Weston Lea Limited

The proposal is to develop approximately 105 hectares of land adjoining the western bank of the Waikato River in Peacocke, Hamilton for residential development and associated subdivision. The subdivision and development will provide for 862 dwellings on individual certificates of title. In addition, there are two large lots proposed adjacent to Peacockes Road to be developed in the future for a mixed use residential/commercial centre (development of these lots is not part of current applications). Earthworks, new roading, cycleways, walkways, additional planting within a retained esplanade, and three waters infrastructure are required to enable the development and a number of open space areas are included in the applications.

Applicant has requested public notification of the proposed development.

Public notification on Saturday, 1st September 2018. Submissions closed on Friday, 28th September 2018.

Public Notice (PDF, 137KB)
Brief Description of Proposal (PDF, 2.24MB)

Application

Cover Letter (PDF, 278KB)
Assessment of Environmental Effects (PDF, 2.76MB)
Appendix A - Objectives & Policies (PDF, 717KB)
Appendix B - District Plan Rules Assessment (PDF, 403KB)
Appendix C - District Plan Criteria Assessment (PDF, 69.0KB)
Appendix D - Urban Design Report (PDF, 33.6MB)
Appendix E - Landscape & Visual Effects Report (PDF, 7.56MB)
Appendix F - Open Space Framework (PDF, 131MB)
Appendix G - Terrestrial Ecological Assessment (PDF, 21.6MB)
Appendix H - Freshwater Ecology Report by Boffa Miskell (PDF, 8.53MB)
Appendix H - Freshwater Ecology Report by Argo Environmental (PDF, 3.62MB)
Appendix I - Integrated Transportation Assessment Report (PDF, 37.9MB)

Transportation Assessment Appendices (PDF, 20.2MB)

Appendix J - Geotechnical Investigation Report Part 1 (PDF, 22.8MB)
Appendix J - Geotechnical Investigation Report Part 2 (PDF, 190MB)
Appendix J - Geotechnical Investigation Report Part 3 (PDF, 88.3MB)
Appendix J - Geotechnical Investigation Report Part 4 (PDF, 1.87MB)
Appendix K - Environmental Investigation Report (PDF, 17.0MB)
Appendix L - Wastewater Disposal Report (PDF, 9.64MB)
Appendix M - Water Supply Report (PDF, 3.96MB)
Appendix N - Integrated Sub-Catchment Management Plan (PDF, 7.87MB)
Appendix O - Civil Infrastructure Report (PDF, 7.32MB)
Appendix P - Cultural Impact Assessment (PDF, 603KB)
Appendix Q - Archaeological Values & Effects Assessment (PDF, 8.08MB)
Appendix R - Flood Hazard Report (PDF, 2.63MB)
Appendix R - Flood Hazard Build Report (PDF, 6.99MB)
Appendix S - Certificates of Titles (PDF, 946KB)
Appendix T - Scheme Plans (PDF, 23.8MB)
Appendix U - District Plan Overlay Drawings (PDF, 42.0MB)
Appendix V - Engineering Design (PDF, 8.72MB)
Appendix W - Engineering Design Drawings Part 1 (PDF, 168MB)
Appendix W - Engineering Design Drawings Part 2 (PDF, 151MB)

Section 92 - Further Information

Request for Further Information by Hamilton City Council 5/07/2018 (PDF, 1.27MB)
Further Information Response - Document Table 17/08/2018 (PDF, 357KB)

Appendix A - Landscape, Visual Effects & Open Space (Boffa Miskell) (PDF, 37.1MB)
Appendix B - Terrestrial Ecology (Boffa Miskell) (PDF, 10.9MB)
Appendix C - Archaeological Assessment (Warren Gumbley Ltd) (PDF, 783KB)
Appendix D - Freshwater Ecology (Boffa Miskell) (PDF, 7.34MB)
Appendix E - Urban Design Report (PDF, 3.12MB)
Appendix F1 - Covenant of Certificate of Title B416556 (PDF, 87.6KB)
Appendix F2 - Covenant of Certificate of Title R235556 (PDF, 607KB)
Appendix F3 - Covenant of Certificate of Title R338233 (PDF, 387KB)
Appendix F4 - Certificate Investigation Memo (Harrison Grierson) (PDF, 228KB)
Appendix G - River Offset Plan (Harrison Grierson) (PDF, 4.11MB)
Appendix H - Objectives & Policy Assessment (PDF, 98.4KB)
Appendix I - Geotechnical Memo (PDF, 4.20MB)
Appendix J - Civil Infrastructure Report (Harrison Grierson) (PDF, 6.21MB)

