Our plan for Peacocke

Plan Change 5 – Peacocke Structure Plan

An important part of achieving our vision to create an attractive and sustainable neighbourhood in Peacocke, is ensuring our planning provisions match our goals. Hamilton City Council publicly notified the proposed Peacocke Structure Plan (Plan Change 5) on Friday 24 September 2021 and closed on Friday 5 November 2021. A summary of submissions and copies of the submissions are available and the period for further submissions is open from 16 February 2022. Further submissions must be lodged with Council by Wednesday 16 March 2022. 

The full plan change and summary of submissions can be viewed at hamilton.govt.nz/PlanChange5 

Where we've come from

Planning for Peacocke has been under way for more than 10 years. The area was officially included within Hamilton's boundary in 1989 and zoned for residential development in 2007. Since then, it has remained largely undeveloped mostly due to the funding required to establish the strategic infrastructure required to 'open up' the growth cell for development. But there was a strong desire from landowners to develop. The Hamilton Southern Links Transport Corridor Designation runs through the growth cell, providing transport connections to the wider Hamilton and Waikato roading network. The corridor was designated as part of a four-year consultation process that began in 2011 and evaluated a wide range of network options, identified three broad networks, and narrowed these down over time to the preferred option. When the Government's Housing Infrastructure Fund was announced in 2016, Council secured a $290.4 million funding package for the development of Peacocke. This was made up of $180.3 million 10-year interest-free loan and $110.1 million of Waka Kotahi NZ Transport Agency subsidies. This gave us the funding we need to make Peacocke happen and put in the strategic transport and utility connections that new homes need. When completed, Peacocke will be home for up to 20,000 Hamiltonians.

Why are we doing this?

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.

What it can't do

There are some things that we cannot change as they are already under way. This includes the alignment of the Southern Links roading network, which was decided through an extensive community engagement process over four years. We can also not change developments that have already been granted consent, proposed locations for infrastructure and the location of some community facilities which are currently being designated. 

Proposed changes

The proposed Plan sets out how the Peacocke area will be developed; guiding housing style and density, transport connections and community spaces, as well as determining how the area's cultural heritage and natural environment will be protected.

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.

Key features of the proposed Plan are covered in our information booklet and the full proposed provisions can be viewed online at hamilton.govt.nz/PlanChange5.

Helpful documents and links

Contact information

If you have any questions, please contact Mark Roberts on 07 838 6618 or email Mark.Roberts@hcc.govt.nz. Staff are available to discuss any concerns with you and can be contacted on (07) 838 6699 then ask to speak with the City Planning Unit or email districtplan@hcc.govt.nz.

What's the timeline? What happens next?

During 2021, we gathered feedback and made some changes to the proposed provisions. We publicly notified Plan Change 5 in September 2021 and received 58 submissions on the proposed provisions during the submission period.

Copies of the actual submissions will also be available to the public so that anyone can find out what specific issues have been raised. Now that submissions have closed, Council has prepared a summary of the decisions requested in submissions received and now invites further submissions and these must be lodged with Council by Wednesday 16 March 2022. This is the opportunity to support or oppose another person's submission, even if you didn't make an initial submission. Further submissions can only be made if:

  • you represent a relevant aspect of public interest
  • you have an interest greater than the general public has.

Following the close of further submissions, a report will be prepared on the proposal and a hearing date will be set and notified to all submitters and ‘further submitters’ who wish to be heard. All hearings are open to the public and will be conducted by independent commissioners. If you have indicated you wish to speak at the hearing you will be given a chance to explain your submission and may be questioned about it. After the hearing the commissioners will make their decisions. As a submitter you will be sent a copy of the decision and the reasons for it. Decisions will also be publicly notified. As a submitter, you will have right of appeal to the Environment Court.

June - OctoberStakeholder engagement
11 November - 9 December 2020Opportunity for the community to have their say
Early 2021Finalise a draft Plan
24 September 2021 Formal notification of the Plan Change
5 November 2021Submission close
16 February 2022
Call for further submissions. Closes 16 March 2022.
Mid 2022Hearings
Late 2022Notification of decision
Early 2023Plan change operative
Page reviewed: 15 Feb 2022 9:48am