||The Peacocke area is a 720ha area of rural land to the southeast of the Glenview suburb of Hamilton City. The land was incorporated into the City from the neighbouring Waipa District Council in 1989 for the express purpose of providing for the City’s future urban growth.|
||For this reason the Peacocke Structure Plan has been prepared to provide a resource management framework to guide future use and development of the area and will be used to inform future District Plan changes, develop an infrastructure programme and a basis to provide guidance to development within this Growth Cell prior to the rezoning of the area.|
The Peacocke Structure Plan promotes ideas regarding urban design concepts and consideration around urban form, the transport network and the natural environment. These ideas are based on the following key principles:
The vision for the Peacocke area is that it will become a high quality urban environment that is based on urban design best practice, social well-being, and environmental responsibility.
Figure 3.4a: Peacocke Structure Plan – Land Use
3.4.1 Objectives and Policies
Peacocke Natural System
To strengthen the natural and ecological environment within Peacocke.
Protect and enhance significant natural areas.
Protect the physical integrity and ecological and stormwater function of the Mangakotukutuku Gully and Waikato River margins.
Provide an undeveloped open space buffer zone beyond the top edge of the Mangakotukutuku Gully and Waikato River to improve legibility from all parts of the growth cell.
Encourage lower density development (lot sizes of 800m²+) along the gully network.
Provide for revegetated gullies and river margins.
Manage stormwater to minimise the effect of urban development on Mangakotukutuku stream values and functions, maintain the ability of the stream to continue to provide habitat for threatened aquatic species and minimise adverse effects on the stream water quality and habitat.
Create ecological and open space links between gully and river.
Provide green corridors between the major arms of the Mangakotukutuku Gully and Waikato River.
Align collector and local street networks to create strong physical and visual connections between the gully system and river.
Provide a green corridor along the Waikato River that provides pedestrian and cycling facilities and amenity.
Develop only on suitable slopes and avoid modification of landforms.
Slopes steeper than 15 degrees are regarded as unsuitable for development given accessibility, stability and the extent of earthworks required.
Large-scale earthworks and modifications to landforms should be avoided to ensure development responds positively to the landscape and enables the creation of a distinctive urban form.
Peacocke Built Environment
Integrate movement routes with surrounding neighbourhoods.
Extend existing primary movement routes into the growth cell and use new routes to ‘stitch’ these together. Use these routes to orientate the secondary street network.
Create a high degree of connectivity both within and out of the Structure Plan area.
Enable access to employment, entertainment, retail and recreation through the integrated transport network.
Seek ways to reduce the impact of major movement barriers such as major arterial roads, the Mangakotukutuku Gully and the Waikato River.
Ensure that higher density development is linked to social and natural amenity.
Increase density around nodes, parks and riverfront areas.
Take advantage of areas of high amenity.
Intersect proposed passenger transport routes with nodes for critical mass of population and efficient interchange capabilities.
Encourage urban form that reduces dependency on the car by focusing on intensification and encouraging walking, cycling and the use of passenger transport.
Encourage an overlapping mix of land uses.
Provide a wide variety of land use activities within comfortable walking distance of the highest population densities and amenity.
Use mixed use planning rules to encourage a diverse and compatible range of activities, both vertically and horizontally.
Provide a public edge to the gully and river.
Avoid new development ‘turning its back’ or privatising edges to major natural features and recreational areas.
Avoid the creation of access barriers to allow for a wide spectrum of the resident population and visitors to physically access or visually interact with these features.
Utilise natural promontories and edges to develop distinct urban areas.
Use natural features to define neighbourhood edges and inform the development of a diverse range of living environments across the growth cell.
Use these landscape qualities as generators for niche market opportunities.
Focus on the creation of a stimulating river side urban development that is unique to Hamilton.
Locate neighbourhood centres within walking distance to recreational areas.
Development should be contained in distinctive neighbourhoods that are walkable and safe and linked by a high quality open space network.
