In terms of
existing moorings for sea-going craft, there is, at present, a significant area of river
wall at South End Quay which is used
by sea-going craft to moor – this is
managed by the Environment Agency.
Also at London Road / High Street, the
fishing fleet moorings are controlled by
the Environment Agency.
Improvements are also required to
existing visitor moorings at Grand
Sluice, e.g. upgrade to electricity supply
and pump port.
Location
A number of possible locations have been identified for discussion, and these are
listed below and are also shown numbered on the Location Plans:
￿￿West Street / Merchant’s Quay – historic site, limitations around DDA
compliance
￿￿Haven Bank
￿￿Custom House Quay – historical location
￿￿Doughty’s Quay
￿￿South End Quay – ocean going / off-shore craft
￿￿Smith’s Wharf
￿￿High Street – Environment Agency Quay
￿￿Black Sluice
￿￿Grand Sluice
￿￿Hubbert’s Bridge – due for completion December 2008
￿￿Swineshead Bridge– due for completion December 2008
Status
Not applicable
Constraints/Issues
There are likely to be a number of constraints or issues, which will vary from site to
site. These will include:
￿￿Land ownership
￿￿
Tidal regime
￿￿Condition of the riverbank / bank protection
￿￿Removal / relocation of existing uses
￿￿Siltation
￿￿Historic sensitivities
￿￿Environmental impact
￿￿Security / vandalism
￿￿Attractiveness
Costs
£££
Partners
Environment Agency, Lincolnshire Waterways Partnership, Port of Boston, Boston
Borough Council, Boston Area Regeneration Company, British Waterways
￿￿Project: Other
Boat
Facilities
Description
The attraction of increasing numbers of craft will, to some extent, be dependent
on the availability of facilities to support boat owners and operators. The type of
facilities required could include:
￿￿Slipways
￿￿Electricity supply
￿￿Refuelling
￿￿Chandlery
￿￿Water / pump out facilities
Some of these facilities are already provided at Boston Marina, but may not be
accessible to visiting craft.
Location
A number of potential locations have been identified for facilities of this nature:
￿￿Marina
￿￿South End Quay
￿￿Smiths Wharf (London Road / High Street – petrol station)
￿￿London Road Quay
￿￿Black Sluice
￿￿Grand Sluice
￿￿Langrick Bridge
Status
Not applicable
Constraints/Issues
There are likely to be a number of constraints or issues, which will vary from site
to site. These will include:
￿￿Land ownership
￿￿Tidal regime
￿￿Condition of the riverbank / bank protection
￿￿Removal / relocation of existing uses
￿￿Siltation
￿￿Historic sensitivities
￿￿Environmental impact
￿￿Security / Vandalism
￿￿Attractiveness
Costs
£££
Partners
Environment Agency, Lincolnshire Waterways Partnership, Port of Boston, Boston
Marina, Boston Borough Council, Boston Area Regeneration Company, British
Waterways
Existing visitor moorings — electricity supply
10.3 THEME 3
BOATING AND TOURISM PROJECTS
Page 22
DESCRIPTION:
The Haven, north of the town centre, offers a number of potential sites for new marina developments, including the site shown here which is an underused caravan site. This site, close to
the Grand Sluice and St Botolph’s Church, has the capacity for a 50 berth marina with associated boating facilities. A new footbridge is proposed linking the east and west banks of the
Haven. The site also allows for a small element of residential infill at the southern, narrow end of the site adjacent the railway line to act in part as enabling for the marina.
Other sites, further out of Boston town centre, are indicated on the overview page and could accommodate larger marinas, up to 250 berths.
10.3 THEME 3
BOATING AND TOURISM PROJECTS
Page 23
Key:
10.4 THEME 4
LEISURE AND RECREATION PROJECTS
Rowing, canoeing and other water based sports—the promotion of
water based activities
Trip Boat / Water Taxi - To attract visitors to the Town
Fishing Facilities - Additional fishing platforms
Foot Paths—To link residential communities
New Bridge—Proposals for a new bridge as part of the
West Street development
Cycleways—To improve the cycling experience
Access Points—To make the river more accessible
Page 24
￿￿Project: New Bridges
Description
Currently there is no bridge crossing over the Witham along the 8 mile stretch
from Grand Sluice to Langrick Bridge, preventing pedestrian / vehicular crossing
between these two points. Given the emphasis on health improvements in the
Borough, the construction of a new bridge and the creation of circular walks along
the Witham, presents a significant opportunity in terms of health and leisure
related activities. Along the Witham, a new bridge would improve access for
residents from wards with high levels of health deprivation, such as Fenside, to an
extended network of cycleways and footpaths and leisure facilities such as the
Witham Way Country Park.
During the interviews with stakeholders a number of locations for new bridges
were identified. These were:
￿￿River Haven at St Botolph's - proposals currently being developed for a new
bridge as part of the West Street mixed use development
￿￿River Witham - linking Boston Woods and Witham Country Park with
opportunities to create a circular riverside walk
￿￿South Square / Doughty’s Quay – pedestrian bridge to improve access to the
Cultural Quarter and as a safer, quieter alternative for pedestrians to Haven
Bridge, possibility of a cantilever structure off Haven Bridge
￿￿South Forty Foot Drain – as part of the Grantham to Boston cycle route
Location
There was agreement that a new bridge across the Witham linking Boston Woods
and Witham Way County Park would be the preferred option.
Status
Current bridge locations over the Haven / Witham are:
￿￿Grand Sluice
￿￿St Botolph's
￿￿Town / Market Place
￿￿Haven Bridge
￿￿Black Sluice
There are also a small number of bridge crossings over the Maud Foster and
South Forty Foot Drain.
Constraints / Issues
There is likely to be significant planning constraints and a requirement for any
proposals to take full account of the natural and built environment.
Costs
£££ - likely to be significant.
Partners
Private sector – Modus Developers, Boston Borough Council, Lincolnshire County
