Bugle Inn, 56 High Street, Brading, Sandown, PO36 0DQ

Main issues, as the Inspector framed them

• the effects of the proposal on the character and appearance of the area and whether it would preserve or enhance the character or appearance of the Brading Conservation Area (BCA)
• whether the housing mix would adequately address local housing need
• the effects of the appeal scheme on any archaeological features
• the effects of the appeal scheme on trees
• whether the appeal scheme would adequately address flood risks and provide adequate drainage infrastructure
• the effects on the adjacent Public Right of Way (PROW)
• the effects on the Solent Special Protection Area (SPA)
• whether the appeal scheme would contribute towards the provision of affordable housing
• whether the scheme would provide adequate Biodiversity Net Gain (BNG)

What decided it

The lack of clear and robust evidence that the development would not result in an increased risk of flooding elsewhere, combined with the failure to pass the exception test under the Framework's flood risk policies, provided a strong reason for refusal that engaged specific Framework protections and displaced the presumption in favour of sustainable development.

The benefits of delivering nine dwellings in a sustainable location with affordable housing contribution and biodiversity net gain were outweighed by the cumulative harms: less than substantial harm to the conservation area, failure to address housing need through appropriate mix, unresolved archaeological concerns, harm to a protected tree, and critically, unresolved flood risk and drainage concerns that failed the exception test.