Future-proof the Peacocke Structure Plan area.
Recognition of the role of Peacocke in the City as well as the subregion.
Peacocke Social Wellbeing
Locate large recreation areas on flat sites at the periphery of dense urban areas.
Locate formal sports pitches on slopes less than 1:50 and of sufficient coverage to avoid large quantities of cut and fill.
Locate large recreational areas on the periphery of higher density areas where a balance can be struck between proximity and the impact these large areas have on critical population catchments.
Locate formal sports fields on collector or minor arterial routes to ensure the sustainable use of the roading network and limit impact on surrounding neighbourhoods.
Develop the neighbourhood as the building block of the area.
Establish an integrated network of neighbourhoods, each distinctive and each with its core and sense of place.
Focus neighbourhoods around parks, schools, centres, and main streets.
Create a continuous network of open space.
Establish a series of green spaces providing connections and meeting places.
Ensure a high level of public access to the Waikato River corridor.
Regenerate existing suburbs through shared amenities.
Utilise new investment as an opportunity to improve or develop new amenities where deficiencies are recognised and allow new residents to ‘tap’ into and help sustain existing community structures.
Avoid conflicts with overprovision of amenities and undue competition with existing facilities.
Integrate into the existing urban form and natural and built environments.
Peacocke Cultural Environment
Protect historic and culturally significant sites or features.
Respect known pa sites, borrows pits and other cultural associations with waterways and the land, through the creation of protective reserves or enlightening developers to ways of integrating these features into new developments for the benefit of all stakeholders.
Culture and heritage can be generally perpetuated through retaining familiar landmarks and also by non-physical means, such as place names.
Protect surrounding rural views behind ridgelines, distance views to the City and regional landscape features.
Maintain strategic views from Peacocke Road and the localised knoll near Peacocke Lane to areas outside the growth cell through lower density development and greater building setbacks in these locations.
Restrict the impact of higher density areas on the rural character by generally containing visual effects within the catchment area of the Mangakotukutuku Gully.
Provide greater building setbacks along the Ohaupo and Peacocke Road ridgelines and minimise reverse sensitivity effects of rural activities on urban land uses.
Provide for lower density development (lot sizes of 1000m²+) in areas of undulating topography.
3.4.2 Structure Plan Components
22.214.171.124 Natural Character Areas
||This area is located adjacent to the Waikato River edge and has a high level of amenity. High density residential development would benefit from location in this area. Residential development will be a combination of general residential development, terrace housing and apartments. Development along the river will be required to create a public frontage to a river esplanade by ensuring dwellings front on to the river and the establishment of a local road or access lane that provides public access along the river will create a safe and usable river esplanade (refer to Figure 3.4.2a).|
||Public access to the river will be maintained with the development of ‘green streets’. Giving priority to pedestrian circulation and open space over other transportation uses may include sidewalk widening, landscaping, traffic calming, and other pedestrian-oriented features. A green street will enhance and expand the public open space in the immediate area, reinforce desired land use, transportation patterns, and linkages down to the river esplanade (refer to Figure 3.4.2a).|
||A master plan will be required for the river frontage prior to any development taking place, in order to ensure the large river frontage is fully utilised, creating an interesting and distinctive urban form. |
Figure 3.4.2a: Diagram showing the street pattern that encourages increased accessibility to the Waikato River Esplanade
1. River Esplanade – Pedestrian/Cycle network connecting Peacocke to Suburban Centre to Central City
2. ‘Green Streets’ connecting neighbourhoods to the River Esplanade
3. Local road/access lane fronting River Esplanade providing public access
4. Main traffic route setback from river front
5. Higher density residential development in areas of high amenity
6. Access to residential lots from rear lanes
7. General residential development
||The environmentally sensitive area of the Mangakotukutuku Gully network runs through the centre of Peacocke. Because of the natural sensitivity of this area lower urban densities are appropriate. Where the topography does not allow connectivity, lots should be arranged around ‘cul-de-sac’ spurs, limiting the need for the filling in of gullies or the re-contouring land (refer to Figure 3.4.2b).|