Council, Boston Woods Trust.
Project: Cycleways
Description
National Cycle Way 1 – Harwich to Hull route passes through Boston, with the
stretch between Boston and Lincoln known as the Water Rail Way after the
former Great Northern Railway - Boston to Lincoln line. The completion of the
Lincoln to Boston route in summer 2008 will offer significant marketing
opportunities in terms of opening events and new promotional literature.
The focus for this Plan is to build on these existing networks and improve the
cycling experience through Boston where off-road cycle paths are limited and, on
arriving in the town centre, there is little in the way of maps to indicate what the
area has to offer. The intention is to extend the off-road path through the town
centre, wherever possible following routes along the waterways. This will be
linked to improved directional signage, interpretation and public art installations,
which could be considered as part of the Signage and Interpretation Strategy.
During the consultation process, stakeholders indicated that they would like to
see the extension of the west bank path from the Grand Sluice to Fenside Road to
2.5 metres. This would enable the path to accommodate both cyclists and
pedestrians. The path could be continued from the end of the houses at Fenside
Road to the Beech Wood belonging to Boston Woods – a distance of 1.1 km. The
LWP are also interested in establishing a path along the South Forty Foot Drain
which will be investigated further through the Boston – Spalding Link work.
Location
Along the river banks to Boston Woods and roads through the town centre.
Status
Ongoing project to create a continuous cycleway between Boston and Lincoln to
be completed mid 2008.
Issues / Constraints
Land ownership issues are likely to occur and signage / interpretation needs to be
consistent with the wider Water Rail Way / Sustrans route. Responsibility for the
ongoing maintenance will need to be agreed.
Costs
£ - Opportunity for phased approach.
Partners
Lincolnshire Waterways Partnership, Sustrans, Lincolnshire County Council,
Boston Borough Council.
￿￿Project: Access Points
Description
Improved access to the river corridor from the town centre and neighbouring
residential areas. This will include new access points, together with
environmental improvements to make the routes to the river more welcoming and
interesting. Improved signage will direct shoppers and visitors from the town
centre to key riverside access points where there will be seating and picnic
benches with signage boards detailing riverside walks and information on heritage
features, wildlife and leisure opportunities.
Access to the river itself will also need to be improved, with a condition audit
undertaken of existing steps and ramps together with recommendations for
locations for new steps and ramps. This will need to be considered alongside the
sites identified for new moorings.
Location
River / river banks
Status
Access, steps and ramps to the river currently limited
Issues / Constraints
The historic nature of the flood defence walls along the Haven is likely to make
the installation of new steps and ramps at these points difficult. English Heritage
will also need to be consulted on any proposals that are likely to affect these
flood walls. Consideration will need to be given to changing river levels once the
barrage is in place and how this will affect design proposals for new steps and
ramps.
Costs
£ - Likely to be significant.
Partners
British Waterways, Environment Agency, Port of Boston, Lincolnshire County
Council, Boston Borough Council
10.4 THEME 4
LEISURE AND RECREATION PROJECTS
New Bridgeover the Witham
Page 25
￿￿Project: Footpaths
Description
The Boston to Lincoln Water Rail Way is a path for cyclists and walkers following
the former Great Northern Railway - Boston to Lincoln line. The focus for this
Plan is to build on these existing networks and improve opportunities for walking
along the Haven river corridor through Boston town centre.
The aim of this element of the Development Plan is to extend the off-road multi-
user path along the river corridor through the town centre, together with
improved signage and interpretation. The Plan also creates opportunities to
address the Choosing Health Health agenda by linking residential communities
with riverside footpaths and the possibility of circular walks of around 2-4 miles if
a new bridge were to be built along the Witham adjacent to land owned by
Boston Woods Trust. New bridges in the town centre, such as those suggested at
St Botolph's and Custom House Quay, would provide opportunities to develop
new footpaths - improving pedestrian flows over and along the urban river
corridor. Signage along the new and existing footpaths will need to be considered
as part of the brief for the Signage and Interpretation Strategy.
Location
Land adjacent to the river / river banks.
Status
Multi-user riverside path between Boston and Lincoln to be completed mid 2008,
however on arrival in Boston the footpath along the Haven river corridor is limited
with restricted access to the river.
Issues / Constraints
Land ownership issues may prevent a continuous path along river corridor, there
will also be the need to ensure that signage / interpretation is consistent with that
agreed by partners. Responsibility for the ongoing maintenance of the multi-user
path will need to be agreed.
Costs
£ - Phased approach could be adopted.
Partners
￿￿Lincolnshire Waterways Partnership, Ramblers Association, Sustrans,
Lincolnshire County Council, Boston Borough Council.
Location
Currently Grand Sluice Bridge.
Status
Maritime Leisure Cruises currently operate two boats– river and sea trips.
Issues / Constraints
The quality and historic nature of the moorings at Custom House Quay will need
to be assessed before any relocation can be considered. English Heritage will also
need to be consulted.
Partners
Public and private sector partners and Wash Estuary Project.
Costs
£ - Will depend on relocation costs.
￿￿Project: Fishing Facilities
