The Environmental Services section of East Riding council have submitted their response to the application and are recommending refusal due to noise.

Noise
Environmental Control has concerns that the noise from the proposed development would result in adverse impact on residential amenity. The submitted noise assessment demonstrates this is likely, particularly at night, where significant adverse impact is predicted.

Although there may be some truth to the suggestion in the submitted noise impact assessment that noise from the site could be mitigated somewhat by the masking effect of the local road traffic, it is not conclusive that this would apply to all noise from the site or offer sufficient perceived mitigation per se. There will be a number of different noise sources in addition to the noise of moving vehicles on site; extraction plant, vehicle repairs and associated tools, idling engines, car doors closing, car stereos etc. are some examples where noise is not similar to the steadier noise of passing traffic (which residents will be used to hearing and possibly no longer notice).

Whilst BS4142 is a well-recognised standard for commercial/industrial noise, it is most appropriate for specifying and rating the impact of individual or consistent noise sources. When applied to fluctuating, mixed noise sources, the resulting rating level is not necessarily an accurate indication of the real-world experience. A single LAeq figure to describe multiple noises of differing levels does not take into account the intermittent or fluctuating nature and context of noise from such a site, nor does it identify LAmax events which are a consideration for night-time impacts.

Environmental Control therefore recommends refusal of the application in its current form, due to the likelihood of noise causing adverse impact on residential amenity.

The response also addresses Odour, Land Contamination, Air Quality and Lighting, and recommends planning controls should be added if the application is approved.

Odour
The submitted odour assessment (REPORT REF: P7764-R1-V3 Issue Date: 25th March 2026 Document Status: Version 3) demonstrates that odour from the site should not cause adverse impact on residential amenity, providing that the measures for odour control specified in section 4.2 are installed and maintained by condition, should permission be granted.

Land Contamination

The Phase 1 desk study recommends that an intrusive investigation would be required to identify and remediate any potentially contaminated land prior to the site being brought into use. It is recommended that this is applied via condition, should permission be granted.

Air Quality

The submitted Air Quality Assessment (Report Ref: P7764-R3-V2) demonstrates the mitigation measures required to ensure that construction activity does not cause adverse impact. These measures (Table 16) should be implemented by way of condition, should permission be granted. The proposed operational air quality impact is accepted to be not significant.

Lighting

The lighting assessment (Strenger, May 2025) is encouraging in that the model predicts that site will align with Environmental Zone E2 ¿ low district brightness. The proposed scheme, and the report¿s recommendations for mitigation, as detailed in section 6, should be applied by condition if permission is granted, to ensure that direct light from the tallest mounted units do not adversely affect residents at first floor level.

In a statement released 10/6/26, EY Buses have denied that they have any connection to this proposal, which is very strange as they are named in various places including details of employee journeys to work (presumably taken from previous application)

Statement from East Yorkshire Buses Today Wed 10th Jun 2026

We are aware of a number of recent articles regarding proposals for a new park-and-ride facility and associated bus depot, which have referred to East Yorkshire Motor Services as the intended occupier of the proposed depot.

We are currently seeking clarification as to why East Yorkshire Motor Services has been named in connection with this planning application. East Yorkshire Motor Services is not proposing to relocate to the site, and is not involved in the proposal.

We are working to understand how this information came to be included within the application and are in the process of raising the matter with the relevant parties. 

Until we receive further clarification, we are unable to comment on the proposals

https://www.eastyorkshirebuses.co.uk/statement-east-yorkshire-buses

A new planning application 26/00942/STPLF was validated on 2nd June 2026. The plans are substantially the same as previously.

You can view the full application here:

https://newplanningaccess.eastriding.gov.uk/newplanningaccess/applicationDetails.do?activeTab=summary&keyVal=TDJKTXBJGL400

The main differences are the vehicle access to Beverley Road and Raich Carter way are slightly different. EV chargers have been added. The Yorkshire Water pipeline has been avoided.

