BENDIGO councillors have been advised to reject an application to develop a private Buddhist temple near Heathcote.
City of Greater Bendigo staff have deemed the proposal incompatible with uses of land adjoining and nearby the property at Hicks Lane, in Ladys Pass.
But the city's freshly elected councillors will have the final say during Monday night's meeting, which will be staged virtually.
A report, included in the meeting agenda, said the proposal would generate noise and disturbance, which would have an "unacceptable impact" on surrounding residents.
The property is in a rural living zone, which is another of the reasons city staff have recommended councillors refuse a permit.
The applicant is seeking to convert a shed into a place of worship, which would be open between 9am and 5pm on weekends for up to 35 people.
Included in the plans are new parking spaces, amenities and a workshop and toilet area.
Story continues below council meeting agenda
Council received two objections to the proposal, both of which took issue with the place of worship operating at the weekend.
The applicants initially sought a permit for daily use, but reduced the hours in response to the objections.
"Both objectors responded considering the changes in hours to be irrelevant, as the weekend is when they most desire to enjoy their own properties," the meeting agenda stated.
Other concerns included, noise, traffic, dust, impacts on biodiversity, and a belief the proposal was commercial in nature.
The applicants have denied any commercial element to the plans, which they told the Bendigo Advertiser were for a private place for family and friends to gather to practice their Buddhist faith.
"It's not for commercial purposes, it's not for money, it's not for any profit at all," Andy Nguyen - the listed applicant, acting on behalf of the property's owners - said.
Objectors told council staff the property's owner had previously held events at the property that were similar, but not identical, to the use proposed in the permit.
They also raised concerns about the use of a PA system as part of religious gatherings.
Mr Nguyen said the PA was used during a particular ceremony, which marked a specific tradition and was unlikely to occur again.
The nearest house to the property is about 200 metres from the proposed place of worship.
City of Greater Bendigo staff said the surrounding homes were likely to be inhabited when the applicant intended to operate the proposed place of worship.
"Those days of the week could be said to have a higher expectation of amenity," they wrote in their report.
Monday's meeting starts at 6pm and is available to view on the City of Greater Bendigo's website or to hear on community radio broadcaster Phoenix FM 106.7.