One of Porthleven's most historic areas is to be developed after a harbourside Arts Hotel was given the go-ahead - but not without a lengthy list of conditions.

Trevor Osborne saw his plans for Breageside Quay in Mount Pleasant Road approved by Cornwall Council planning officer Matthew Doble, under delegated powers.

He can now convert the Old Fish Warehouse and reconstruct the lime kiln while developing the area in between, to create a 15-bedroom hotel with restaurant and gallery. Although infilled, gaps between the existing mackerel building and net loft are being left clear to see through.

With no parking on site, all vehicles will be left at a new car park being created at Tolponds. This will be run as valet parking, with guests pulling up outside the hotel, unloading their luggage and handing their keys to a member of staff, who would add a fold-up bicycle in the boot and drive it to Tolponds before cycling back.

However, a condition of planning permission is that before work can begin, a parking strategy - including location, number of spaces and details of how the intended valet parking will be managed - must be agreed by the council in writing, and the car park must be in use before the hotel opens.

Other conditions include contaminated land surveys and reports, plus an approved flood scheme at the request of the Environment Agency, which said it would object without one.

Details of a bat roost and bat box must also be agreed before work can start.

Bats and parking were the two areas of concern for Porthleven Town Council, despite its planning committee unanimously supporting the application as a whole.

Members asked for a turning space or circle outside the hotel, to prevent added traffic on the narrow road past the Ship Inn, and planning officer Mr Doble said designs showed an area of forecourt suitable for this.

Historic England raised concerns that to infill the loading pot of the lime kiln would prevent people from appreciating its purpose and harm its listed building status, while also potentially damaging it.

Mr Doble said Mr Osborne had listened to this and had found a different way of covering the hole, with a metal grille.

In his report, Mr Doble said: "The construction of the development will provide much needed employment and will directly contribute to the local economy through tourist accommodation and additional spend in the locality.

"The site is a candidate for development given its location and the proposal would provide a valuable contribution to the local offer and economy of Porthleven."

He acknowledged that while it would "result in a change in character to the area," it was considered to "conserve and enhance the character and appearance of the area of outstanding natural beauty."

In January Mr Osborne estimated that the hotel would employ around 30 staff and building work would take around 12 months to complete, followed by a further three months to fit out it out internally. This was most likely to begin in the spring of 2020.