The Bendigo Bowling Centre could also be affected by the proposed changes, which come before the council at next week's meeting.

The council is in caretaker mode, with postal voting underway for the October 24 election.

More news: CPR push as heart-attack survival numbers plummet

The City of Greater Bendigo is considering adding a heritage overlay to 18 sites, which were identified in the first stage of a heritage study.

Included among the sites are the bowling centre at 159 Hargreaves Street, and the former Bendigo Timber Company Store at 106 Williamson Street.

The former Bendigo Timber Company Store building - presently occupied by Forty Winks - falls within a 10,000 square metre site intended for a large-scale hotel development.

The hotel plans before the council include the demolition of the Bendigo Timber Company Store building.

Story continues below October council meeting agenda

City planners said no heritage controls were in place when the site's owners were deciding to buy the property.

Nor was the potential heritage significance referenced in the thematic environmental history, at the time, according to the October council meeting agenda.

"Unfortunately, this is unavoidable at times, as planning controls such as the heritage overlay are only updated after a study has been completed," the report stated.

"There is always a risk that planning controls will change... and this risk is increased whenever purchasing a property with an existing building on it."

Spring Developments, the hotel applicant, made an objection to the proposed planning scheme amendment.

"They argue the heritage study has not adequately established the heritage significance of the subject building," the council agenda stated.

Spring Developments plan to build a 200-room hotel with conference and events spaces and a wine bar, cafe and restaurant.

Directors Rachel and Peter Irons said they had conducted their own independent heritage assessment and made detailed submissions to council.

"We are very respectful of the heritage buildings in Bendigo and have protected the Butts Hotel site in the plans for the proposed hotel," they said.

"The old timber company store... we believe has no significant heritage value."

The owner of the Bendigo Bowling Centre also submitted an objection, which council staff said queried the justification for the building's heritage recognition.

"The owner notes the general decline in popularity of bowling and the unprofitability of the business," a report in the council meeting agenda said.

"Adding further constraints to the property are likely to result in extreme financial distress."

More news: Central Victorians urged to stay vigilant after regional COVID-19 cases

The owner's submission also noted the development in the surrounding area, which included the Bendigo TAFE redevelopment, new law courts, and plans to redevelop the fire station.

"The bowling alley site will not be consistent with its surroundings, but instead has the potential to be a blemish on the area."

The proposed changes to the planning scheme received nine submissions, in total. The council considered five supportive, and classed four as either objections or requests for changes.

City planners have recommended the council request the planning minister appoint an independent panel to consider the submissions.

Both Spring Developments and Bendigo Bowling Centre management were open to the prospect of council referring the issue to the independent panel for further review. Mr and Ms Irons welcomed the possibility.

Wednesday's meeting will be broadcast live on Phoenix FM 106.7 and on the City of Greater Bendigo website from 6pm.