An empty shoe factory in Northampton's main high street could be converted into six new town centre apartments.
A two-storey extension could built onto a building in Abington Street, next door to the Nuovo Restaurant entrance.
But there are concerns the new apartments will be exposed to the noise of Northampton's nightlife as three licensed premises will be within 40m of the building by the time the flats are ready, including a pub, a bar and an off-licence.
A report by a borough council senior environmental health officer reads: "It is highly unlikely that a noise assessment undertaken during January in a very low footfall time of the year will provide a good characterisation of the site on a summertime evening, when patron numbers will be much higher and more likely to be open.
"There is an externally fixed plant on the rear of this building and on all of the surrounding buildings. In essence, this means there is no quiet side of the development to locate noise sensitive rooms.
"We consider that this site would not be able to provide a good standard of amenity for future residential occupants, as the development is likely to be very sensitive to the surrounding acoustic environment."
A planning application was submitted to the borough council and is now open for consultation until February 2.
The plan includes renovating the building to make five one-bedroom apartments and one two-bedroom apartment, with ensuites and a bin and cycle store.