But he hopes a report on Wakefield Park raceway's future operation at least strikes a balance that considers both sides of a noise debate.

His report, to be debated at Tuesday's extraordinary council meeting, recommends approval of the motor facility's development application, subject to 91 conditions.

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"The summary of feedback from all parties is that Wakefield Park should be able to continue but needs to transition to a quieter venue," he wrote.

"...The focus on the recommended conditions, especially those related to noise, is the transitioning of the facility to a quieter venue, but still allowing Wakefield Park to operate as a viable business."

The GM's report suggests an operational regime, enshrining noise levels and number of days, that comes after meetings with Wakefield Park representatives and residents.

Tuesday's meeting follows a six-hour forum on June 22, adjourned to gather more information on 18 points, including possible reductions in the number of noisy events, comparisons with other racetracks, monitoring and mitigation measures.

Residents argued the raceway had breached its 1993 consent, that noise was "unbearable" at times and agreed with council planners that Benalla Auto Group's development application should be refused. The company argues otherwise and says the facility will not be viable without greater flexibility for major events. At the same time, operations manager Dean Chapman said Wakefield had changed its operating schedule, heavily invested in noise monitoring and had tried to be a good neighbour.

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The application bids to build a new pit-lane building with space for corporate, commentary, and race boxes, office, administration and emergency vehicle parking. It requests a new off-road experience area, ongoing use of visitor accommodation facilities, short-term camping during race events and 12 markets annually.

But its quest to enshrine the terms of a 2020 noise prevention notice in an approval has hit resistance. It was also the major talking point at the June 22 meeting.

Since then, Mr Bennett has met with Wakefield Park reps and residents in an effort to reach a solution. His report recommends a schedule of colour-coded noise limits, which include a transition phase.

These are:

Mr Bennett's report also sets out maximum noise levels at the nearest residences, ongoing testing and monitoring conditions at the track and at one of the nearest properties, the data's real-time availability on Wakefield Park's website, along with a calendar of events to be published in advance.

It further recommends revocation of the 2020 noise prevention notice and issue of a new one reflecting suggested limits at the track and residences for an interim period until any development approval takes effect.

"I don't know whether it (the operating regime) will be acceptable to Wakefield Park. I haven't heard back from them," Mr Bennett said.

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The Post has requested comment from Mr Chapman. Meeting minutes included in Tuesday's report stated that the raceway would not be happy with reductions in the number of 'red' and 'amber' days, beyond what Mayor Bob Kirk suggested last month. Any less "would impact viability."

But Mr Bennett referred to Benbow noise reports commissioned by Wakefield that concluded the number of noisy days at the raceway could be reduced while still ensuring viability.

"We gave them two years to do a noise management plan," Mr Bennett said.

"(Under this recommendation) we are still talking about 140 noisy days of up to 85dBA, which is quite loud. That translates to 50dBA at the adjoining properties, so those are not quiet days. That is averaged over 15 minutes...so there is a lot of opportunity for Wakefield Park to undertake its business. If they can't do it then I think they need to review their business model."

Council planners involved in the original assessment were not involved in his report. This was because they had recommended refusal. Instead, Mr Bennett said he drew on his own experience and took advice from council planners who had not participated in the first assessment. He also examined operations at other raceways throughout Australia and one overseas.

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Neighbour Jane Reardon is happy with the recommendation.

"We're grateful that the general manager consulted with us as a group and allowed us to put our views forward," she said.

The noise pollution action group proposed an operating schedule and transition period which Mrs Reardon said were largely picked up in Mr Bennett's recommendation. In the end he suggested more 'red days' than the group but Mrs Reardon was pleased the matter was at least negotiated.

"I think the transition allows Wakefield Park some wiggle room to (plan ahead for their events)," she said.

"We are grudgingly happy."

Tuesday's meeting starts at 6pm and is open to the public under COVID restrictions. It will also be live-streamed on the council website.

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