12.2 Objectives and Policies: Te Rapa North Industrial Zone

Industrial land uses are able to establish and operate within the zone in an efficient and effective manner. ​ ​ ​
Industrial land is used for industrial uses.​
Non-industrial uses establish and operate only where they are ancillary to industrial activities, supporting industrial activities, or are consistent with industrial land uses.​
​Non-industrial uses do not adversely affect the industrial use of the Te Rapa North Industrial Zone, or impact adversely on the strategic role of the Central City as the primary office, retail, and entertainment centre, and the other commercial centres in the City.​


Activities that are non-industrial and that are provided for in other parts of the City should in general not be carried out within industrial locations. The District Plan sets as the key principle in this regard that industrial land should be preserved for industrial activities. Nevertheless, there is the need for the provision of a range of non-industrial uses, ancillary to and supporting industrial activities, or specific forms of commercial activity acceptable within industrial environments due to their characteristics.

This means those businesses that attract a great deal of traffic are directed towards the Central City and commercial centres, where they will be more accessible, and where significant public investment has been made in providing amenities and facilities capable of supporting such activities.

​Objective Policies​
The amenity levels of greenfield areas (including Stage 1A) are to be enhanced.

The amenity levels of the existing Te Rapa Dairy Manufacturing Site​​​ are to be maintained. ​ ​
A​menity levels within the Te Rapa North Industrial Zone are improved through the use of landscaping, screening and setbacks within the interfaces between the zone and the Waikato Expressway and Te Rapa Road.
Amenity levels within the Dairy Manufacturing Site will continue to reflect the existing activity on site.


Although lower standards of amenity are often characteristic of industrial locations, Plan provisions aim to enable a general improvement in the amenity of the City’s industrial locations. The Te Rapa North Industrial Zone incorporates both greenfield and the existing Dairy Manufacturing Site, and the amenities of both are important to consider. The purpose of this is to create functional and attractive employment areas and to contribute to raising amenity levels within the City generally. Greater emphasis is also placed on ensuring entrances into Hamilton are attractive and contribute to the overall amenity of Hamilton. This will ensure alignment with Hamilton City’s Gateway Policy.
This is to be achieved through resource consent being required for the development of a Concept Development Consent for the specific Stage 1A and 1B area.

​Objective Policies​
12.2.3 ​
Industrial development is consistent with the long-term land use pattern for the Te Rapa North Industrial Zone and occurs in an integrated, efficient and co-ordinated manner.​ ​ ​
The development of land in the Te Rapa North Industrial Zone is undertaken to ensure it aligns with the Regional Policy Statement.​
Industrial development in the Te Rapa North Industrial Zone occurs in an integrated and coordinated manner that aligns with capacity improvements to the existing reticulated infrastructure (water and wastewater) and roading, or which is in accordance with exemptions from the requirement to connect new development to that infrastructure. ​
Industrial development in the Te Rapa North Industrial Zone, beyond the first 7ha for Stage 1A is timed to coincide with the availability of all necessary reticulated infrastructure unless an express exception is provided for in this Plan. ​
Traffic and transportation effects are managed through land use planning, peak traffic generation controls and integrated, multi-modal transport approaches, to ensure industrial development in the Te Rapa North Industrial Zone does not adversely affect the safety and efficiency of the wider roading network. ​
Concept Development Consents shall be used to manage the nature, scale and intensity of proposed industrial developments, to ensure the efficient provision and use of reticulated infrastructure and associated funding mechanisms aligns with Council’s LTP and planned growth strategies, subject to exceptions provided for in this Plan.​
The development of land within Stage 1A is  undertaken in a manner which ensures the integrated and efficient development of the Te Rapa North Industrial Zone. ​
The development of land beyond the areas identified for development in this District Plan shall be avoided until specific district plan provision is made for that development.​


The Te Rapa North Industrial Zone has a number of strategic strengths that support its development for industrial purposes. These include its proximity to the Te Rapa and Ngaruawahia sections of the Waikato Expressway, Te Rapa Road (the existing State Highway 1), the North Island Main Trunk Railway (NIMTR), and its relative separation from sensitive residential activities.

The Te Rapa section of the Waikato Expressway provides an appropriate boundary to the north of the area. The area is well suited to a mix of industrial activities, provided environmental mitigation measures are included to protect the amenity of the Waikato River.