Description
Additional wheelchair accessible fishing platforms and disabled ramps at key
locations along the river and, if necessary, improvements to current platforms and
ramps. Proposals will need to build on the work of the Lincolnshire Waterways
Partnership REEL Project, focusing on the following three themes:
￿￿Better access for anglers
￿￿Enhanced habitat for fish and wildlife
￿￿Encouraging people to ‘have a go’ at fishing
Location
Land adjacent to the river / river banks
Status
Award winning wheelchair accessible platforms at Wyberton High Bridge, limited
provision elsewhere including at Swineshead.
Issues / Constraints
Potential planning issues around land ownership.
Costs
££ - Depends on the extent of work.
Partners
British Disabled Angling Association and local fishing clubs, Lincolnshire
Waterways Partnership, Lincolnshire County Council, Boston Borough Council.
￿￿Project: Rowing, Canoeing and Other Water Based Sports
Description
A range of activities to promote and encourage people to take part in rowing and
other water based activities along Boston’s waterways together with improved
access to facilities. The unique linear quality of the Witham and it’s suitability for
rowing is recognised by the National Rowing Team who use the river for long
distance trials for the Olympic squad. Interest in canoeing is on the increase and
the LWP are keen to develop canoeing on a county wide basis, in a similar way to
the REEL project with a designated project officer. The Environment Agency may
also be willing to extend their facilities to other water based sports such as
canoeing to promote the navigable drains to canoeists.
The aim of this project will be to build on this activity and to promote water based
sports such as rowing and canoeing along the Witham. This will involve
reviewing existing facilities such as showers, toilets and lockers along the river
with the possibility of opening up these facilities to people taking part in water
based activities. All activities will need to complement Boston Borough Council’s
Sports Strategy.
Location
Rowing club located at Witham bank in Fenside.
Status
Active rowing club and canoe club and other water based sports.
Issues / Constraints
Lack of facilities for people taking part in water based activities.
Costs
£ - Not likely to be expensive.
Partners
Boston Rowing Club, Boston Canoe Club, Sports Partnerships, Lincolnshire County
Council, Boston Borough Council, LWP and the Environment Agency.
￿￿Project: Trip Boat
Description
To encourage leisure and educational cruises along the Witham and out into the
Wash Estuary combined with themed trips for different interest groups such as
bird watchers. The aim of the project will be to attract visitors into the town and
provide an educational resource for local people, including school groups.
Consideration will need to be given to the current location of the Trip Boat and
whether additional visitors could be attracted if the boat were relocated to
moorings in the town centre. If significant public realm works were to be carried
out at Custom House Quay, improving the attractiveness of the area, this historic quay would make an ideal location for the Trip Boat.
The Boston Belle
10.4 THEME 4
LEISURE AND RECREATION PROJECTS
Page 26
￿￿Project: Environmental Activities
Description
A Boston-wide project aimed at promoting understanding in the areas of
environmental interest along the river corridor. The intention will be to
provide learning opportunities and volunteering experiences for young
people and the wider community at the following riverside locations:
￿￿Boston Woods - The creation of new woodland of mixed native
deciduous trees, wildflower meadows and ponds in a roughly
crescent shaped corridor to the west of the town.
￿￿Witham Way Country Park - Activities to promote interest in The
Witham Way Country Park. The park consists of 38 acres of
parkland and is maintained by a voluntary group, the Friends of
Witham Way Country Park.
￿￿The Haven Barrage - Environmental and educational activities will be
an integral part of the proposed Barrage development. It is likely
that the Environment Agency will need to mitigate the impact of the
Barrage on the environment and protect the tidal habitats by
providing inter-tidal flats as part of the Barrage
￿￿Havenside Country Park - The promotion of Havenside County Park
as a local nature reserve, providing opportunities for local people and
visitors to learn about the environment.
￿￿Links will also be developed with the RSPB at Frampton Marsh and
the RSPB at Freiston Shore.
Location
Throughout Boston Borough
Constraints/Issues
The availability of land and funding for the Boston Woods Trust project.
Costs
£-££ - Depends on the extent of work.
Partners
Lincolnshire Waterways Partnership, Boston Woods Trust, Friends of
Witham Way Country Park, Boston Borough Council, Boston Area
Regeneration Company, Lincolnshire County Council and RSPB.
10.5 THEME 5
ENVIRONMENTAL PROJECTS
Havenside Country Park
Water vole
Page 27
Description
The demand for high quality development sites along the water’s edge means that
these locations attract a financial premium and are particularly attractive to private
sector investors. The investment and redevelopment of these vacant or derelict
sites can be an important catalyst for attracting further public and private sector
investment. This has been the case in a number of towns and cities across the
East Midlands, including Newark and Lincoln, with the potential in Boston
remaining largely untapped. One of the aims of this Plan is therefore to
demonstrate to potential investors the enormous scope and extensive
opportunities for developing vacant and derelict sites along Boston’s Waterways
The social and economic benefits to be gained from the redevelopment of these
sites are numerous and are likely to result in the following outcomes:
￿￿New jobs
￿￿Improving properties and property values
￿￿Attracting developer investment
￿￿Improving the waterways environment
￿￿Improving public realm and the overall vibrancy of the area