Appendix 1 - Preliminary Engineering Drawings
141842-SK260 - Alternative Road Grading Layout Plan (PDF, 2.14MB)
141842-SK265 - Alternative Road Grading Longitudinal Sections 1 of 6 (PDF, 160KB)
141842-SK266 - Alternative Road Grading Longitudinal Sections 2 of 6 (PDF, 165KB)
141842-SK267 - Alternative Road Grading Longitudinal Sections 3 of 6 (PDF, 166KB)
141842-SK268 - Alternative Road Grading Longitudinal Sections 4 of 6 (PDF, 159KB)
141842-SK269 - Alternative Road Grading Longitudinal Sections 5 of 6 (PDF, 164KB)
141842-SK270 - Alternative Road Grading Longitudinal Sections 6 of 6 (PDF, 159KB)
141842-SK281 - Stormwater Basin Location Plan 1 of 5 (PDF, 2.04MB)

141842-SK282 - Stormwater Basin Location Plan 2 of 5 (PDF, 1.27MB)
141842-SK283 - Stormwater Basin Location Plan 3 of 5 (PDF, 1.78MB
141842-SK284 - Stormwater Basin Location Plan 4 of 5 (PDF, 1.74MB)

141842-SK285 - Stormwater Basin Location Plan 5 of 5 (PDF, 2.78MB)
141842-SK311 - Typical Private Stormwater Layout (PDF, 189KB)

141842-SK312 - Pre-Development Catchment Plan 1 of 2 (PDF, 1.29MB)
141842-SK313 - Pre-Development Catchment Plan 2 of 2 (PDF, 1.87MB)
141842-SK314 - Post-Development Catchment Plan 1 of 2 (PDF, 713KB)
141842-SK315 - Post-Development Catchment Plan 2 of 2 (PDF, 863KB)
Appendix 2 - Stormwater Outfall

Stormwater Outfall Memo (PDF, 2.31MB)
141842-SK291-296 Stormwater Headwall Layout Plans (A3) (PDF, 2.92MB)
141842-SK321-338 Stormwater Outlet Drawings (A3) (PDF, 92.4MB)
Appendix 3 - Flow Depth Calculations

Flow Depth Calculations for 50-Year Overland Flow Cross Section (PDF, 48.1KB)
Flow Depth Calculations for 100-Year Overland Flow Cross Section (PDF, 47.8KB)

Appendix K - Draft Encumbrance Instrument (PDF, 60.5KB)
Appendix L - Traffic & Transportation (Stantec) (PDF, 191KB)
Appendix M - Joint Landscape/Ecology Memorandum (Boffa Miskell) (PDF, 4.83MB)
Appendix N - Fish Survey Forms (PDF, 3.84MB)
Appendix O - Scheme Plan Update (PDF, 427KB)
Appendix P - Riverbank & Gully Hazard Area Overlay Plans

141842-SK339 - Plan 1 of 6 (PDF, 5.51MB)
141842-SK340 - Plan 2 of 6 (PDF, 5.86MB)
141842-SK341 - Plan 3 of 6 (PDF, 6.35MB)
141842-SK342 - Plan 4 of 6 (PDF, 6.10MB)
141842-SK343 - Plan 5 of 6 (PDF, 6.47MB)
141842-SK344 - Plan 6 of 6 (PDF, 6.31MB)

Further Information Clarification on Civil Infrastructure 15/10/2019 (PDF, 487KB)
Appendix A - Cut Fill Depth Draft Plans (PDF, 10.9MB)
Appendix B1 - Stormwater Headwall Layout Plans (PDF, 9.45MB)
Appendix B2 - Alternative Road Grading (PDF, 5.36MB)

Additional Information Post Notification

Peer Review of Liquefaction Assessment by HDgeo (PDF, 13.3MB)
Additional Information on Liquefaction Analysis