| Figure 3.4.2b: Concept illustrating the use of roading along the gully to make the gully system more legible and reduced densities around the gullies to protect the natural and ecological environment|
1. Use cul-de-sacs where connectivity is constrained by topography
2. Roading and Open Space buffer along gully
3. Larger lots along gully 800m² to 1200m²
4. Gully as public reserve land creates a strong feature within the urban fabric
||The visual sensitivity of the Mangakotukutuku Gully network needs to be acknowledged. The heavily incised nature of the Mangakotukutuku Gully means it potentially has poor legibility and little visual relationship with the wider urban form, particularly if privatised and enclosed along its edges. To protect against this, an open space buffer running along the top of the banks, will allow the gully system to be legible and in turn provide definition to the surrounding urban form (refer to Figure 3.4.2b). |
||Conversely local roads should run along the gully edge in as many places as possible with houses on one side of the street only, or the gully edge be maintained as public reserve land (refer to Figure 3.4.2b). |
||It is inevitable that some roads will have to cross the gully arms to create a well connected and integrated transport network. However it is envisaged that collector and local roads should generally be routed around the gully arms to minimise modification of the landform and limit ecological damage. |
||In terms of density of development, lot sizes of between 800m² and 1200m² would be more suitable for land immediately adjoining the gully system (refer to Figure 3.4.2b). This will ensure the amount of impervious surface is reduced and provide opportunities for water sensitive techniques to be used. A reduction in density adjoining the gully system will contribute visually to a more open and distinctive urban form, allowing the gully itself to be the dominant organising feature. |
||The undulating topography in the southern area of Peacocke is proposed for lower overall density (lot sizes of 1000m²+) with higher intensity arranged along the ridgeline. Steep slopes in this area should be kept in their natural form, through active planting of these areas with indigenous plants. Roads and access ways should follow the contours to ensure minimal disturbance of the natural topography.|
||The elevated ridges in the southern portion of Peacocke provide a degree of physical and visual containment to the growth cell but they are not prominent skyline ridges needing preservation from urban development. However it is desirable to maintain a more generous open setting along slopes to ensure the views of the hills are not completely obscured. The elevated nature of this area can be used to create distinctiveness. |
||The localised knoll to the east of Peacocke Lane is the main highpoint in the northern part of Peacocke. There is an opportunity to utilise this to provide a point of difference through design guidance or the possible development of specific provisions for the area to encourage development to respond to the landform. This may involve lessening the density or creating a different urban form in this area. Avoidance of significant roading through or over such features should also be part of this response.|
126.96.36.199 Community and Recreation Facilities
||In order to achieve a sustainable balance of land use activities it is important to ensure that a range of formal and informal recreational opportunities are provided to meet the diverse needs of the intended growing population of the Peacocke area.|
||Community facilities such as a public library, passenger transport facilities, schools and other community facilities will be required to support this growing community over time. When required, these facilities will be developed within or close to the commercial and community focal points identified, to ensure they are easily accessible to the residential areas of Peacocke.|
||Recreational facilities for the area, including the parks and reserves network need to meet multiple functions. Thus where possible:|
||Neighbourhood reserves will be integrated with the gullies,|
||Sports parks may have natural areas, play lots and links to gullies,|
||Riverside reserves will provide for walkways/cycle ways, may have nodes that serve as neighbourhood parks and will incorporate protection of natural areas,|
||All parks will provide landscape amenity, and where possible will support environmental values, and|
||Serve as stormwater peak flow detention basins.|
||The two major sports parks will contain a number of sports pitches (suitable for senior grade play, junior fields and training areas) and an area that serves a neighbourhood park function. Whilst they will primarily serve the local population, they will also form part of the city-wide network of sporting facilities. Two general locations have been shown, the northern park and the eastern park. The need for large, level, well-drained areas that are accessible will be significant factors in determining their precise location. Consideration will also need to be given to amenity issues with adjacent properties.|
