Planning Permission in Boston
Non-Metropolitan District in East Midlands · Last updated April 2026
Boston Borough Council serves the historic market town of Boston and surrounding rural parishes in south-east Lincolnshire. Famous for St Botolph's Church — known locally as 'The Stump' and one of the largest parish churches in England — the borough has a rich medieval heritage reflected in its 11 conservation areas. As part of the South & East Lincolnshire Councils Partnership, Boston shares certain services whilst maintaining its own planning authority responsibilities.
The borough's low-lying Fenland landscape and proximity to The Wash mean that flood risk is a significant consideration for most development proposals. The South East Lincolnshire Local Plan provides the framework for planning decisions, setting out housing requirements and identifying development sites across the district. Boston's housing delivery test score of 144% demonstrates the council's strong record in meeting housing targets.
With 506 listed buildings including 20 at Grade I, Boston has a substantial built heritage to protect alongside its growth ambitions. The town centre conservation area encompasses the medieval street pattern and historic waterfront along the River Witham, making heritage impact assessment an important component of many planning applications in the borough.
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What can I build in Boston?
| Project type | Likely permitted development | May need planning permission | Likely needs planning permission |
|---|---|---|---|
| Rear extension (single storey) | Most of Boston outside protected zones | Properties near boundaries | Conservation areas (11), listed buildings |
| Rear extension (two storey) | Most of Boston outside protected zones, if within 3m limit | Check distance to boundary ≥7m | Conservation areas (11), listed buildings |
| Side extension | Detached houses outside protected zones | Semi-detached properties (half-width rule) | Conservation areas (11), listed buildings |
| Loft conversion (dormer) | Houses outside conservation areas | Properties on prominent corners | Conservation areas (e.g. Wrangle, Boston, Boston, Spilsby Road), listed buildings, flats |
| Loft conversion (Velux/rooflight) | Most of Boston | Front-facing rooflights in conservation areas | Listed buildings |
| Outbuilding / garden office | Most of Boston outside protected zones, if within size/height limits | Large outbuildings covering >50% of garden | Conservation areas (side or front), listed buildings |
| Porch | Most properties if within 3m² and 3m height | Properties near highway boundary | Conservation areas with restrictions, listed buildings |
| Solar panels | Most properties (roof-mounted) | Panels protruding beyond roofline | Listed buildings, conservation areas (if visible from road) |
| Driveway / hard standing | If using permeable surfacing | Non-permeable surfacing over 5m² | Conservation areas with specific restrictions |
| Garage conversion | Most of Boston (internal works) | If changing external appearance significantly | Listed buildings |
This is general guidance based on Boston's planning constraints. Your specific property may differ — use our free PD checker to get a result tailored to your address.
Permitted development in Boston
Permitted development rights in Boston follow national regulations, though properties within the borough's 11 conservation areas face additional restrictions on demolition, cladding, and certain alterations visible from the highway. The flat Fenland terrain means that extensions and outbuildings can be particularly visible, and the council pays close attention to the impact of development on the open character of the landscape. Flood risk zones covering significant parts of the borough may require additional considerations even for permitted development. Householder applications have a 94.1% approval rate with 94.1% determined within the eight-week target.
What Boston expects from your project
Boston's architectural character is dominated by the distinctive Fenland building traditions, including the use of local red brick, pantile roofs, and marshland building techniques adapted to the flat landscape. New development should respond to the prevailing character of the area, with particular attention to scale, massing, and materials. The South East Lincolnshire Local Plan includes design policies that encourage high-quality development that respects the local vernacular. The proximity of many properties to the River Witham and other waterways means that flood-resilient design and sustainable drainage systems (SuDS) are important considerations for new development proposals.
Local Plan: Boston Local Plan 2011–2036
Boston Borough adopted its Local Plan in November 2019. The low-lying Lincolnshire district is centred on Boston town and has one of England's most significant flood risk profiles. The plan supports carefully managed growth at Boston, with extensive policies for flood risk management and the internationally important Inner Wash SSSI and Ramsar site.
Emerging / replacement plan
Boston is working with East Lindsey District Council on a joint new Local Plan. Regulation 18 consultation is anticipated in 2025.
91.9% approval rate
Boston approves 91.9% of planning applications, above the national average of 86.9%. Well-designed residential applications in this area tend to have a good chance of success.
Conservation areas in Boston
11 designated conservation areas
Boston's 11 conservation areas protect the historic character of the town centre and surrounding villages. The Town Centre conservation area is the largest, covering the medieval core including St Botolph's Church, the Market Place, and the historic waterfront area along the River Witham. Within these areas, permitted development rights are restricted — particularly for demolition of boundary walls, alterations to front elevations, and changes to roofing materials. Properties in conservation areas should use traditional materials and designs sympathetic to the local character. The council's heritage team should be consulted before undertaking works that could affect the character or appearance of any conservation area.
Article 4 directions in Boston
2 Article 4 direction areas
Listed buildings in Boston
There are 506 listed buildings in Boston. If your property is listed, permitted development rights are significantly restricted. Most external and many internal alterations will require listed building consent, which is separate from planning permission. Always check with Boston's conservation team before starting any work on a listed property.
Planning application statistics
Year ending September 2025 | Source: MHCLG planning application statistics
Boston received 330 planning applications and decided 333 in the year ending September 2025. The approval rate of 91.9% is above the national average of 86.9%. Major applications are expected to be decided within 13 weeks, while householder and other non-major applications have an 8-week target. The “in time” figures include decisions made within agreed extensions of time.