Plan of Liquefaction Potential - Map Index (PDF, 3.19MB)
Plan of Liquefaction Potential - Map A and A1 (PDF, 2.74MB)
Plan of Liquefaction Potential - Map B (PDF, 3.08MB)
Plan of Liquefaction Potential - Map C (PDF, 2.74MB)
Liquefaction Analysis (PDF, 1.72MB)

Additional Information on Groundwater Monitoring

Location Plans and Groundwater Monitoring Data (PDF, 12.1MB)

Additional Information of Water Balance

Water Balance Assessment Report (PDF, 1.29MB)
Water Balance Data Summary (PDF, 219KB)

Additional Information on Proposed Changes in North-Eastern Area of the Site

Assessment of Environmental Effects Addendum (PDF, 138KB)

Appendix A - Urban Design Addendum Report (PDF, 5.3MB)
Appendix B - Landscape/Visual Effects/Open Space Addendum Report (PDF 130MB)
Appendix C - Ecological Assessment Addendum (PDF, 3.33MB)
Appendix D - Geotechnical Investigation Addendum Report (PDF, 1.46MB)
Appendix E - Civil Engineering Infrastructure - North-East Alterations Addendum (PDF, 2.58MB)
Appendix F - Scheme Plans, Preliminary Engineering Drawings and Staging Plans Addendum

Scheme Plan - Indicative Staging Plan (PDF, 622KB)
Scheme Plans Sheets 1-5 (PDF, 3.58MB)
Scheme Plans Sheets 6-10 (PDF, 3.16MB)
Scheme Plans Sheets 11-15 (PDF, 2.80MB)
Scheme Plans Sheets 16-23 (PDF, 5.75MB)
Earthworks Cut/Fill Plans (PDF, 3.83MB)
Finished Contour Plans (PDF, 2.01MB)
Roading Longitudinal Section Plans and Typical Road Cross Sections (PDF, 317KB)
Peacocke Road Site Section Plans (PDF, 162KB)
Knoll Reserve Site Section Plans (PDF, 205KB)
Stormwater, Wastewater and Water Detail Plans (PDF, 3.20MB)
Service Co-ordination Plans (PDF, 2.58MB)
Post Development Catchment Plans (PDF, 867KB)

Appendix G - Open Space Drawings Addendum (PDF, 10.1MB)
Appendix H - Open Space Framework (Amended 14/02/2019) (PDF, 130MB)

Additional Information from Applicant Received 27/03/2019

Additional Information Cover Letter (Merestone) 27/03/2019 (PDF, 161KB)
Staging Plans

Scheme Plan: Staging & Overall Layout (PDF, 1.42MB)
Scheme Plan: Sheets 1-5 (PDF, 1.22MB)
Scheme Plan: Sheets 6-10 (PDF, 1.24MB)
Scheme Plan: Sheets 11-15 (PDF 1.12MB
Scheme Plan: Sheets 16-23 (PDF, 2.09MB)

East-West Shelterbelt Plans (PDF, 3.76MB)
Gully Hazard & Significant Natural Area Plans (PDF, 18.0MB)
Ecological Constraints Plan (PDF, 3.04MB)

Submissions

Summary of Submissions Received (PDF, 287KB)
Submissions 1-10 (PDF, 320KB)
Submissions 11-20 (PDF, 4.09MB)
Submissions 21-30 (PDF, 7.99MB)
Submissions 31-40 (PDF, 10.1MB)
Submissions 41-50 (PDF, 3.18MB)
Submissions 51-60 (PDF, 10.4MB)
Submissions 61-70 (PDF, 3.06MB)
Submissions 71-82 (PDF, 11.2MB)

Please note: The proposal is for joint land use and subdivision applications. Submissions will be treated as applying to both applications, unless specifically stated otherwise on the submission form.

Hearing Commissioner Panel Directions

Commissioner Hearing Panel Direction (1) 22/02/2019 (PDF, 206KB)
Commissioner Hearing Panel Direction (2) 7/03/2019 (PDF, 186KB)
Memorandum of Legal Counsel for Applicant 28/02/2019 (PDF, 157KB)
Commissioner Hearing Panel Direction (3) 25/03/2019 (PDF, 213KB)
Memorandum of Legal Counsel for Riverlea Environment Society 12/03/2019 (PDF, 194KB)
Commissioner Hearing Panel Direction (4) 2/04/2019 (PDF, 185KB)
Commissioner Hearing Panel Direction (5) 13/05/2019 (PDF, 424KB)
Memorandum of Legal Counsel for Applicant 17/05/2019 (PDF, 215KB)
Memorandum of Legal Counsel for Applicant 20/05/2019 (PDF, 146KB)
Memorandum of Legal Counsel for Riverlea Environmental Society 24/05/2019 (PDF, 761KB)
Commissioner Hearing Panel Direction (6) 24/05/2019 (PDF, 181KB)
Memorandum of Legal Counsel for Applicant 27/05/2019 (PDF, 103KB)

