Plan Change 20
Hamilton City Council has prepared proposed Plan Change 20: Rototuna Structure Plan, to the Hamilton City Operative District Plan 2017 under Schedule 1 to the Resource Management Act 1991 (RMA). This proposal recieved approval to notify from Council in September 2026.
Plan Change 20 proposes to update the Rototuna Structure Plan and related District Plan rules to reflect the current development and approved projects, and provide a clear framework to guide future growth in the Rototuna Town Centre area.
A key change is the removal of the Rototuna Town Centre zone from the Operative District Plan (our rule book for development). It would be replaced by existing business, community facilities, and open space zones already used elsewhere in the plan.
Key elements of Plan Change 20 include:
- updating the Rototuna Structure Plan and Town Centre Concept Plan to reflect existing development and approved projects
- aligning the District Plan with the current consented and developed environment
- improving connections between land use, transport, and community facilities
- providing better certainty for landowners, businesses, developers, and infrastructure providers
- supporting continued growth in the north of Hamilton.
Plan Change 20 is being publicly notified. This means anyone can make a submission on the proposed plan change.
Submissions are open from 6 October 2026 to 6 November 2026.
You can read the proposal and supporting documents below and make a submission through Have Your Say.
If you’d like to learn more, pop into our drop-in information session:
- Thursday 22 October
- 1pm – 6pm
- Te Kete Aronui Rototuna Library
Timeline
Pre-consultation with Rototuna residents
Received approval from Council to notify Plan Change 20
Public notification (your chance to tell us what you think)
Submissions closed
Summary of submissions and call for further submissions
Hearings
Decision
Plan change documents
Planning documentation
PC20 - Chapter 06 - Business 1 to 7 Zones
PC20 - Deleted - Chapter 13 - Rototuna Town Centre Zone
PC20 - Chapter 16 - Community Facilities Zone
PC20 - Chapter 23 - Subdivision
PC20 - Appendix 01-02 Information Requirements
PC20 - Appendix 01-03 Assessment Criteria
PC20 - Appendix 01-04 Design Guides - 1.4.4 Rototuna Town Centre (RTC) Design Guide
PC20 - Appendix 02 Structure Plans
Section 32 report
Appendix 2.1 - Scale and Significance
Appendix 2.2 - Assessment of Options
Appendix 2.3 - Evaluation of Objectives Policies and Rules
Appendix 2.4 - Technical Report – Integrated Transport Assessment (ITA)
Appendix 2.6 - Assessment of Roading network and Bus hub options
Appendix 2.7 - Mana Whenua and Iwi Consultation
Frequently asked questions
What was the purpose of the pre-engagement last year?
Last year, we asked the community for feedback on four key areas in Rototuna Town Centre: residential, commercial, transport, and community spaces.
This feedback helped shape the updated Rototuna Structure Plan and informed Plan Change 20, which seeks to incorporate the relevant planning changes into the District Plan (Hamilton’s rulebook for development).
We're now seeking formal submissions on proposed Plan Change 20 before any decisions are made.
What is the Rototuna Structure Plan?
The Rototuna Structure Plan sets out the long-term direction for how the Rototuna Town Centre and surrounding area could grow and develop. It provides a coordinated approach to matters such as land use, housing, transport connections, commercial activity, community spaces and infrastructure.
Why is the plan change needed?
The current Rototuna Structure Plan is outdated and needs to be updated to reflect how the area has developed and how the area is expected to grow in the future.
Updating the Structure Plan also means the relevant parts of the District Plan need to be updated so they align with the new direction for Rototuna. This includes objectives, policies, rules, the design guide and the Town Centre Concept Plan.
Plan Change 20 is the process for making these changes to the District Plan so it provides an up-to-date framework for future development in Rototuna.
What changes are proposed for Rototuna in Plan Change 20?
Plan Change 20 proposes changes to the District Plan provisions that guide future development in Rototuna. Key updates include:
- The removal of the Rototuna Town Centre zone from the Operative District Plan, which would be replaced by existing business, community facilities, and open space zones already used elsewhere in the plan.
- Updating the Rototuna Structure Plan and Town Centre Concept Plan to reflect existing development and approved projects.
- Improving connections between land use, transport, and community facilities to provide better certainty for landowners, businesses, developers, and Council.
- Identifying a future bus hub site to support future public transport demand in the north of Hamilton.
- Updating the Rototuna Town Centre Design guide to reflect the current and future development.
Will Plan Change 20 mean development happens immediately?
No. Plan Change 20 does not mean development will happen immediately.
The plan change proposes changes to the planning rules that will guide how future development can occur. Actual development will depend on factors such as landowner decisions, market conditions, infrastructure, consenting requirements and the timing of individual development projects.
The plan change is also subject to the formal submissions and decision-making process before any final decisions are made.