￿￿Improving the image of Boston Borough
￿￿Attracting national attention to Boston
￿￿Improving the quality of life for local people.
Work is already underway on development proposals for the West Street
development, a major public / private sector scheme, between the Borough
Council and Modus Development on West Street which is likely to instil investor
confidence in the town. Additionally, if the College were to relocate to the White
Horse Lane site, this would act as a catalyst for the regeneration of the South High
Street / London road area. 10.6 THEME 6 -
WATERSIDE DEVELOPMENT
An initial location and site analysis indicates that key sites / buildings for commercial and mixed use redevelopment include:
South Square or Alberts Land
Site Location
Status / Description
Considerations
Wormgate / Witham Place Various sites in the Wormgate / Witham Place
area
Historic area, need to refer to Wormgate Conservation Plan for
details of individual sites
Church Street Key site at the foot of St Botolph’s Bridge Strategically important site between river and market place
South Square / Alberts Land Key cultural quarter / historic waterside site
adjacent to Haven Bridge and the Witham
Potential for significant development, site limitations as pins to
flood walls
White Horse Lane / Haven Bridge Vacant historic warehouses Key waterside site with character warehouses, currently being
considered by College, other possible uses include creative
industries workspace
Haven Bank / Irby Street Vacant Environment Agency building Historic waterside building – use to be identified. EA would need
to retain access
West Street / Merchants Quay Modus currently undertaking character study –
to include public realm scheme
Major mixed use scheme with new pedestrian bridge proposed at
St Botolphs
Vauxhall Bridge Vacant site Former car sales building
White Horse Lane / South side Former HP Factory site Site acquired by Chestnut Homes for residential development
London Road /Smiths Wharf Currently garage / vacant house with adjacent
toilet block
Waterside fuel tanks in place for boats needing to refuel
The above sites are indicated on the location map overleaf together with their numerical key reference.
Key strategic sites from the above long list, which due to their town centre location / proximity to the waterside / size / historic character, are likely to act
as a catalyst for significant private sector investment are:
￿￿Wormgate
￿￿Church Street
￿￿South Square / Alberts Land
￿￿White Horse Lane / Haven Bridge
￿￿London Road / Smith’s Wharf
Sketch designs are available for each of the key strategic sites within this section of the Development Plan.
Public and private sector partners involved in the redevelopment of waterside sites are likely to include private sector developers,
emda,
Lincolnshire
County Council, Boston Borough Council, Boston Woods Trust and Boston College.
Page 28
WORMGATE
Located at the heart of Boston, immediately to the north of St Botolph’s
Church, Wormgate is an area with much historic character and the potential
to become an area of specialised shopping. There are a handful of gap sites
that require sensitive infilling and, crucially, an area adjacent the waterside
that if developed appropriately could bring benefits to both town and river.
CHURCH STREET A small corner site located at the foot of the Church and the end of the
footbridge across the river. Redevelopment is essential here to remove an
eyesore at the centre of town. The site offers the potential for a development
that relates both to the narrow lanes surrounding it and the river to its rear.
VAUXHALL BRIDGE Derelict car sales building and plot adjacent the Maud Foster Drain.
SOUTH SQUARE A large, vacant site at a key gateway into Boston where the inner ring road
crosses the river. This part of Boston has elements that could, with
appropriate additions, become a cultural quarter for the town and a
redevelopment of this site with an appropriate use which brings people into
the area outside of the normal working day could do much to contribute to
the areas regeneration.
10.6 THEME 6- WATERSIDE
REDEVELOPMENT PROJECTS
HAVEN BANK—IRBY STREET Characterful building at key location adjacent to the Grand Sluice with
potential for leisure / commercial redevelopment.
WEST STREET
A large potential redevelopment area on the west bank of the Haven opposite
St Botolph’s Church. Currently subject to masterplan with planning application
due to follow.
WHITE HORSE LANE
Diagonally opposite the South Square site, this site contains large warehouse
buildings evoking the towns commercial past: regeneration projects should
seek to retain them.
FORMER HP FACTORY Redundant buildings on a large riverside site: currently benefits from planning
consent for residential development.
LONDON ROAD—SMITH’S WHARF Derelict riverside buildings in a location which would suit facilities for boating.
Page 29
Wormgate is an historic part of Boston, to the north of St Botolph’s Church, which retains a fine urban grain
and a high number of characterful buildings. However, a handful of gap-sites and derelict buildings detract
from the character of the area.
There exists the potential to not only complete the street scenes through sensitive new development but also
relate the area to the Haven through development on two key sites on the river bank. These should have
active uses and frontages both to Wormgate and to the Haven, whilst respecting the green setting of the
Haven Bank in this location.
A mixed use scheme is envisaged as, although the site is part of the town centre, the predominant use at the
moment is residential with some service, specialist retail and cafe facilities. A mixed use scheme that
complements the existing facilities whilst introducing new ‘draws’ to the area and providing live-work
accommodation is seen as being the best solution to the development opportunities.
All of the Wormgate development sites have been considered together here, as it is felt that to make a
success of the riverside sites the whole area needs lifting with new developments and reasons to explore the