Lighting Statement of Evidence by Mark Kessner 24/05/2019 (PDF, 158KB)
Waikato Expressway (Hamilton Section) Consents (PDF, 2.98MB)
Waikato Expressway (Hamilton Section) Ecological Management & Restoration Plan (PDF, 604KB)
Waikato Expressway (Hamilton Section) Bat Management Plan Part 1 (PDF, 10.8MB)
Waikato Expressway (Hamilton Section) Bat Management Plan Part 2 (PDF, 12.3MB)

Memorandum of Legal Counsel for Director-General of Conservation 30/05/2019 (PDF, 192KB)
Memorandum of Legal Counsel for Hamilton City Council 30/05/2019 (PDF, 177KB)
Commissioner Hearing Panel Direction (7) 7/06/2019 (PDF, 213KB)
Memorandum of Legal Counsel for Director-General of Conservation 21/06/2019 (PDF, 536KB)
Memorandum of Legal Counsel for Applicant and Hamilton City Council 25/06/2019 (PDF, 178KB)
Commissioner Hearing Panel Direction (8) 28/06/2019 (PDF, 169KB)
Memorandum of Legal Counsel for Applicant and Hamilton City Council 8/07/2019 (PDF, 173KB)
Hearing Transcript on 03/05/2019 at 9.00am - 12.30pm (PDF, 237KB)
Hearing Transcript on 06/05/2019 (afternoon) (PDF, 326KB)
Hearing Transcript on 08/05/2019 starts at 4.30pm (part of recording missing) (PDF, 117KB)
Hearing Transcript on 13/05/2019 (DOC morning session) (PDF, 289KB)
Hearing Transcript on 14/05/2019 at 9.00am - 1.15pm (PDF, 280KB)
Commissioner Hearing Panel Direction (9) 10/07/2019 (PDF, 285KB)
Statement in Answer to Questions of The Hearing Panel Raised in Direction 9 24/07/2019 (PDF, 5.21MB)
Memorandum of Legal Counsel for Hamilton City Council 20/08/2019 (PDF, 117KB)
Commissioner Hearing Panel Direction (10) 2/09/2019 (PDF, 180KB)
Commissioner Hearing Panel Direction (11) 4/09/2019 (PDF, 175KB)
Commissioner Hearing Panel Direction (12) 19/09/2019 (PDF, 126KB)

Notice of Hearing

Formal Notice of Hearing (PDF, 6.69MB)

Schedule of Hearing

Hearing Schedule (PDF, 357KB)

Council's Section 42A Report & Appendices

Section 42A Report (PDF, 900KB)
Attachment 1 - District Plan Maps (PDF, 373KB)
Attachment 2 - Archaeological Authority (Heritage New Zealand) (PDF, 667KB)
Attachment 3 - Rules Compliance (PDF, 106KB)
Attachment 4 - Recommended Conditions of Consent (PDF, 366KB)
Appendix A - Landscape/Visual Statement of Evidence by David Mansergh (PDF, 537KB)
Appendix B - Heritage Statement of Evidence by Alexandra Simmons (PDF, 343KB)
Appendix C - Geotechnical Statement of Evidence by John Brzeski (PDF, 36.4KB)
Appendix D - NESCS Assessment Memo by Carmel Managan (PDF, 75.4KB)
Appendix E - Terrestrial Ecology Statement of Evidence by Gerardus Kessels (PDF, 4.41KB)
Appendix F - Transportation Statement of Evidence by Alasdair Gray (PDF, 3.56MB)
Appendix G(a) - Stormwater & Flood Hazard Statement of Evidence by Caleb Clarke (PDF, 226KB)
Appendix G(b) - Wastewater Statement of Evidence by Chris Hardy (PDF, 94.0KB)
Appendix G(c) - Wastewater Servicing Memo by Jackie Colliar (PDF, 191KB)
Appendix G(d) - Engineering Memo by Jonathon Brooke (PDF, 91.3KB)
Appendix H - Urban Design Memos by Colin Hattingh (PDF, 1.03MB)
Appendix I - Parks & Open Spaces Memo by Sean Stirling (PDF, 1.52MB)

