attn: luke o’dwyer€¦ · satisfied of the following statutory criteria of which we believe we...

Perry House, 360 Tristram St, Private Bag 3091, Hamilton Phone: +64 7 838 3633, Fax: +64 7 838 3699, Email: [email protected], Web: www.perry.co.nz

2 October 2017 Chief Executive Officer Hamilton City Council Attn: Luke O’Dwyer, Paul Bowman Private Bag 3010 Hamilton 3240 Dear Richard PERRY GROUP LTD (Perry’s) – TE AWA LAKES DEVELOPMENT REQUEST FOR SPECIAL HOUSING AREAS On behalf of Perry Group (“Perry’s”), thank you for the opportunity to submit a Special Housing Area (SHA) application for predominant residential areas within our Te Awa Lakes Project.

There has been extensive discussions and collaboration on all technical and conceptual aspects of the Te Awa Lakes proposed development, through Perry’s private Plan Change application process, recommended and accepted last month by the Council.

As you know, the purpose of the Housing Accords and Special Housing Areas Act 2013 (HASHAA) is to ‘enhance housing affordability by facilitating an increase in land and housing supply’. This statute introduces a method of processing land and residential development proposals at a significantly faster pace and with greater certainty than through alternative traditional RMA processes. For this reason, Te Awa Lakes considers the HASHA will provide for a quicker and more efficient means to deliver quality affordable housing for Hamilton City, in comparison to the private Plan Change application process.

Te Awa Lakes represents a rare opportunity to provide a unique master planned development for the region in a location which showcases the Awa, and is the primary gateway to our City.

Both Areas A and B of the site are ready for residential development with comprehensive infrastructure servicing already in place and discussions with financial partners progressing rapidly.

Section 16 of HASHAA identifies the process for establishing Special Housing Areas and in accordance with s.16(3) is largely based on demand and infrastructure. The Minister must be satisfied of the following statutory criteria of which we believe we satisfy and comply.

mailto:[email protected]

Clause HASHA Policy Wording

16(3)(a) Adequate infrastructure to service qualifying developments in the proposed Special Housing Area either exists or is likely to exist, having regard to local planning documents, strategies, and policies, and any other relevant information, and

16(3)(b) evidence of demand to create qualifying developments in specific areas of the scheduled region or district, and

16(3)(c) demand for residential housing in the proposed Special Housing Area.

Perry’s assessment against the Council’s further SHA policy criteria for assessing sites shows that the

Te Awa Lakes SHA proposal currently, or will comply with these items:

Clause Hamilton City Council SHA Policy Wording

14. All proposals for an SHA shall demonstrate to Councils satisfaction that the following criteria will be met

14.a) Development within the proposed SHA will achieve the purpose of HASHAA in a manner consistent with the Accord

14.b) Development within the proposed SHA will place no additional financial burden on Council compared to no development occurring, either now or in the future

14.c) All infrastructure necessary to service the proposed SHA including but not limited to transport, waste water, potable water and storm water is available or will be made available by the developer at no cost to Council in advance of all identified infrastructure demand arising.

15. In its assessment of whether the criteria set out in clause 14 are met, Council will evaluate the proposed SHA against the following considerations:

15.a) Demand for the qualifying development

15.b) Predominantly residential

15.c) Locational considerations

15.d) Infrastructure

15.e) Scale

15.f) Design quality

15.g) Development agreement

The information which Perry’s have provided to council as part of the Private Plan Change process also addresses all of these criteria comprehensively and therefore an SHA can be recommended with confidence.

It is important to note and understood that while the criteria given under HASHAA must be fulfilled for the Minister to schedule a site, the extra criteria under the HCC SHA Policy is up to the discretion of the Councillors.

To this end and in accordance with the requirements of HASHAA we are pleased to enclose two applications to schedule sites for SHAs at Te Awa Lakes, Horotiu. These SHAs follow on and complement Perry’s recently accepted Private Plan Change application and will serve to expedite the timing for this development to occur.

Area A shows an SHA to provide for up to 100 dwellings, which is located in and around the already developed Stage 1 of the overall site. This area has been remediated and developed with services and is ready for vertical construction.