One of the main concerns is night time noise, the Noise Assessment document has been updated to take into account 24 hour operation of the bus depot. We should note that the noise report states there will be an “Adverse Effect” of night time noise levels.

If submitting comments, the following “material objections” carry more weight in the planning process:

• Loss of amenities (eg unable to use garden/ house in the same way)
• Drainage/ Flooding
• Over development/ out of keeping with local area
• Privacy, Noise/ Light/ Air pollution from 24 hour operating times
• Traffic

The BBC has run a story based on a press release from Ashcourt stating that new plans will be submitted by end of July.

According to the story, Ashcourt has taken on board concerns raised by residents and this scheme will lead to much reduced traffic congestion and pollution along Beverley Road into Hull. The new proposal would still include food and retail spaces as Ashcourt said it believed there was “clear demand for such outlets in this area”.

The story does not say whether the bus depot element of the scheme, which was the main issue for local residents, will be part of the new application.

On 17th March, Ashcourt withdrew the planning application. According to sources at the council, the plans will be redesigned to address the objections raised, and will then be submitted again.

Cllr Philip Redshaw who is one of the ERYC ward councillors for Cottingham North has submitted the following request (this is from the planning website):

Having considered further and following discussions with the applicant, I have decided that I would like to reinstate my call-in for the above-mentioned application.

This is an application of strategic importance that deserves to be considered by the committee. The applicant is also keen to review in detail the officer’s concerns, which they claim have yet to be explained in full. The report to committee will make those concerns clear.

This will then give the applicant the opportunity to address those concerns and re-submit at the earliest opportunity. It is quite possible – but not certain – that once the report is published, the application could be withdrawn prior to committee. This will both help the team to re-submit a proposal that would hopefully prove acceptable and meet the concerns of both residents and planning.

So this sounds like the application will probably be withdrawn before being considered, with a modified application being submitted soon.

If this is the case, then we would have to resubmit all our comments once the new plans are submitted (depending of course on what the new plans look like).

The response from ERYC Highway Development Management was published yesterday, and they are recommending refusal of the plans due to traffic concerns.

Following the above, Highway Management recommend that this application is refused for the
following reasons:

1. The application is contrary to the Sustainable Transport paragraphs of the National Planning
   Policy Framework (2024).
2. The application is contrary policies ENV1, EC4, S8 and C1 of the East Riding Local Plan.
3. The application is Contrary to policy DUN-A of the East Riding Local Plans Allocations
   document.

However they do say

Overall, some aspects of the development which are considered trip generators such as the DriveThru units are not acceptable. However, in principle some aspects such as the P&R and the Bus
Depot maybe considered acceptable to HDM pending sufficient information submitted as set out
above.

See here for the full response.

Yorkshire Water have responded to Ashcourt’s revised plans stating that they maintain their objection (this relates to the acoustic fence and planting area which is still within the area of the YW pipeline).

The proposed site layout indicates that although no buildings are proposed within the easement there is still a proposal to construct and carry out elements of the development within the easement . Clause (c) of the deed makes clear that no such works will be permitted within the easement.

Read the full response here.

Ashcourt have issued new plans on 11th Feb to get around Yorkshire Water’s objection relating to the water main. The water main runs along the back of the houses about 5 metres away from the fence line (under all the bushes and scrub).
They have moved the P&R waiting shelter so it is now on the other side of the bus access road facing the houses. This is worse than before for noise / loss of amenity.

Public consultation has now re-opened due to this change and now ends on 26th Feb. Please feel free to send your comments to planning@eastriding.gov.uk or using the ERYC website if you can manage to make it work.

Here are the new plans (also on the ERYC planning site)
Revised site plan (pdf)
YW Easement plan (pdf)

The story has been taken up by Calendar News and was featured on Calendar on Tues 28th Jan. Also BBC Radio Humberside on Thur 30th Jan and Hull Daily Mail on 3rd Feb.

Here is a video we recorded last week which summarises the views of local residents (click here to view).