Land adjacent 3 Brickfield Cottages, East Cowes Road, East Cowes, PO32 6NH

Main issues, as the Inspector framed them

• the effect of the proposal on the character and appearance of the area, including whether the setting of the Grade II listed building known as Brickfield Cottages would be preserved
• the effect of the proposal on biodiversity
• whether the proposal would make adequate provision for affordable housing
• whether the proposal would be likely to have a significant effect on the integrity of the Solent relating to recreational disturbance and nitrates

What decided it

The less than substantial harm to the setting of the Grade II listed Brickfield Cottages, which attracts great weight and is not outweighed by the minor public benefits of the proposal, combined with the conflict with biodiversity net gain requirements.

The minor social, economic and environmental public benefits of providing an additional dwelling and affordable housing contributions were outweighed by the considerable importance and great weight to be given to the preservation of the listed building's setting, and the modest harm to biodiversity from failure to secure the self-build exemption.