Area B shows an SHA to deliver 1000 dwellings over much of the balance of the Te Awa Lakes site.

The scheduling of these SHAs for future qualifying developments under HASHAA will greatly assist Hamilton City in achieving its agreed targets under the Hamilton Housing Accord 2016 and enabling the needed housing capacity by current growth in the short term while other growth areas have yet to fully overcome infrastructure and other constraints.

Te Awa Lakes will utilise existing infrastructure for the 100 lot SHA, with further infrastructure being available for the 1000 lot SHA, as shown by our recent water and waste water modelling.

In preparing the application, Perry’s have considered the infrastructure requirements necessary for the SHAs and will shortly lodge a development agreement with Council in relation to the cost of infrastructure necessary to service the SHAs. We have also noted that we will need to undertake further discussions with our affected neighbours as part of a thorough consultation process, looking for collaborative outcomes.

We are committed to working towards providing affordable housing outcomes and increasing housing supply for the community. Perry’s look forward to working with Council staff and the Councillors to schedule the sites, meet the needs for housing in Hamilton and deliver a truly transformational development for the city and region.

Yours sincerely

Richard Coventry Lale Ieremia CEO Development Director PERRY GROUP LIMITED TE AWA LAKES DEVELOPMENT

1PG F1 / Apr2016

Planning GuidanceHamilton City CouncilPhone: 07 838 6699

Questions?For general Special Housing Area enquiries, contact Paul Bowman weekdays 8am – 4.45pm Email: economicgrowth&[email protected]

Application for the Establishment of Special Housing Area Under the Housing Accords and Special Housing Areas ACT 2013

2.0 Applicant Details (In principle all invoices will be sent to the applicant unless otherwise stated – see below)

1.0 Location Details

The location of the proposed activity is as follows:

Physical Address:

Legal Description/s:

Owner’s Name:

Owner’s Address:

Occupier’s Name:

Occupier’s Address:

Name:(please write all names in full) Company/Trustee Name:

Physical Address: Postal code:

Postal Address (if different): Postal code:

Phone (day): (mobile):

Email:

3.0 Agent/Consultant Details (In principle all correspondence will be sent to the agent unless otherwise stated – see below)

Company/Name:

Contact Person:

Postal Address of Agent:

Phone (business):

Email:

Postal code:

(mobile):

Fax:

Lot 1 DP 495464, Lot 101 DP 495464, Lot 8 DP 495464, Section 2 Survey Office Plan 48608, Allotment 106 Horotiu Parish, Pt Allotment 105 Horotiu Parish South Auckland

2PG F1 / Apr2016



4.0 Address for Correspondence and Invoices (In principle all communication will be via electronic form i.e. email)

5.0 Description of Proposed Activity (If insufficient space please provide on additional pages) Please see checklist.

All correspondence (excluding invoices) sent to (if different from Agent):

Company/Name:

Postal Address:

Email:

Invoices sent to (if different from the Applicant):

Company/Name:

Postal Address:

Email:

6.0 Pre-Application Information

Have you received pre-application information or had a pre-application meeting regarding this proposal with Council?

Yes No Copy of meeting minutes attached

If YES, provide the reference number and/or name of staff member(s):

Date of Meeting:

3PG F1 / Apr2016

Planning Guidance Hamilton City Council Phone: 07 838 6699


As landowner and with the consent of any occupiers or lessees, I agree to Council staff or authorised consultants visiting the site, which is the subject of this application, for the purpose of assessing this application.

ORIf applicant is not the landowner:

Date Signed:

Landowner’s full name:

Landowner’s signature:

Person authorised to sign on behalf of Landowner:

Authorising person’s signature: Date Signed:

Is there a locked gate or security system restricting access by Council staff? Yes No

Do you have a dog on the property? Yes No

Is there any hazard that may place a visitor at risk? Yes No

Provide details of any entry restrictions that Council staff should be aware of; e.g. health and safety, organic farm etc.

7.0 Site Visit Requirements

8.0 Information to be Submitted with the Application

All information contained in the Information Checklist for Applications for the Establishment of Special Housing Areas as attached.

