It has been two years in the planning but Trevor Osborne's vision for Porthleven shipyard has fallen at the final hurdle.

The west sub-area planning committee at Cornwall Council this morning voted to refuse the application for an 'Innovation Building' to house a mixture of office, light industrial and retail use units.

A majority vote of 11 to two saw the application refused on the grounds of scale, bulk and form, the "failure to preserve the heart and character of the conservation area," site in the landscape and appearance, with a detrimental impact on the historical asset of nearby St Bartholomew's Church. It was also ruled to be against several planning policies.

All three of the Helston area's Cornwall councillors were present at the meeting: Andrew Wallis in his capacity as local member for Porthleven, although not on the planning committee, along with John Martin who voted in favour of rejecting the application and Mike Thomas who was one of the two who voted against the motion.

The committee heard people speak both in favour and against the application.

Objecting on behalf of the Porthleven Fishermen and Boat Owners' Association, John Boyle said: "Placing this building across the entrance will permanently curtail use of this essential marine asset forever.

"It will strangle life from the harbour, making it well on impossible to access the yard. It will affect the harbour itself, it will affect future generations and affect the very heart and character of the village."

He added that in its 100 year history, this was the first time the association had objected to something in this way.

Also speaking against it were Cornwall councillor for the port, Andrew Wallis, and Liz Lane representing Porthleven Town Council.

Amongst Mr Wallis's concerns was the effect on the neighbouring river bank of the proposed new access point onto Methleigh Bottoms, and its use by heavy goods vehicles and boat trailers, pointing out that the road had already had to be strengthened.

Speaking on behalf of Mr Osborne, who has taken some time off work to recover from a heart attack, was Jo Sharp, business manager for his Porthleven Harbour & Dock Company.

She pointed out that the shipyard was private land and that boat storage was permitted through the good will of the company, rather than any historical rights of use.

Addressing some concerns raised in past meetings, Ms Sharp said that adequate parking can be provided, access to the shipyard was unaffected and that, aside from a recent request from boat building company Classic Seagulls, no marine-related business had shown interest in using the site in the last 30 years.

"The appearance of the building impacts positively on Porthleven," she added.

In response to a question over how much research was carried out on the need for office and light industrial units, she said: "For most commercial properties [in Porthleven] we are the landlord. We have huge demand and a long list of people wanting to be in Porthleven. We based our proposal on the knowledge there is a demand for space in Porthleven."

When asked what "plan B" was in place if the demand was not there, she replied: "No formal business plan has been developed for the building but we are confident that the uses we are looking at will be realised.

"With that size of building there is flexibility to look at alternative uses should the demand not be take up, but there is a demand for businesses to be in Porthleven."

Planning committee councillor Mike Thomas, of Helston North division, said he was "aware there are many people in Porthleven who do support this application," adding: "This is a brave statement and a brave way of looking forward. I think it does offer opportunity."

His views were in the minority however, with most of the planning committee having reservations.

Proposing the development be refused, councillor John Thomas of Lanner and Stithians said: "I think it's too large. I think it could be a more sympathetic design and smaller scale."

He also had "grave concerns" regarding access, despite the council's highways department being happy.

Seconding the proposal, councillor Joyce Duffin of Mount Hawke and Portreath agreed: "I think there is a need for work space in Porthleven; I'm not sure it's the appropriate space for it. It feels very much like it's been shoehorned in."