The Planning Committee of Boston Borough Council was scheduled to consider two planning applications. One application proposed a change of use for a residential garage to a vehicle repair workshop, while the other sought permission for a single-storey front extension to a dwelling.

Change of Use to Vehicle Repair Workshop at 117 Woodville Road, Boston

The committee was scheduled to discuss an application for a change of use at 117 Woodville Road, Boston, Lincolnshire, PE21 8BT. The proposal involved converting an existing garage and adjoining lean-to from residential use to a commercial vehicle service and repair workshop. The applicant, Dr Charlotte Lenton, had stated that the business would be small-scale, with no more than two vehicles present at any time, and proposed working hours of 08:00-18:00 Monday to Friday and 09:00-15:00 on Saturdays.

The report pack indicated that Boston Borough Council's Environmental Health department had objected to the proposal, citing a significant risk to the amenity of neighbours due to potential noise and odour. They stated that such activities should ideally be carried out in commercial areas and that monitoring and enforcement of conditions would be difficult. Despite the applicant providing additional information and three letters of support from neighbours, Environmental Health maintained their objection. Lincolnshire County Council, as the local highway and lead local flood authority, initially requested further information regarding vehicle management but ultimately raised no objection.

The report pack outlined that the key planning issues for this application were the principle of development, design and impact on the character and appearance of the area, impact on residential amenity, flood risk and drainage, and highway safety and parking. The report suggested that the proposed development would conflict with Policies 1 and 7 of the South East Lincolnshire Local Plan (SELLP) due to its location within a residential area and the potential for adverse impacts on neighbouring land uses. It was also noted that while the visual impact might be minimal, the change in character due to noise and emissions would erode the local residential feel, conflicting with Policy 2 of the SELLP. The report highlighted that the close proximity of neighbouring dwellings and the nature of the proposed operations were considered to cause unacceptable harm to residential amenities, with Environmental Health deeming restrictive conditions difficult to enforce. The report concluded that the limited benefits to the applicant did not outweigh the wider public harm.

Proposed Single Storey Front Extension at South View, Main Road, Brothertoft

The committee was also scheduled to consider an application for a proposed single-storey front extension at South View, Main Road, Brothertoft, Boston, PE20 3SJ. The proposal, from Mr Stuart Evans, aimed to create one additional bedroom and enlarge an existing bedroom.

The report pack indicated that the application was being brought to the committee because the applicant is Councillor Stuart Evans, the ward member for the area. No third-party representations were received, and the Black Sluice Internal Drainage Board and Holland Fen with Brothertoft Parish Council did not respond to consultations. Lincolnshire County Council raised no objections.

The key planning issues identified were the design and impact on the character and appearance of the area, impact on residential amenity, flood risk, and Biodiversity Net Gain (BNG). Initial concerns were raised by the officer regarding the scale and design of the proposed front extension, particularly its gable end and the loss of existing bay windows, which were considered to have a potentially adverse impact on the dwelling's character. Amendments were requested, and a final revised design was put forward. The report suggested that while the extension was substantial and lost some distinctive features, it was not considered to cause such adverse harm as to warrant refusal, especially with the use of matching materials and the inclusion of a new window on the northern elevation.

Regarding residential amenity, the report noted the property's location adjacent to a neighbour, 'Ashby', with significant existing screening from trees and vegetation. The distance between the proposed extension and the neighbouring dwelling was considered sufficient to alleviate concerns about overlooking, overshadowing, noise, or disturbance. The application site is located within Flood Zone 3, but the submitted Flood Risk Assessment indicated that the proposed extension would maintain existing drainage arrangements and incorporate flood resilience measures, meeting the requirements of Policy 4 of the SELLP. The proposal was also considered exempt from the statutory requirement for Biodiversity Net Gain, as per the regulations for householder applications. The report concluded that the proposal met the requirements of the relevant policies within the South East Lincolnshire Local Plan 2019 and recommended approval with conditions.