PERMISSION GRANTED TO CONVERT HISTORIC BRADING PUB BACK INTO 2 HOUSES

The former Kynges Well pub in Brading can now be turned into houses, but developers will be keeping a close eye out for buried treasure. Studies have shown that there is a high potential for Saxon, Medieval, 17th and 18th Century archaeological deposits and medium potential for Bronze Age and Roman finds beneath the High Street property. While permission has been granted by the Isle of Wight Council to convert the Grade II listed pub into 2 houses, the authority has told its owner, Mr D. Hopkinson, any groundwork undertaken must be watched to ensure archaeological remains are identified, investigated and recorded. The property, which dates back to at least 1814, was originally 2 semi-detached homes before becoming an Inn. The pub was known for a long time as the Red Lion Inn before transforming into the Smart Fox. It was in 2009 that the establishment became The Dark Horse, which closed in February 2014. By June 2015 it had become the Kynges Well under the helm of Tom and Matthew Axford. However, just weeks before the COVID pandemic hit, it was announced that the Kynges Well would be closing. It has remained boarded up ever since. The building was Grade II listed in 1992. It is said to be a blot on the landscape by those behind the housing plans, and there was ‘no prospect’ of it returning to its previous use. The Isle of Wight Council granted planning permission for the development last week, subject to 11 conditions, despite objections to the plans calling for it to be opened up to the benefit of the town and saying it was an integral part of the town’s character. Other comments submitted to the planning authority, however, said bringing the building back into use would enhance the street scene and another pub on the High Street would not be commercially viable among the other existing businesses. The pub was marketed for several months with Gully Howard, the council has said, but no serious offers were made and significant investment is required to upgrade the business which is likely to deter buyers. In its decision report, the council said the proposed conversion of the building is considered an acceptable viable use and would support the delivery of new homes to meet local housing needs. The division of the listed building into the 2 houses is only likely to impact the historic timber, plasterwork and stone fabric – which is classed as less than substantial harm. Original features, like the historic beams, fireplaces and a well in one of the front rooms, will be preserved. Rear outbuildings, built in the 1980s and ‘not of historic merit’ will be demolished to make way for private gardens, a single-storey extension and parking spaces.