||The sports parks are to be linked into the green corridors which will help to establish a more integrated network of facilities and improve accessibility. Together the sports parks, neighbourhood parks and major features such as the gully network and river corridor will provide a network of recreational facilities catering for the diverse needs of the local community. They will also make a significant contribution to the character and appearance of the area in line with the objectives and policies, creating public open space around key landscape features. |
||A major reserve area, on the south side of the Waikato River, will create a major recreational node along the riverbank and provide for the expansion of Hamilton Gardens.|
||Also neighbourhood parks provide a range of informal recreation facilities, including children’s play areas. These will complement the range of facilities provided by the sports parks and provide a smaller scale focal point for the local neighbourhoods. They are intended to serve a catchment area with approximately a 500m radius. In order to provide appropriate levels of accessibility and an even distribution of recreational facilities, each neighbourhood should be provided with a park comprising approximately 0.8 hectare. |
||Where possible neighbourhood parks should incorporate existing natural features and be sited in prominent locations where there is scope for passive surveillance, outlooks and a high degree of accessibility. They may also act as a transitional area between different activities. Neighbourhood parks will have an informal character with little built development. Like the active recreation sports parks, they will be established within residential areas.|
||Criteria for the location of neighbourhood parks are:|
||Distribution across the growth cell,|
||Respond to the local context and work with the existing landscape,|
||Integrate CPTED principles into the development of the parks,|
||Accessibility to a residential catchment,|
||Ability to protect or enhance natural features,|
||Ability to protect cultural and heritage values,|
||Ability to foster positive neighbourhood identity and provide community focal points,|
||Ability to provide off-road linkages between residential neighbourhoods and facilities, and|
||Ability to link areas of natural and ecological value.|
||The exact location of neighbourhood parks will be determined in consultation with landowners at the time of subdivision, taking into account the criteria above and the local road layout.|
||The indicative riverside reserve network is intended to create a continuous walking and cycling network along the river’s edge. A number of areas of particular landscape value have been identified where the reserve has been widened to indicate Council’s intention to acquire the land. The desired outcome is a vegetated and accessible riverbank corridor that provides a buffer between urban development and the river. As part of the riverside reserve it is proposed that a park be established adjacent to the proposed community focal point, thus providing further recreation amenity associated within the Suburban Centre. |
||A key urban design principle for Peacocke is well-connected and walkable residential areas. This means that individual residential neighbourhoods are linked well by local and collector roads, and via off-road walkway and cycleway links. The roading network itself should respond positively to the strong topographical features within each character area such as the arms of the Mangakotukutuku Gully.|
||Walkable neighbourhoods are also about creating attractive residential areas with legibility and clear linkages to key destinations such as the commercial/ community nodes where sports parks, schools and community facilities will be located. Residential densities should be increased around these nodes to concentrate more of the population within easy walking distance of key community infrastructure. In this manner an urban form is more likely to be generated that encourages walking and cycling and a reduced reliance on the private car.|
188.8.131.52 Commercial/Community Nodes
||The Suburban Centre will be the location for a public library, schools, public transport centre and the focus for the majority of commercial activities within Peacocke. It should also be the location for a secondary school, should one be required to serve the Peacocke area. The Suburban Centre is a street-based, mixed-use centre, based around attractive and well functioning public open space and containing a mix of land uses and facilities that would be expected within a conventional suburban centre (refer to Figure 3.4.3a). |