area.
10.6 REDEVELOPMENT SITE
WORMGATE
Page 30
A small-scale infill and public realm project in Church Street, at a key location adjacent to the Haven, the public
footbridge and St Botolph’s Church.
A two-storey building is envisaged to complete the existing street scene and corner, with active facades relating to
Church Street, the Haven, and to an improved public realm around the springing off point of the footbridge. A new
footbridge is suggested, with crisp, elegant lines and minimal detailing to maximise views north and south along the
Haven. The public realm area uses good quality, long-lasting materials arranged in a simple and straightforward
manner with street furniture appropriately designed and positioned so as to complement the space.
The building would suit a cafe / bistro type use with activity spilling out into the adjacent space - perhaps a good quality
deli both selling and serving local wares?
The potential floor area is around 220m² over two floors.
The built form respects the scale of the neighbouring buildings, and uses traditional materials including clay tile, timber
cladding, large expanses of glass and a striking lead-clad roof. The form and materials evoke the feeling of boats and
hulls.
10.6 REDEVELOPMENT SITE
CHURCH STREET CORNER
Page 31
A prime gateway location in the centre of Boston, located on the Haven and at the bridge crossing.
A major development is proposed here appropriate for the site’s location: as shown, the suggestion is for a new
hotel and health club with elements of retail opening into a new public square. Car parking is discretely located at
ground floor level behind the shops so that it does not impact onto the public realm - the use of parking at ground
floor level also overcomes concerns over the flood risk potential of the site.
The grand stairs to the hotel and health club entrance - disabled access also available, serve a dual function,
forming a terrace for seating looking into the public space which could hold small events to bring added life to the
area which has the potential to become the cultural heart of Boston.
10.6 REDEVELOPMENT SITE
SOUTH SQUARE
Page 32
A key location on the Haven where the inner ring road crosses the river, the site comprises a group of
industrial brick warehouses which are currently vacant and semi-derelict.
Boston has lost much of its industrial waterways heritage over the years for a variety of reasons and it is
seen as important that good examples of the type are preserved wherever possible.
The vision for this site seeks to retain the warehouse buildings, with new development facilitating the
conversion of the warehouses to new uses. The proposed development respects the bulk and materials of
the warehouses, follows the east / west orientation of traditional riverside developments, and creates a
striking urban form on the inner ring road corner.
As shown, the site could accommodate significant commercial or educational uses. Alternatively, a scheme
of conversion and new build for residential use could be appropriate.
10.6 REDEVELOPMENT SITE
WHITE HORSE LANE
Page 33
A triangular site beyond the southern end of High Street as it becomes London Road, and traditionally
known as Smith’s Wharf. The site currently has a petrol filling station on it and a handful of redundant
buildings.
The location is near to the present mooring locations for the fishing fleet and is seen as being a key site to
provide ancillary services to river-going traffic.
As shown, the concept serves a number of different functions: firstly, it provides spaces for uses that
complement river-going traffic including refreshments, servicing, toilets, refuelling, ancillary retail etc;
secondly it provides a statement building on a prominent gateway site when entering Boston from the
Wash; thirdly it uses built form to visually continue and terminate the new housing on the banks of the
river; and fourthly, it incorporates a small element of residential accommodation at upper floors both to
assist in the financing of the development and to provide additional surveillance to the service facilities.
10.6 REDEVELOPMENT SITE
LONDON ROAD/ SMITH’S WHARF
Page 34
10.7 THEME 7– PUBLIC REALM
IMPROVEMENT PROJECTS
DOUGHTY’S QUAY On the west bank of the Haven and directly opposite South Square, this site
would benefit from environmental improvements to bring focus to this area
and form a destination at the southern end of the High Street retail / leisure
area.
CUSTOM HOUSE QUAY
This former quay, to the immediate south of the market place, suffers again
from use for car parking and through a clutter of street furniture and flood
walls. With the proposed flood barrage construction there is the potential to
improve this space and its relationship with the river.
IRBY STREET A redundant building on the banks of the Haven with the potential for
restoration and conversion to a use that can make a positive contribution to
the river bank in this location.
￿￿Project: Waterside Public Realm Improvements
Description
The importance of high quality public space in our towns and cities has
been acknowledged by
emda
and others as being vital to attracting visi-
tors and residents to use public areas. High quality public realm adja-
cent to waterways can form an important facility. Public realm spaces
could incorporate some or all of the following:
￿￿Access and Viewing points
￿￿Waterside paths / walkways
￿￿Seating
￿￿Public art
￿￿Lighting
￿￿Performance space
￿￿Interpretation / signage
￿￿Soft landscaping
Use of robust, quality materials for surfacing, seating, lighting will all be
important in ensuring that these public areas are long lasting, vandal-
resistant and require minimal maintenance.
Location
A number of possible locations where public spaces could be created or
improved have been identified. These locations are listed below:
￿￿Irby Street / Haven Bank
￿￿Custom House Quay
￿￿Doughty’s Quay
Sketch designs are available for each of these schemes on the following
pages.
Constraints/Issues
There are likely to be a number of constraints or issues, which will vary
