Golfside Lake Wanaka Ltd's development has a complex history stretching back several years.
Lakes Environmental planner Kirsty Huxford has recommended, in a report dated April 30, that commissioners Trevor Shiels, of Dunedin, and Lou Alfeld, of Queenstown, should refuse consent unless concerns about underground aquifers can be allayed.
Ms Huxford considers the proposed earthworks and interception of ground water will have more than minor adverse effects on the environment.
The earthworks did not satisfy plan objectives and policies to protect aquifers, amenity values and the stability of neighbouring properties, she said.
There are 24 submitters opposing the development, including the Otago Regional Council, QLDC, Wanaka Residents Association, Wanaka Golf Club and Wanaka Motel Association.
No submission supporting Golfside has been received.
Ms Huxford's report states an alleged interception of ground water last year was never completely remedied.
Specific concerns still exist in relation to destabilisation of the site and changes to pressure levels.
Leaking test bores were still evident when the site was inspected in March, she said. Ms Huxford has recommended the developer address those concerns at the hearing next week.
The 2985sq m development site can be accessed at 32 Tenby St and 70 Dungarvon St.
It is a flat-back section with no street frontage, except where access is obtained. A 10m steep escarpment behind the section adjoins the Wanaka Golf Club. The land is designated high density residential.
The two-storeyed front block of the development would comprise 16 apartments - eight up and eight down.
The ground floor would also have a social area, gym, storage cupboard and outdoor swimming pool and spa.
The 70m-long rear block would comprise seven apartments on four levels: level one for car parks, level two for six apartments, and one penthouse suite/residential apartment on levels three and four.
All apartments would have outdoor living spaces. There would be 33 car parks.
The proposed materials are tilt slab concrete, painted fibre cement, linear weatherboards, stacked stone and coloursteel roofing.
The earthworks would require about 30 days of activity over three months and the complex would take a year to build.