Applicant's Evidence

Owner Statement of Evidence by Mark Peacocke (PDF, 348KB)
Project History and Strategic Infrastructure Considerations Statement of Evidence by Andrew Duncan (PDF, 174KB)
Proposal Overview Statement of Evidence by Ben Inger (PDF, 350KB)
Urban Design Statement of Evidence by Jacobus Mentz (PDF, 5.75MB)
Landscape Architecture Statement of Evidence by Rachel de Lambert (PDF, 3.93MB)
Terrestrial Ecology Statement of Evidence by Andrew Blayney (PDF, 4.29MB)
Bat Ecology Statement of Evidence by Georgia Cummings (PDF, 44.3MB)
Bat Ecology Statement of Evidence by Stuart Parsons (PDF, 224KB)
Freshwater Ecology Statement of Evidence by Kieran Miller (PDF, 6.04MB)
Geotechnical Statement of Evidence by Paul Fletcher (PDF, 158KB)
Civil Engineering Infrastructure Statement of Evidence by Ray O'Callaghan (PDF, 382KB)
Traffic Statement of Evidence by Anthony Penny (PDF, 5.13MB)
Archaeology Statement of Evidence by Warren Gumbley (PDF, 775KB)
Cultural Statement of Evidence by Norman Hill (PDF, 198KB)
Hamilton Growth Economics Statement of Evidence by John Small (PDF, 358KB)
Sports Park & Recreation Area Statement of Evidence by James Fairgray (PDF, 300KB)
Planning Statement of Evidence by David Serjeant (PDF, 1.05MB)

Submitter's Evidence

Ministry of Education (Submission 18)
Letter on Behalf of Ministry of Education by Andrew Hill (PDF, 134KB
Graham McBride (Submission 42)
Statement of Evidence by Graham McBride (PDF, 302KB)
Department of Conservation (Submission 59)
Statement of Evidence by Moira Pryde (PDF, 812KB)
Statement of Evidence by John Riddell (PDF, 240KB)
Statement of Evidence by Kerry Borkin (PDF, 608KB)
Statement of Evidence by Laurence Barea (PDF, 341KB)
Heritage New Zealand (Submission 62)
Statement of Evidence by Carolyn McAlley (PDF, 278KB)
Statement of Evidence by Rachel Darmody (PDF, 172KB)

Attachment - Authority Decision 2019/69 (PDF, 2.08MB)

Hamilton City Council - Open Spaces, Facilities & Strategic Infrastructure (Submitter 65)
Statement of Evidence by Robin Rawson (PDF, 1.80MB)
Statement of Evidence by Mark Roberts (PDF, 8.96MB)
Statement of Evidence by Jamie Sirl (PDF, 442KB)
Statement of Evidence by Andrew Parsons (PDF, 440KB)
Riverlea Environment Society Inc. (Submission 72)
Statement of Evidence by Bruce Clarkson (PDF, 1.17MB)
Statement of Evidence by Rebecca Stirnemann (PDF, 968KB)
Woolworths New Zealand Limited (T/A Countdown) (Submission 75)
Cover Letter on Behalf of Woolworths New Zealand Limited (PDF, 377KB)
Statement of Evidence by Philip Brown (PDF, 496KB)

Hearing

To hear and decide the application by Independent Commissioners, a hearing commencement date has been set as follows:

Date: Thursday, 2nd May 2019
Time: 9.00am
Venue: Reception Lounge, Ground Floor, Municipal Building, Garden Place, Hamilton

Audio recordings of the hearing are available on request, please email sarah.blanchett@hcc.govt.nz.

Reconvened Hearing

To present Council's Supplementary Section 42A Report and Closing Legal Submissions In Reply by the Applicant (Weston Lea Limited), a reconvened hearing has been set as follows:

Date: Thursday, 5th September 2019
Time: 9.00am
Venue: Reception Lounge, Ground Floor, Municipal Building, Garden Place, Hamilton
Location Map (PDF, 6.57MB)