from site to site. These will include:
￿￿Condition of the riverbank / bank protection
￿￿Removal / relocation of existing uses
￿￿Historic sensitivities
￿￿Environmental impact / archaeology
￿￿Security / vandalism
￿￿Planning permission
Costs
£££ - dependent on scheme
Partners
EA, LWP,
emda
, Boston Borough Council and BARC
Page 35
The Grand Sluice location is a key point on the Haven. The existing Environment Agency
building has the potential for renovation and new uses which can contribute to the
activities in this area as well as opening up the Haven Bank for new recreational uses.
Possible uses may include a bistro café with outdoor alfresco dining area.
10.7 PUBLIC REALM PROJECTS
IRBY STREET/ HAVEN BANK
Page 36
There is an opportunity to improve a the public realm of a number of waterside sites.
Custom House Quay is a historic location at the centre of the town which, currently, is used for car parking and
the layout of the space and flood defence walls prevent easy access to the Haven.
It is proposed to relocate the walls away from the riverside and open the space up
to the Haven, with new quality surfacing materials to emphasise the shape of the space and the historic east / west
alignment of town centre lanes towards the river.
As befits a historic quay it is proposed to revive its original function and return jetties and boats to the centre of
the town.
In addition, to complement a new lively space, it is proposed to construct a discrete pavilion at the northern end
of the space to accommodate uses such as visitor facilities or a cafe.
10.7 PUBLIC REALM PROJECTS
CUSTOM HOUSE QUAY
Page 37
With the construction of the flood defence barrage comes the opportunity to improve the public realm of a number of
waterside sites.
Doughty’s Quay is a historic location at the centre of the town which is currently used for car parking and does not make
a positive contribution to the public realm areas of Boston.
It is proposed to rebuild the flood wall closer to High Street, further away from the river, and open the space up to the
Haven, with new quality surfacing materials to emphasise the shape of the space and the historic east / west alignment
of town centre lanes towards the river.
As befits a historic quay it is proposed to revive its original function and return jetties and boats to the centre of the
town.
The southern extent of the Quay will be heavily landscaped to form a buffer zone between the space and the busy inner
ring road alongside it.
10.7 PUBLIC REALM PROJECTS
DOUGHTY’S QUAY
Page 38
Project Name: Waterside Events and Festivals
Description
A programme of events and festivals on and around the waterways aimed at
encouraging the enjoyment and understanding of the waterways. Activities
could include boat trips, boat races, waterside street theatre, music events,
family activities, talks and educational events. Events should build on the
existing programme which includes Party in the Park in June, Wash Week in
August and the events organised by Lincolnshire Waterways Partnership.
It will also be important to organise and promote specific events around the
Lock Link and opening of the Barrage to stimulate interest and maintain a high
profile for the waterways.
Location
On and around the waterways at key locations around the borough.10.8 THEME 8 - ACTIVITIES
Status
Current event programme includes Party in the Park with an attendance of
around 50,000 and Wash Week in August.
Partners
Lincolnshire Waterways Partnership – Lincolnshire County Council, British
Waterways, Environment Agency, Boston Borough Council, Inland Waterways
Association, Wash Estuary Project, community / voluntary groups and National
Waterways Trust.
Issues / Constraints
Activities will need to be scheduled in line with other waterways events in the
region to avoid a clash of dates.
Cost
£ upwards
Project Name: Marketing and Promotion
Description
To promote and develop the Waterways Development Plan and related
activities to public and private sector partners and the residents of Boston
Borough. The Plan could be promoted as part of the BARC Marketing and
Communications Strategy, of which the following aims are particularly
relevant:
￿￿To improve residents’ perceptions of Boston, encouraging them to take
pride in the town and to act as advocates for it.
￿￿To improve perceptions of Boston amongst key public and private sector
decision-makers, encouraging inward investment.
￿￿To improve perceptions of Boston amongst visitors to Lincolnshire and the
Fens, ensuring it is effectively marketed as part of the region’s tourism
offer.
Indicative funds have been allocated to delivering the Marketing Strategy.
Location
Boston Borough, county and region.
Status
Marketing and Communications Strategy in place for BARC.
Issues / Constraints
Marketing activities will need to be consistent with those of partners.
Cost
£ upwards.
Partners
Lincolnshire Waterways Partnership, Boston Borough Council, Inland
Waterways Association, Wash Estuary Project and community / voluntary
groups.
Speciality brands
Major investment in the Haven Gallery
Historic event setting
Party in the Park
Page 39
11.0 OUTLINE COSTS AND FUNDING Indicative Costs
Budget costs have been estimated for both the Waterside Redevelopment Sites and the Public Realm Projects. The costs are based on schematic drawings for
each of the individual schemes.
Theme 6 - Waterside Development Projects
Redevelopment Sites
Area/ m2
Use
Budget Estimate
Church Street 210 Retail or leisure 315,000
London Road/Smith's Wharf:
single storey 250 Ancillary services for river traffic 475,000
three storey 1035 Services and residential 1,345,500
South Square 5625 Mixed use of hotel, car park and health club 7,727,500
White Horse Lane 6100 Commercial and education 9,900,000
Wormgate:
site 1 900 Mixed use of office, leisure, retail and residential 1,440,000
site 2 1350 Mixed use of office, leisure, retail and residential 2,160,000
site 3 300 Retail and residential 285,000
site 4 2400
Mixed use of office, leisure, retail and residential and parking
at ground floor
3,202,500

