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Promoters of a five-storey apartment and retail block for Manly town centre say it will be a landmark building for the Whangaparaoa Peninsula.
But many of the 460 opponents to the proposal believe it will dominate and overshadow the centre, spoiling the village atmosphere Manly residents enjoy.
Manly Investments is seeking resource consent for 27 residential units with seven ground-floor shops and basement car parking.
The proposal, on Rawhiti Place, the village's main street, exceeds by 4.95m the zoned maximum height of 10.5m.
At a resource consents hearing panel last week, Rodney District planning consultants recommended the application be refused, mainly because of possible effects on traffic movement and safety.
Manly Investments received 96 submissions expressing support. It says it would improve the amenity of the village, increase shopping opportunities and provide high-quality apartments.
Company development consultant Adam Thompson said talks with the council resulted in a refined traffic plan, which he described as giving "A-grade" traffic flow, indicating no delays or no significant delays.
An additional give-way at the intersection would allow traffic to cross Rawhiti Rd into Leal Place, which is on one side of the site.
Busy Whangaparaoa Rd also goes through the intersection.
The company said urban designers and landscape architects set the tasks for a large design team, including architects Kerry Avery and Professor Clinton Bird, who is a member of Auckland City's urban design panel.
Manly resident Janet Fitzgerald said she opposed the height and intensity of the proposal. She said residents were shocked to learn that the District Plan now allowed for Manly to have commercial buildings of similar height and bulk to those in Orewa.
