What we're doing
Hamilton City Council publicly notified Plan Change 5 - Peacocke Structure Plan under the Resource Management Act on 24 September 2021 and submissions closed on Friday 5 November 2021. A summary of submissions and copies of the original submissions we published on 16 February 2022. Further submissions were invited and this period closed on Wednesday 16 March 2022.
Under section 34A of the Resource Management Act 1991 (RMA), Council has delegated to a Hearings Panel comprising David Hill (Chair), Vicki Morrison-Shaw, Nigel Mark-Brown and Ewan Wilson, hearings commissioners, the hearing of submissions and decisions on proposed Plan Change 5 – Peacocke Structure Plan.
Where are we now? What's next?
Preparing the draft plan change.
Public notification (and your chance to tell us what you think).
Further submissions invited.
Notification of the decision.
Plan change operative and the new rules come into effect.
Appeals
Adare
Cordyline-Holdings-Ltd
Peacocke-South-Ltd
Shortbread-Ltd
Woolworths-New-Zealand-Ltd
Decisions
The Hearings Panel issued decisions on Plan Change 5 which were notified on 01 March 2023. The decisions are subject to an appeal period of 30 working days.
Appendix-1
Commissioners-Decision
Public-Notice
Hearing recordings and files
Day-01
Day-02
Day-03
Day-04
Day-05
Legal Submissions
Rebuttal evidence
Additional files not included in the above
Submitter statements of evidence
AJ-and-HC-Koppens
Ben-Inger
Cordyline
Department-of-Conservation
Kainga-Ora
M-and-M-Shaw
Mangakotukutuku-Stream-Care-Group
Metlifecare
Ministry-of-Education
Northview-Capital-Jones-Land-and-Peacocke-South
Ron-Lockwood
The-Adare-Company
The-Shortbread-Limited
Transpower
Victoria-Collins-and-Troy-Radovancich
Waikato-Regional-Council
WEL
Woolworths
Additional files not included in the above
Final Memorandum of Counsel on behalf of the Director General of Conservation
Hannah Craven WRC letter to the Hearing Panel 28 October 2022 Plan Change 5 Peacocke Structure Plan
Reply to Supplementary Evidence Dr Sarah Flynn 28 October 2022
Reply to Supplementary Evidence Andrew Collins 28 October 2022
Section 42A
Appendix-A
Appendix-B
Appendix-C
Appendix-D
Statements of evidence on behalf of Council
Hearings
Council has appointed the Hearings Panel and a hearing start date has been set for Monday 26 September 2022. The hearing is open to the public and will held in the Civic Reception Lounge, Ground Floor, Garden Place, Hamilton. The section 42A report and supporting statements of evidence from experts will be made available to all parties involved in the hearing at least 15 working days prior to, and no later than, 4pm on Friday 2 September 2022.
After the hearing, the commissioners will make their decisions. Submitters will be sent a copy of the decision including the reasons for it and will have right of appeal to the Environment Court. Decisions will be publicly notified.
Hearing Schedule
Hearing Schedule 27 September 2022
Commissioner Directions
Commissioner Direction 1 - 4 July 2022
Commissioner Direction 2 - 10 August 2022
Commissioner Direction 3 - 20 September 2022
Commissioner Direction 4 - 21 September 2022
Commissioner Direction 5 - 23 September 2022
Commissioner Direction 6 - 3 October 2022
Commissioner Direction 7 - 7 October 2022
Commissioner Direction 8 - 31 October 2022
Joint Witness Statements
Planning and Transport (1) - 19 August 2022
Planning and Transport (2) - 23 August 2022
Planning and Bats (1) - 24 August 2022
Planning MDRS and Density - 25 August 2022
Retail and Urban Design (Local Centre) - 25 August 2022
Original Submissions
View all original submissions online
Summary of submissions
Contact information and addresses of original submitters
Further submissions
What's a structure plan?
A structure plan helps guide the development of a new area. It considers things like transport connections (including public transport, cycling, and walking), parks and open spaces, commercial areas, housing style and density, environment and cultural heritage and sets out the best place for each of those activities to happen. It will help us balance the need for housing with social, cultural, environmental, and economic outcomes for our community.
What does Plan Change 5 cover?
The Peacocke Structure Plan was created in 2007 and reviewed in 2012, in full public consultation processes. But a lot has changed since then. With funding for key infrastructure confirmed, and construction under way, the Peacocke Structure Plan now needs to be updated to reflect the outcomes we want for our newest neighbourhood. This includes environmental and urban design best practice and will bring our plan in line with the National Policy Statement for Urban Development and the National Policy Statement for Freshwater Quality, Government's directions for how they want councils to develop well-functioning communities and healthy rivers.
The new infrastructure connections, like roads and pipes, and subdivisions being built mean that Peacocke is already changing. We need to make sure it is changing in a way that reflects the outcomes we all want.
The key elements of the plan change include:
- The rezoning of approximately 690 hectares from General Residential Zone and Peacocke Special Character Zone to Peacocke Medium Density Residential Zone. This will enable up to 8400 residential units comprising a mixture of single dwellings, duplex dwellings, terraced houses and apartments.
- The rezoning of approximately 7.8 hectares from Peacocke Special Character Zone to Local Centre Zone to establish the main commercial centre within Peacocke.
- The rezoning of approximately 3 hectares from Peacocke Special Character Zone to Neighbourhood Centre Zone to allow the establishment of eight neighbourhood centres.
