Plans to build more than 200 homes across five tower blocks in Bedminster have been recommended for refusal.
Bristol City Council officers said the developers behind the redevelopment of St Catherine’s Place failed to provide a “sufficient level of "affordable housing”.
The scheme is for a mixed-use development with 205 new homes, together with shops and leisure facilities - including a cinema.
Developers Firmstone said it would provide 17 per cent affordable housing for the site - which would be 34 homes.
However the council’s policy seeks the provision of up to 30 per cent affordable housing - a total of 62 homes.
Planning officers have also said the design is "unacceptable" and raised concerns regarding transport.
But it will be down to councillors who sit on the development control committee to make the final decision on whether the scheme goes ahead or not.
Developer Firmstone said it was "deeply disappointed" by the officers’ recommendation and it had created a scheme which would “accelerate the regeneration of this part of Bedminster”.
The firm’s director Francis Firmstone said: “We will invest £50 million to create over 200 much-needed homes, overhaul the shopping centre, improve public spaces and connections to the surrounding area and provide a real focus for the local community.
"The shopping centre is very run-down and requires major investment to provide the step-change that's needed to transform the East Street area, which is known to be struggling.
"Despite the hugely challenging retail environment, we've managed to attract strong interest from a whole host of businesses - from the independent Scott Cinemas and Bristol Loaf, to a local food retailer, coffee shop, delicatessen and a well-known gym - who can all see the potential of what we're proposing.
“But their interest is dependent on our investment and there's a real danger they will go elsewhere if we lose momentum.”
If approved the development would see five residential blocks, ranging between eight and 16 storeys, built on the corner of Dalby Avenue.
Earlier this year Firmstone agreed to reduce the height of the tallest tower block from 22 storeys to 16, following local feedback. As a result the number of homes proposed was reduced from 271 to 205.
The commercial and retail units would be located within the ground floors of four of the buildings.
Plans also include parking spaces for 347 bicycles and 27 cars.
Bristol City Council's Development Control A committee will meet on Wednesday, November 20 where members will make a decision on the scheme.
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