Boston processes around 330 planning applications annually, with a strong approval rate of 91.9%. The council determines 94.1% of householder applications within the statutory eight-week period, and 87.9% of minor applications on time. With a delegation rate of 96.1%, the vast majority of decisions are made by planning officers under delegated powers. The housing delivery test score of 144% confirms that Boston is meeting its housing targets, meaning the standard method for calculating housing need applies without the buffer that underperforming authorities face. Major applications are determined on time in 80.5% of cases.
If your project complies with permitted development rules, you don't need to worry about approval rates — a Lawful Development Certificate is a factual assessment, not a judgment call.
Recent planning applications in Boston
Browse what's been approved near you
Seeing what similar projects have been approved near your property can help you understand what Boston expects in terms of scale, materials, and design. It's also useful for gauging how quickly the council processes applications.
Search planning applications on Boston's portal →Data from MHCLG planning application register. Search for householder applications (H01/H02) to see extensions and loft conversions in your area.
Housing delivery in Boston
Housing Delivery Test 2023 measurement | Source: MHCLG
Boston delivered 972 homes against a requirement of 674 over the three-year measurement period, giving a Housing Delivery Test score of 144%. This is above the 95% threshold, which means there are no government-imposed consequences for housing under-delivery. Planning applications in Boston are assessed on their own merits under standard planning policies.
Lawful Development Certificates in Boston
A Lawful Development Certificate (LDC) is formal confirmation from Boston that your project is lawful under permitted development rules. It is not legally required before you build, but it is the only official document that proves your project did not need planning permission. Most solicitors will ask for one when you come to sell, remortgage, or insure your property.
Boston decided 101 householder applications in the year ending september 2025. Their 8-week performance of 94.1% is above the national average of 93%, which suggests LDC applications are likely to be processed on time. LDC applications follow the same 8-week statutory determination period as householder planning applications.
How to apply for an LDC in Boston
You can apply for a Lawful Development Certificate through the Planning Portal or directly through Boston's website. You will need to submit:
- A completed application form (available on the Planning Portal)
- A site location plan at 1:1250 or 1:2500 scale
- Existing and proposed floor plans and elevations
- A written description of the proposed works and how they comply with the GPDO 2015
- The application fee of £258
Boston must issue a decision within 8 weeks. If the application is approved, the certificate is a permanent legal record that the development is lawful. If refused, you can appeal to the Planning Inspectorate or amend your project and reapply.
Need help preparing your LDC application?
Our Permitted Development Certificate Report gives you a full PD eligibility assessment, property constraints check, and application checklist tailored to your address and project — so you can apply with confidence.
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Approval rates, decision patterns, Article 4 directions, fees & timelines, and council-specific tips for Boston.
Pre-application advice in Boston
Boston offers a pre-application advice service. The fee for householder pre-app advice is Varies. You can typically expect a response within 28 days.
Pre-app advice is worth paying for if your project is borderline, your property is in a conservation area, or your home is a listed building.
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Check your PD rights now →Pre-application advice is available from Boston Borough Council. Fees vary depending on the scale and type of development. Contact the planning team for the current fee schedule.
Planning fees and timelines in Boston
| Application type | Fee | Typical timeline |
|---|---|---|
| Householder Application | £528 | Single dwelling alterations/extensions (from April 2025) |
| Full Planning (per 0.1ha) | From £610 | New dwellings and other development |
| Lawful Development Certificate (Proposed) | £264 | Confirm proposed works are permitted |
| Lawful Development Certificate (Existing) | £298 | Confirm existing works are lawful |
| Listed Building Consent | £0 | No fee for listed building consent applications |
| Prior Approval | £120 | Larger home extensions and certain change of use |
| Discharge of Conditions | £145 | Per request to discharge planning conditions |
| Non-Material Amendment | £44 | Minor changes to approved plans |
Fees are set nationally and correct as of April 2026. Pre-application fees are set by Boston and may change. Building regulations fees are separate — see the building control section below.
Building regulations in Boston
Building regulations approval is separate from planning permission. Most extensions, loft conversions, and structural alterations need building regs approval even if they don't need planning permission.
Building control in Boston is provided by South & East Lincolnshire Building Control. Shared building control service through the South & East Lincolnshire Councils Partnership with South Holland and East Lindsey. You can also use a private approved inspector instead of the council's service.
Building control contact
Boston planning department
Your building project checklist for Boston
- Check if your property is in a conservation area — Boston has 11 conservation areas. Use our free checker or see the list above.
- Check for Article 4 directions at your address — Boston has 2 Article 4 areas. Check your address.
- Check if your property is listed — search the Historic England list.
- Use our free PD checker to see if your project qualifies as permitted development — Check now.
- Consider a Lawful Development Certificate if PD applies — it protects you when selling. Learn more about LDCs or get your PD Certificate Report.
- Consider pre-application advice if planning permission is needed — see the pre-application section above.
- Check building regulations — most extensions and loft conversions need building regs approval even if they don't need planning permission.
- Check Party Wall Act obligations if building near a boundary — read our Party Wall guide or use our free Party Wall tool.
- Notify your home insurer about planned building work.
- Get at least 3 quotes from builders and check their credentials.
Nearby planning authorities
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