- Increase the Natural Open Space Zone from 16 hectares to 143 hectares. These areas of will include significant bat habitat buffers and corridors outside of the gully network, to join the Mangakootukutuku Gully network with areas outside of the Peacocke Structure Plan Area.
- The rezoning of 14 hectares of Peacocke Special Character Zone to Peacocke Sports and Active Recreation Zone for the purpose of establishing a sports park.
- The area of Significant Natural Area (SNA) will be increase to 58.2 hectares.
- A number of new archaeological sites have been identified and included on the Features Maps.
- The Waikato River and Gully Hazard Area overlay has been amended and a new Seismic Setback area has been introduced to reflect the work undertaken to identify hazards.
- New provisions are proposed to protect areas of significant bat habitat from future urban development. These provisions include controls over fixed lighting associated with urban development as well as a building setback from the boundary of Significant Bat Habitat Areas.
- It will include more details around the location of higher density areas and identification of the indicative transport corridor including proposed public transport routes.
- It identifies the indicative location of stormwater wetlands and areas of future open space.
- It also introduces a new infrastructure and staging plan for the Peacocke Structure Plan Area.
What this Plan won't do
There are some things that we can't change as they are already under way. This includes the alignment of the Hamilton Southern Links transport network, which was decided through an extensive community engagement process over four years. We also can't change developments that have already been granted consent, proposed locations for infrastructure and the location of some community facilities which are currently being designated.
Key features of the plan change
Key elements of the proposed Plan are covered in this document and outlined below. The full proposed provisions are available to view at the end of this page.
Amend the following Chapters:
| Proposed Changes | Purpose |
|---|---|
| Amend Chapter 3: Structure Plans and Section 3.4 Peacocke. | Update the Provisions relating to the objectives and policies of the Peacocke Structure Plan. |
| Amend Chapter 5: Special Character Zones to remove the Peacocke Character Zone provisions. | Remove existing Peacocke Provisions found in the Special Character Zones. |
| Create a new Chapter: 4A Medium Density Zone: Peacocke Precinct chapter | Establish a new planning framework to manage development in the Peacocke Structure Plan area in a format with consistent with the National Planning Standards. |
| Create a new Chapter 6A: Peacocke Neighbourhood Centre Zone. | Manage land use and activities and the development of Neighbourhood Centres within the Peacocke Structure plan area in a format consistent with the National Planning Standards. |
| Create a new Chapter 6B: Peacocke Local Centre Zone. | Manage land use and activities and the development of the Peacocke Local Centre within the Peacocke Structure Plan area in a format consistent with the National Planning Standards. |
| Create a new Chapter 15A: Natural Open Space Zone: Peacocke Precinct | Manage land use and activities within the Natural Open Space within the Peacocke Structure Plan area in a format consistent with the National Planning Standards. |
| Create a new Chapter 15B: Sport and Active Recreation Zone: Peacocke Precinct | Manage land use and the activities within the Natural Open Space Zone within the Peacocke Structure Plan area in a format consistent with the National Planning Standards. |
| Amend Chapter 23: Subdivision | Remove existing subdivision provisions relating to Peacocke. Remove the Peacocke Master Plan requirements |
| Create a new Chapter 23A Subdivision: Peacocke Precinct | Manage subdivision within the Peacocke Structure Plan area in a format consistent with the National Planning Standards. |
Amend the following City-wide chapters:
| Proposed Changes | Purpose |
|---|---|
| 25.2 Earthworks and Vegetation Removal | Manage earthworks in the Peacocke Structure Plan in a manner that enabling higher density development to occur while considering the natural topography of the Peacocke area. |
| 25.6 Lighting and Glare | Manage lighting and glare in the Peacocke Structure Plan within the Significant Bat Habitat Area specifically in relation to effects of the Long-tail Bat. |
| 25.14 Transportation | Manage transportation and the level of assessment expected for development in the Peacocke Structure Plan. |
Amend the following Appendices:
| Proposed Changes | Purpose |
|---|---|
| Appendix 1.1: Definitions and Terms | Add definitions of Terraced Dwelling and Apartment Dwelling for the Peacocke area. |
| Appendix 1.2 Information Requirements | Identify information required for development in the Peacocke area to ensure that it delivers on the objectives of the structure plan. |
| Appendix 1.3 Assessment Criteria | Identify further assessment criteria for the Peacocke Structure Plan Area. |
| Appendix 1.4 Design Guides | Create a Peacocke Local design guideline. |
| Appendix 2 - Structure Plans | Amend and update the Peacocke Structure Plan maps and include Peacocke Local Centre concept plan. The identification of bat corridors. |
| Appendix 8 - Historic Heritage | Add additional sites of historic heritage in Peacocke into schedules 8B and C. |
| Appendix 9 - Natural Environments | Add additional Significant and Natural Areas in Peacocke. |
| Appendix 15 - Transportation | Identify specific cross sections for development in Peacocke. Amendments to the Figure 15-4e Transport corridor hierarchy plan and Figure 15-8 Sensitive Transport Network. |
| Appendix 17 - Planning Maps | Introduce Appendix 17A - Peacocke zoning and features maps in the National Planning Standards. Identification of Significant Bat Habitat Areas. |
Where can I view Plan Change 5?
The easiest way to view the proposed provisions is by clicking on the links in the below table.
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GIS VIEWER
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|---|---|
| Proposed Peacocke Precinct Zoning and Feature Maps | Proposed Peacocke Structure Plan Maps |
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Last updated 15 July 2022