||The Suburban Centre’s indicative location on a transport route junction will ensure it is easily accessible to the entire growth cell. The size and configuration of the Suburban Centre will be determined in more detail once a retail needs analysis for Peacocke has been developed.|
||Residential activity is a key component of the Suburban Centre. Apartment style development will be encouraged within and beside the Suburban Centre. This could take the form of commercial activity at the ground floor with residential above. The benefit of this is that it injects activity and ‘life’ into these centres outside of normal working hours. |
||The location of the Suburban Centre creates a strong link via a pedestrian orientated ‘green street’ to a community focal point on the Waikato River. The community focal point will focus on hospitality and small boutique retail as well as encouraging the use of the river esplanade and the river as a potential connection between the growth cell and the Central City and other key destinations (refer to Figure 3.4.3a).|
Figure 3.4.3a: Concept plan showing the proposed Suburban Centre and its relationship to the river and distribution of land uses
1. River Esplanade – Pedestrian/Cycle network
2. Land Use that focuses on the river and hospitality
3. Mixed Land Use along link between Suburban Centre and River node
4. Pedestrian orientated ‘Green Street’
5. Retail and traffic orientated activities located along arterial routes
6. Suburban Centre located at intersection of Arterial routes to provide greater accessibility
7. Community Facilities and Passenger Transport node
8. River reserve providing Suburban Centre with recreational facilities
Figure does not define the exact location and extent of the suburban centre and is indicative only.
||Community Focal Points|
||These are small in size and serve a local function only. The locations have been chosen to provide a wide distribution across the growth cell maximising the amount of residential land within a five minute walking distance of the centres. The centres are located at junctions to facilitate public transport and accessibility, and adjacent to neighbourhood parks or other open space. These are intended to be the location for future schools in the Peacocke area making them easily accessible from adjoining residential areas. The final make up and location of these community focal points within the neighbourhood will be finalised through the Master Plan process outlined in Volume 2, Appendix 184.108.40.206.|
3.4.4 Transport Network
||A fundamental urban design principle is the ease of movement to ensure well connected communities. It is essential that transportation routes are designed to give priority to walking and cycling, and facilitate a seamless web of direct and efficient passenger transport routes that connect neighbourhoods with the central area of the City and other key destinations. In considering the final alignment of the Transport Network the alignment of transport routes needs to be taken into account, as identified in Volume 2, Appendix 2, Figure 2-2 Peacocke Structure Plan Staging and Transport Network.|
||The transport network (refer to Figure 3.4.4a) shown on the Structure Plan is indicative and not intended to show exact alignments. Collector roads in particular are shown conceptually to provide key linkages between different residential neighbourhoods. Their precise alignment will be largely determined as individual subdivisions are progressed. |
||The transportation network is made up of the following:|
||A walkway/cycleway network which wherever possible has been developed as a segregated network (i.e. separated from the carriageway), |
||An arterial transport network which links destinations, and |
||A collector road network which serves to connect residential neighbourhoods together as well as to the arterial roading network. |
||The distribution of roads across Peacocke is based on this hierarchy through linking key nodes and provides a logical passenger transport network. While in the foreseeable future this will be based on buses, it is intended that the arterial routes can potentially accommodate alternative modes of transport such as light rail.|
||Furthermore uncertainty around the precise form and function of the Southern Links state highway network also means the roading network needs to be responsive to changing circumstances and priorities. The final alignment of the arterial network within Peacocke will be established through the designation process. Therefore the alignment of some of the arterial routes is highly indicative, especially the southern section of the central major arterial route (refer to Figure 3.4.4a below).|
Figure 3.4.4a: Proposed Transport Corridors
The key features of the network are:
1. Walkway and cycleway route linking all parts of Peacocke to the Central City via the Mangakotukutuku Gully and Waikato River corridor
2. ‘City Link’ major arterial route which traverses through the central portion of Peacocke and links with Cobham Drive at the Cobham Bridge, to provide a direct route to the Central City and hospital