Please provide an electronic copy (in PDF file format) of the full application (Application Form, and Plan Diagrams), either on CD Rom, Flash Drive or by email (provided attachment size does not exceed 25MB) to economicgrowth&[email protected]

If inadequate information is supplied with your application, this will cause delays in processing.

mailto:economicgrowth&[email protected]

4PG F1 / Apr2016



10.0 Signature of Applicant for Resource Consent

I/we understand that the Council will charge me/us for all costs actually and reasonably incurred in processing this application. I/we undertake to pay all and future processing costs incurred by the Council. Without limiting the Council’s legal rights, if any steps, including the use of debt collectors, are necessary to recover unpaid processing costs, I/we agree to pay all costs of recovering those processing costs. If this application is made on behalf of a trust (private or family), a society (incorporated or unincorporated) or a company, in signing this application I/we are binding the trust, society or company to pay all the above costs and guaranteeing to pay all the above costs in my/our personal capacity.

Full name:

Address:

Signature:

Postcode:

Date Signed:

9.0 Declaration Concerning Payment of Fees

Full name:

Signature: Date Signed:

PRIVACY INFORMATION: The information you have provided on this form is required so that your application can be processed under the RMA, so that statistics can be collected by the Council. The information will be stored on a public register, and held by the Council. The details may also be made available to the public on the Council’s website. These details are collected to inform the general public and community groups about all consents which have been issued through the Council. If you would like to request access to, or correction of your details, please contact the Council.

SendDrop this application to the duty planner at the Ground Floor of the Hamilton City Council Municipal building, Garden Place , between 8am and 4.45pm Monday – Friday or post to:

Team LeaderEconomic Growth and Urban Policy Hamilton City Council Private Bag 3010 Hamilton 3240

29/9/2017

5PG C3 / Jun2016



Information Checklist for Applications for Establishment of Special Housing Areas

All information required Outlined in Sections 14 and 15 of the Special Housing Areas Policy

A Written Description of the ProposalPlease provide a clear and detailed description of the proposed activity and how it is intended to operate.

Street Address, Legal Description and Area(s) for the Subject Site

Certificate/s of Title for the Subject Site

Locality Plan (scale 1:500) or Aerial Photograph (scale 1:500)(Showing the physical location of the subject site in relation to adjoining streets and sites)

ό/ŜǊǘƛŦƛŎŀǘŜǎ ƻŦ ¢ƛǘƭŜ Ƴŀȅ ōŜ ƻōǘŀƛƴŜŘ ŦǊƻƳ [ŀƴŘ LƴŦƻǊƳŀǘƛƻƴ bŜǿ ½ŜŀƭŀƴŘΤ ǇƭŜŀǎŜ ŜƴǎǳǊŜ ǘƘŀǘ ǘƘŜ /ŜǊǘƛŦƛŎŀǘŜ ƻŦ ¢ƛǘƭŜ Ŏƻƴǎƛǎǘǎ ƻŦ ōƻǘƘ ǘƘŜ ŎƻǾŜǊ ǇŀƎŜ ŀƴŘ ŀǘǘŀŎƘŜŘ ǇŀƎŜǎ ǎƘƻǿƛƴƎ ǘƘŜ ǎǳǊǾŜȅ ǇƭŀƴύΦ ¢ƘŜ ǎŜŀǊŎƘ ŘŀǘŜ ŦƻǊ ǘƘŜ ¢ƛǘƭŜ Ƴǳǎǘ ƴƻǘ ōŜ ƳƻǊŜ ǘƘŀƴ ǘƘǊŜŜ ƳƻƴǘƘǎ ŦǊƻƳ ǘƘŜ ŘŀǘŜ ƻŦ ƭƻŘƎƳŜƴǘ ƻŦ ǘƘŜ ŀǇǇƭƛŎŀǘƛƻƴΦ

The following information is required in order for Council to fully assess your resource consent application.

Natural hazard commentary (please refer to Flood Hazard Maps and River Stability Lines at www.hamilton.govt.nz)

PLEASE NOTE: PDF Files

PDF files of the application plans are a useful addition to any application. PDF files may be emailed to economicgrowth&[email protected] or, where file sizes are large, saved to a CD-ROM or USB Flash Drive.

