23 Albert Street (adjacent 11 Moorgreen Road), Cowes, PO31 7ND

Main issues, as the Inspector framed them

• the effect of the proposal on the living conditions of existing occupiers of the neighbouring property of 13 Moorgreen Road (No.13), with particular regard to daylight and outlook
• whether the future occupiers of the proposal would be likely to experience acceptable living conditions in respect to outdoor space and privacy
• 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 proposal would have a significant adverse effect on the integrity of the Solent relating to recreational disturbance, which is an area of particular importance under the Framework, and this represents a strong reason to refuse the proposal under paragraph 11dii.

The modest housing and economic benefits and street scene improvement were outweighed by substantial harm to neighbouring living conditions, moderate harm to future occupiers' living conditions, the absence of affordable housing mitigation, and significant harm to the Solent's integrity, with paragraph 11dii engaged requiring refusal.