3. ‘Eastern Link’ major arterial route which branches from the City Link route and crosses the Waikato River near Echo Bank Place linking with Cobham Drive and the Hamilton Ring Road, thus providing a direct route to the eastern side of the City
4. ‘City Link’ major arterial route forms part of the ‘Southern Links’ network that will likely connect with Kahikatea Drive in the west, and the Waikato Expressway in the east which provides strong connectivity in all directions
5. Minor arterial network that provides a link between the western and eastern sides of the growth cell, and the main north-south corridor for the eastern part of the growth
6. Collector road network that links individual residential neighbourhoods with each other and with the arterial roading network
3.4.5 Interim Subdivision
||The Structure Plan sets the overarching structure and pattern of development, to which an eventual infrastructure programme will need to reflect. While the concepts are flexible in their application to some extent, there are critical elements of infrastructure that must be provided for, within defined corridors. |
||The probability of the key urban design concepts of the Structure Plan being realised decreases exponentially as the size of allotments decreases. Smaller blocks of land will not be able to achieve the critical mass required to enable neighbourhood centres, or different residential densities to be developed, in a coherent and integrated manner. Essentially this means that the urban form promoted by the Structure Plan may become unachievable if wide-scale interim subdivision occurs. |
||There is however no fundamental objection to interim development of future growth areas provided the ability for further urban development in an acceptable form is preserved. The provisions within Chapter 23 are intended to manage interim subdivision with these principles in mind.|
||This approach will provide a more coherent and coordinated response to the interim development pressures that exist, and provide the optimum platform to manage these issues. This ensures that interim development in Peacocke still enables the City’s objective of achieving full urban development in the entirety of the Peacocke area, that is based on good urban design principles and is unique in Hamilton while still providing land owners the opportunity to manage their land sustainably.|
3.4.6 Indicative Infrastructural Development Programme
||Council’s Long Term Plan sets out the infrastructure programme for the City. The infrastructure provision for Peacocke detailed in the Long Term Plan is a programme of roading upgrades, a wastewater storage facility or similar wastewater solution, and extension of water and stormwater services to the area shown as Stage 1 on the Staging plan contained in Volume 2, Appendix 2, Figure 2-2.|
||Stage 2 of the growth cell does not have an established infrastructure programme within the Long Term Plan. Generally however, it is anticipated that over a 20-25 year period once the necessary bulk trunk infrastructure and transport network has been established (i.e. the installation of a bulk wastewater connection to the existing reticulated network to the north of the Waikato River, and a bridge and transport corridor connection constructed across the Waikato River) to join Peacocke to the City’s existing infrastructure networks, development will start. However the development of Stage 2 could be brought forward if the necessary bulk infrastructure and transport networks are constructed outside of the Long Term Plan programme.|
||The development of Stage 2 is to be staged from the north in the vicinity of the Water Treatment Plant and then proceed in a southerly direction along Peacocke Road.|
220.127.116.11 Rule - Proposed Staging of Residential Development
||Volume 2, Appendix 2, Figure 2-2 sets out the intended staging of development for Peacocke which at this time consists of a Stage 1 of approximately 85 hectares. The remainder of the growth cell (Stage 2) does not have a staging proposed as infrastructure provision for this area is not within the Long Term Plan.|
Development within Stage 1 will be staged as follows:
Stage 1a and Stage 1b will be required to meet the following:
||Any development on Sec 1 SO 57582 or the balance of this parent lot shall be required to:|
||Upgrade the existing wastewater network to accommodate any development on the site.|
||Implement a solution, which is acceptable to Council, to address the adverse transport effects on Dixon Road/State Highway 3 Intersection from the potential traffic volumes from within Stage 1. |
||Any development that does not comply with the above will be a non-complying activity. |
3.4.7 Provisions in Other Chapters
The provisions of the following chapters apply to activities within this chapter where relevant.
• Chapter 2: Strategic Framework
• Chapter 5: Special Character Zones
• Chapter 23: Subdivision
• Chapter 25: City-wide
• Volume 2, Appendix 1: District Plan Administration