In her report for a consent hearing later this month, planner Sarah Picard said the application in its current form should be refused "subject to new or additional evidence being presented at the hearing''.
Ms Picard said the proposal did not pass the test set under section 104D of the Resource Management Act.
The watersports facility application breached setback and floor limits, and Ms Picard considered the adverse effects of the building had the ‘‘potential to be significant''.
She listed three reasons:
● The landscape and visual amenity.
● The safety of pedestrians and cyclists.
● The proposed landscaping being "not of an appropriate scale''.
She considered the building to be contrary to the operative and proposed district plans, and the operative and proposed regional policy statements.
"The proposal does not go as far as to protect, maintain or enhance the outstanding natural landscape of the direct surroundings ... nor does it protect, maintain or enhance landscape quality, character and amenity values of the lake margin,'' Ms Picard said.
According to her report, the applicant, the Wanaka Watersports Facility Trust, headed by Michael Sidey, had the opportunity to provide more information to reduce the effects of the development.
Ms Picard's report was designed to assist independent commissioners Robert Nixon and David Clarke, but its recommendations were "in no way binding'', she said.
Of the 1042 public submissions made in response to the consent application, 741 were opposed and 298 were in support.
Ms Picard noted many of those opposing the application were in favour of the facility but not the intended location.
They considered it inappropriate for the building to be located in an "outstanding natural landscape'' and were concerned about the loss of large trees.
The building would also be a precedent for more buildings on the lakefront.
Those who supported the building considered it was in a safe and protected shallow part of Roys Bay, would have positive benefits for young people, and removed the need to carry boats across Mt Aspiring Rd.
Opponent John Coe told the Otago Daily Times yesterday he did not believe alterations to the proposal could be made that would make it more acceptable on the proposed site.
"The building's too big, and it's in the wrong place.
"I would think if we could find the right site, everybody would be backing them 100%.''
The Wanaka Rowing Club has 74 members and the Wanaka Lake Swimmers group has more than 70.
Rowing club president John Charrington said yesterday the site had been chosen from 10 potential sites and was considered the safest and easiest to use by novice rowers.
Other sports were benefiting from a range of new facilities under construction in Wanaka, Mr Charrington said.
"I think it would be a sad day if rowers end up being discriminated against.''
The four-day hearing is due to begin on February 29.