Total Estimated Cost (£)
26,850,500
Theme 7 - Public Realm Improvement Projects
Public Realm Projects
Area/ m2
Use
Budget Estimate
Haven Bank / Irby Street 2295 High quality public realm 688,500
Doughty's Quay 1362 Reinstate historic quay 408,600
Custom House Quay 1336 High quality public realm 450,800

Total Estimated Cost (£)
1,547,900
The above estimates are based on schematic drawings and exclude the following costs - demolition, infrastructure, land purchase, devel-
opment cost, VAT, fees and inflation
Page 40
Defra /
EA
BW
Arts
Council
HLF
Sports
Lottery
A4A
Single
Programme
emda
Single
Programme
LE
ERDF
LCC
BBC
LTCS
Sustrans
Waterways
Trust /
other
Trusts
Private
Sector
Haven Barrage
￿￿

￿￿

Dredging
￿

￿
Signage and
interpretation

￿￿￿￿
Marina / long term
moorings
￿

￿￿

￿
Visitor moorings /
upgrades to moorings
￿

￿￿￿￿

￿
Other boat facilities

￿

￿
Port expansion
￿

￿

￿
New bridges

￿￿

Access points
￿￿

￿￿

￿
Cycleways / footpaths

￿￿￿
Fishing facilities
￿

￿

￿￿

Water based sports

￿￿￿

Trip boat / Water Taxi

￿
Environmental
activities
￿

￿￿￿￿￿￿￿
Priority development
sites
￿￿￿￿

￿
Public realm

￿

￿￿￿￿

￿
Activities
￿￿

￿￿￿￿￿￿￿
The table below is a matrix that indicates where each of the Development Plan projects is potentially eligible for support from the different agencies currently
awarding funding. Eligibility will be determined at a later stage in the projects’ development based on specific project activity and definition.
11.0 OUTLINE COSTS AND FUNDING
Potential Funding Sources
Key: Defra - Department for Environment, Food and Rural Affairs
EA - Environment Agency
BW - British Waterways
HLF - Heritage Lottery Fund
A4A - Awards for All
ERDF - European Regional Development Fund
LCC - Lincolnshire County Council
BBC - Boston Borough Council
LTCS - Landfill Tax Credit Scheme
Page 41
12.0 NEXT STEPS
Project
Lead
Organisation
Timescale
Key Actions
BARC Input Required
Haven Barrage Environment
Agency
2008-2013
￿￿
Undertake feasibility and planning – 2008-11
￿￿
Architectural competition - ongoing
￿￿
Undertake construction – 2011-13
BARC to support and
lobby for project
Dredging Port of Boston /
Environment
Agency
2009
onwards
￿￿
EA to undertake siltation modelling study
￿￿
Clear sunken obstructions
￿￿
Dredging to be carried out in accordance with
recommendations of the siltation study
BARC to support and
lobby for project
Signage and
Interpretation
Lincolnshire
County Council
as lead for LWP
2008
onwards
￿￿
Undertake signage strategy – mid 2008
￿￿
Secure funding – ongoing
￿￿
Implement strategy - 2009
BARC to support LCC as
required
Theme 1 – Infrastructure
Project
Lead Organi-
sation
Timescale
Key Actions
BARC Input Required
Port expansion Port of Boston 2009-2013
￿￿
Identify suitable lock gate design 2009-11
￿￿
Widen lock chamber - 2011-13
￿￿
Install new flood defences
BARC to encourage Port
expansion and support
Port of Boston as re-
quired
Theme 3 - Boating / Tourism
Project
Lead
Organisation
Timescale
Key Actions
BARC Input Required
Marina / long
term moorings
Private sector 2008
￿￿
Secure agreement with landowners to
undertake feasibility works
￿￿
Undertake feasibility study
￿￿
Secure funding
￿￿
Undertake design and obtain planning
consent
￿￿
Construct marina
BARC to assist in
undertaking feasibility,
securing funding and
bringing forward project
Visitor moorings LWP/ BBC / EA /
BW / Private
sector
2008
onwards
￿￿
Prioritise locations
￿￿
Agree implementation programme
￿￿
Develop projects
￿￿
Secure funding
￿￿
Implement phased programme of visitor
moorings
BARC to lead in
prioritising locations and
agreeing implementation
programme
Other boat
facilities
LWP/ BBC / EA /
BW / Private
sector
2008
onwards
￿￿
Prioritise locations
￿￿
Agree implementation programme
￿￿
Develop projects
￿￿
Secure funding
￿￿
Implement phased programme of visitor
moorings
BARC to lead in
prioritising locations and
agreeing implementation
programme