It is appropriate to provide for further dairy industry development in the vicinity of the Te Rapa Dairy Manufacturing Site and motorist support near the future Te Rapa and Ngaruawahia sections of the Waikato Expressway interchange. The staging acknowledges the importance of facilitating the growth of the dairy industry in a sustainable manner and the benefits of a service centre at a strategic location in the Waikato Expressway network.

To sustainably manage growth in a strategic manner, a total of 30 hectares (7ha prior to 1 January 2021 and another 23 hectares after 1 January 2021) shall be released for industrial development over the next 30-year period. The development of the remaining land area will be provided for in future planning instruments. Knowledge of the future growth rates, land demand and any changes in land use and development will guide future planning.  The release of the identified 30 hectares for development will be dependent on the establishment of the strategic transport network and the ability to service and provide the necessary infrastructure. 

​Objective Policies​
12.2.4 ​
Strategically important infrastructure and investment are supported and not compromised by inappropriate land use activities. ​ ​ ​
A limited area of land in Stage 1A should be developed as a dairy business cluster in conjunction with and complementary to the existing Te Rapa Dairy Manufacturing Site.​
Activities allowed within the Te Rapa North Industrial Zone should not give rise to reverse sensitivity effects in relation to existing or future industrial activities.​


The implementation of a land release regime (re​fer Planning Maps for Stage 1A) for the industrial development in the Te Rapa North Industrial Zone is based upon development being undertaken in conjunction with the provisions of appropriate infrastructure occurring in the specific locations identifie​d. This is a response to the main anchoring elements – Stage 1A, the Te Rapa Dairy Manufacturing Site. Notwithstanding the managed release of industrial land it is considered appropriate, in the immediate planning period (up to 2021), to also limit the type of industrial activities to reflect the locational specific nature of the identified area. 

In addition to the objectives and policies, the planning provisions requiring Concept Development Consents for each stage, along with controls over the nature of activities and staging in adv​​ance of any subdivision or development, allows for growth sequencing, the effects of development and the provision of efficient reticulated infrastructure to be strategically managed.

The Te Rapa North Zone forms part of a long term industrial land supply for Hamilton’s western area. It is important that the supply is used in a sustainable and efficient manner. Accordingly, the staging of development will be subject to the availability of infrastructure to enable the development of activities which are linked with existing industries or infrastructure to develop in a sustainably managed way, to avoid unnecessary financial burden being placed on the community as a whole.

​Obje​​ctive Policies​
Investment in the Te Rapa Dairy Manufacturing Site as a national and regionally important strategic facility is supported. ​
The Dairy Manufacturing Site​ should be recognised for the important benefits it contributes to the community and dairy industrial base for the Waikato.​
Subdivision, use and development shall not compromise the ongoing and efficient operation of the Dairy Manufacturing Site.​
The Dairy Manufacturing Site​, as an integral facility to the agricultural sector of Waikato, shall retain its opportunities for continued use, intensification and expansion.​
The ongoing development and use of the Te Rapa Dairy Manufacturing Site​​ site shall be supported through the application of specific provisions to enable buildings and structures, noise emissions and heavy vehicle movements occur in a manner to ensure the efficient operation of the Dairy Manufacturing Site​.

The Dairy Manufacturing Site​ confers large benefits in terms of economic and community wellbeing at both the local, regional and national level. Therefore, due to its size and importance to the national economy the Dairy Manufacturing Site​​ warrants special consideration in the District Plan through sustainable management practices while enabling opportunities for its continued use, intensification and expansion.

The establishment of incompatible uses nearby is a significant risk to its ongoing viability. Accordingly, it is important to consider the zoning around the Dairy Manufacturing Site​​. It is considered an industrial zone with specific noise and air quality controls to assist with maintaining the viability of the Dairy Manufacturing Site​​

The relevant activity statuses in 12.3.3 and general standards in 12.4 apply to the Dairy Manufacturing Site​​​. ​

Nevertheless, it is important to note that whilst the ongoing operation and development of the Dairy Manufacturing Site​​​ is key, these will not occur as of right and in such cases resource consent will be required.

Page reviewed: 09 Sep 2020 12:57pm