A Dunedin City Council planner has recommended Ryman Healthcare's application for its Highgate rest-home development be declined.
Lianne Darby's report, which will be considered alongside other submissions at a hearing on the project next Thursday, argued the scale of the project - the sticking point that has resulted in it being turned down in the past - was still inappropriate for the area.
Ryman's most recent proposal was released in July.
The company said it had decreased the visual bulk that resulted in the previous design being turned down both by a resource consent committee in 2006 and the Environment Court in 2007.
The latest version of the development has one building instead of two, is further from the boundary on all sides, and has more rooms for residents; 122 compared with the original 100.
The company also plans to excavate the site to lower the overall height of the building.
The new proposal has prompted 31 submissions: 16 opposing, 10 in support and five neutral.
Sixteen plan to attend the hearing to argue their cases.
Ms Darby said she considered traffic effects would be minor, and shading effects had been reduced.
But a report by a consulting architect concluded the bulk and location was such the building had been "forced" on to the site.
"The fact there is a third floor to this building can not be disguised simply by lowering it on the site."
If the project were to "lose a floor", the resulting building would fit better into the site.
"The previous application was declined partly because of the scale of the proposed complex.
"This scale has not necessarily reduced for this application."
The architect had said he believed the plan was inferior to a previous plan, which was unveiled during the Environment Court hearing.
"I am inclined to agree with the consulting architect.
"The issue, therefore, is not that the proposed activity is unsuitable, but rather that the proposed activity is at an inappropriate scale."
Dunedin city councillors Andrew Noone, Paul Hudson and Fliss Butcher will hear the application.