Theme 2 – Transport
Project
Lead Organi-
sation
Timescale
Key Actions
BARC Input Required
New bridges LCC 2010-13
￿￿
Agree location
￿￿
Secure funding
￿￿
Commission designs and obtain planning
consent
￿￿
Commence construction
BARC to lead in prioritis-
ing location and agreeing
construction programme
Access points BBC / EA /
LWP / BW / oth-
ers
2008-13
￿￿
Identify links with other projects
￿￿
Build into other schemes, where appropriate
￿￿
Agree programme
￿￿
Carry out improvement works linked to other
projects
BARC to support and
assist as required
Cycleways /
footpaths
LCC / BBC /
Sustrans
2008 on-
wards
￿￿
Confirm schemes
￿￿
Secure funding
￿￿
Commission designs and obtain planning
consent
￿￿
Commence construction
BARC to support LCC as
required
Fishing facilities LWP / BBC 2008 on-
wards
￿￿
Identify additional locations
￿￿
Secure funding and consents
￿￿
Commission designs
￿￿
Install fishing platforms
BARC to support LWP as
required
Water based
sports
LWP / BBC 2008 on-
wards
￿￿
Review existing activity
￿￿
Identify gaps / facility requirements
￿￿
Develop county wide strategy
￿￿
Prioritise schemes
￿￿
Secure funding
￿￿
Implement strategy
BARC to support LWP as
required
Trip boat / Wa-
ter taxi
Private sector -
Maritime Leisure
2008
￿￿
Continue to promote and market trip boat as
tourism asset – onwards
￿￿
Test feasibility of relocating trip boat at town
centre mooring – 2013
BARC to support as re-
quired
Theme 4 – Leisure and Recreation
The purpose of this section is to outline the work that needs to be undertaken during the period 2008-2013, in or-
der to realise the vision of the Waterways Development Plan and to take forward the projects below:
Page 42
Theme 7 – Public Realm
12.0 NEXT STEPS
Theme 5 – Environment
Theme 6 – Waterside Development
Project
Lead
Organisation
Timescale
Key Actions
BARC Input
Required
Priority
development
sites
BARC / private
sector
2008
onwards
￿￿
Prepare planning / development briefs for
each site in conjunction with BBC
￿￿
Identify potential developers
￿￿
Ascertain development interest in Boston
￿￿
List projects on BARC website
￿￿
Development marketing materials
￿￿
Secure development partners
￿￿
Broker development deals
￿￿
Consider Compulsory Purchase, if necessary
￿￿
Secure planning permission
￿￿
Commence construction
BARC to lead in
identifying developers
and brokering
relationships / deals
Project
Lead
Organisation
Timescale
Key Actions
BARC Input
Required
Environmental
activities
EA / BBC / Wash
Estuary Project /
Boston Woods
Ongoing
￿￿
Review existing environmental activities
￿￿
Brand and promote activities as part of a
waterways programme
￿￿
Work with partners to extend programme
Project
Lead
Organisation
Timescale
Key Actions
BARC Input
Required
Haven Bank / Irby
Street
EA 2008
￿￿
Promote availability of building as a
development scheme
￿￿
Secure development partner
￿￿
Secure funding and planning consent
￿￿
Implement building refurbishment and
exterior public realm enhancement
BARC to lead in
identifying
developers and
brokering
relationships / deals
Custom House
Quay
BBC / EA 2009-10
￿￿
Survey river walls and identify remedial works
required
￿￿
Secure BBC / Port of Boston agreement to
proceed
￿￿
Commission detailed design
￿￿
Secure planning and conservation area
consent
￿￿
Secure funding /
￿￿
Undertake river walls remedial works and
public realm enhancements
BARC to support
BBC / EA as required
Doughty’s Quay BBC 2008-09
￿￿
Survey river walls and identify remedial works
required
￿￿
Secure BBC / Port of Boston agreement to
proceed
￿￿
Commission detailed design
￿￿
Secure planning and conservation area
consent
￿￿
Secure funding /
￿￿
Undertake river walls remedial works and
public realm enhancements
BARC to support BBC
as required
Project
Lead
Organisation
Timescale
Key Actions
BARC Input
Required
Events and
festivals
BBC2008 onwards
Marketing and
promotions
BBC / BARC 2008 onwards
Theme 8 – Activities