All 18 people who submitted about the luxury Lake Pūkaki lodge opposed it.

A luxury private lodge could have "irreversible environmental effects" on the shores of Lake Pūkaki, critics say.

Hong Kong-based investors Blue Lake Investment NZ Ltd hope to build an 805-square-metre lodge, which includes an indoor swimming pool and a separate two-winged gatehouse building, on Guide Hill Station on the eastern shore of Lake Pūkaki.

The Mackenzie District Council has received 18 submissions to the project's resource consent application, all which oppose the development.

ALDEN WILLIAMS/STUFF Mackenzie's mayor says a luxury lodge on Lake Pūkaki "doesn't fit with our district plan".

The Overseas Investment Office (OIO) granted Blue Lake Investment NZ Ltd approval to buy the 3551-hectare Guide Hill Station for $16.5 million in March 2016.

Submitters say the project would damage the environment and impact on the area's "fragile ecosystem".

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CHRIS HARTE The Alps 2 Ocean cycle trail runs along Lake Pūkaki through the bottom edge of Guide Hill Station.

One submitter, Gregory Miles Nikoloff, said in his submission that "the application is clearly going to create irreversible environmental effects, which are significantly more than minor".

"Although some mitigation is offered, the overall outcome of the proposed land construction will result in a visual intrusion into the environment and also excessive earthworks beyond those permitted which will increase the risk of adverse events within the Lakeside Protection Area."

Another submitter, Amanda Brown, was concerned the lodge would be too close to the lake, and said impacts on the "fragile ecosystem are too great".

SUPPLIED Peter Lee is one of the directors wanting consent to build the lodge.

Director-General of Conservation Lou Sanson said the proposed activity was non-compliant under the Mackenzie District Plan and was concerned the mitigation proposed in the application was not enduring.

The Environmental Defence Society Incorporated said one of the reasons it opposed the application was because it would not keep the basin's outstanding natural landscape, its natural character, or significant indigenous biodiversity values safe from harm.

Forest and Bird Canterbury/West Coast regional manager Jen Miller said in her submission that it was "of significant concern that the proposal appears to be attempting to undermine the integrity of the operative plan and the intent of Plan Change 13 to protect the district's outstanding natural landscapes".

"The lodge is an extremely large building within a landscape where there is currently little development other than what one might expect within rural land. It will be be within 40 metres of Lake Pūkaki, one of New Zealand's most photographed and admired lakes and is a popular tourist spot for both national and international travellers.

"It is the absence of built development that surrounds this spectacular​ lake that contributes to its sense of tranquility."

The proposed build breaches several planning rules of the Mackenzie District Council.

Consent is required for building work within 100m of Lake Pūkaki. The lodge would be 40m from the lake.

The lodge and gatehouse energy shed would be located within the Lakeside Protection Area.

The proposed buildings were outside the identified Farm Base Area on Guide Hill Station and within the High Visual Visibility area, and there was about 6820m cubed of earthwork required, which exceeded requirements for a permitted or controlled activity.

Consent was also required for landscaping and vegetation clearance.

According to the consent application, Blue Lake Investment's directors are Peter Lee, of Hong Kong, and Sek Yin Li, of the United States.

According to the consent, the lodge is for the private use of the owner for the purposes of accommodating the owner, invited guests and staff.

Mackenzie District Mayor Graham Smith said an independent hearing would be held in the new year.

He said the land was a part of the Lakeside Protection and was an "outstanding natural landscape". The proposed lodge "doesn't fit with our district plan", he said.

The property was formerly owned by David and Marion Gould, whose family farmed it for nearly 50 years. The Braemar Rd property runs merino sheep and cattle and has views of Lake Tekapo and Mount Cook.

As part of the OIO approval the investors agreed to donate $410,000 to three organisations – Lincoln University, the Alps 2 Ocean cycleway, and the Mackenzie Trust. The cycleway runs along the bottom edge of Guide Hill Station.

An additional $5.6m will be spent on a tourism development and research centre on the station to help create jobs and lead to added development investment.

The proposal also involves a protective covenant of 1400 hectares of Guide Hill Station. 1140 hectares of this area is already protected by way of conditions of the OIO approval, the proposal says.

Land Information New Zealand crown property deputy chief executive Jerome Sheppard said land that was formerly part of Guide Hill Station was taken by the Crown under the Public Works Act for the Waitaki Hydro Power Project in 1976.

A total of 28ha of land on the station was still owned by the Crown and had not yet been released for sale.

Queenstown lawyer Graham Todd, who is acting for the investors, said the proposal was comprehensive and there were not many proposals like it that took environmental factors into such consideration.

The location of the lodge had been thought out very carefully and it would not be visible from State Highway One looking across Lake Pukaki or Hayman Rd, he said.

He said the lodge was not prohibited as it was on freehold land.

"We fully appreciate that others have other views, we are not trying to hide anything . . . that is why it is in the public."

The investors were hopeful consent could be granted as quickly as possible but did not expect a hearing or decision before March next year, he said.

He said the investors wanted to show family and friends the lodge as soon as possible, but "fully appreciated that this is a special environment" and there were processes to be undertaken.