The Full Name and Address of Each Owner or Occupier of the Site

A Description of any Other Activities that are part of the Proposal to which the Application Relates

Site Plan (scale 1:100, and 1 reduced A4 copy) showing:

mailto:economicgrowth&[email protected]

http://www.hamilton.govt.nz/our-council/strategiesandplans/Documents/Hamilton%20Special%20Housing%20Areas%20Policy%20-%20Option%201.pdf

Te Awa Lakes Application to Schedule

Special Housing Area – Area B Prepared for Perry Group Limited

29 September 2017

Document Quality Assurance

Bibliographic reference for citation: Aurecon 2017. Te Awa Lakes: Application to Schedule Special Housing Area – Area B. Report prepared by Aurecon for Perry Group Limited.

Prepared by: Harriet McKee Senior Planner Aurecon

Reviewed by: Aaron Collier Technical Director Aurecon

Status: FINAL Revision / version: 2 Issue date: 29 September 2017

Use and Reliance A person using Aurecon documents or data accepts the risk of: a) Using the documents or data in electronic form without requesting and checking them for

accuracy against the original hard copy version. b) Using the documents or data for any purpose not agreed to in writing by Aurecon.

Template revision: 20170704 0000

File ref: SHA Awa Lakes Report Area B_FINAL.DOCX

CONTENTS

1 Introduction 1

1.1 Summary of Proposal 1

1.2 Zoning and Existing Consents 6

2 The Proposal 8

2.1 The Concept 8

2.2 Development Timeframes and Staging 9

2.3 Residential Proposal 10

2.4 Open Space Proposal 12

2.5 Retail Proposal 13

2.6 Accessibility 14

3 Infrastructure Provision 16

3.1 Water Supply 16

3.2 Wastewater 18

3.3 Stormwater 20

3.4 Utilities – Gas, Electricity and Telecommunications 25

3.5 Roading, Traffic and Access 26

4 Other Matters 27

4.1 Reverse Sensitivity 27

5 Environmental Considerations 30

6 Demand for Qualifying Development 32

6.1 National Policy Statement on Urban Development Capacity 2016 32

6.2 Hamilton Housing Accord 2016 32

6.3 Land Supply 37

7 Strategic Planning Documents 38

7.1 HASHA 2013 38

7.2 Housing Accord Purpose 38

7.3 Waikato Regional Policy Statement 39

7.4 Hamilton Urban Growth Strategy 39

7.5 Future Proof Subregional Growth Strategy 40

7.6 Operative District Plan 41

7.7 Waikato-Tainui Environmental Plan – Tai Tumu, Tai Pari, Tai Ao 43

8 Engagement and Consultation 45

8.1 Consultation 45

9 Conclusions 47

10 References 48

Appendices: Appendix 1: Land Use Plan and HASHA Site Plan

Appendix 2: HCC Scheduling Policy

1 Aurecon | Te Awa Lakes | Application to Schedule Special Housing Area – Area B |

1 Introduction

1.1 Summary of Proposal Perry Group Limited (Perry Group) are applying to Hamilton City Council (HCC) to have land located at Hutchinson / Te Rapa Road, Hamilton, scheduled as a Special Housing Area under the Housing Accord and Special Housing Areas Act 2013. The site is to be known as Te Awa Lakes.

We believe that land is able to be scheduled as it fulfils the criteria of HASHA 2013 and those criteria in Council’s Special Housing Areas Policy.

The land covers an area north of and bordered by Hutchinson Road, extending to State Highway 1 to the west.

This report provides sufficient and relevant information to allow the Council, as an Accord Territorial Authority under the Housing Accords and Special Housing Areas Act (HASHA) 2013, to recommend to the Minister of Housing that the area described in this report proceeds as a qualifying development for a Special Housing Area. Scheduling of the land will assist Hamilton City Council to achieve its agreed targets as an Accord Territorial Authority and will give effect to the Hamilton Housing Accord (2016).

The land has been owned and operated by Perry Group and its associated companies since approximately 1995 and contains a sand quarry which is coming to the end of its working life.

The Te Awa Lakes development will utilise a number of the existing waterway and lake features on the site which were created as part of previous sand mining operations on the land.

The proposed Special Housing Area will deliver approximately 1000 residential dwelling units in precincts; being a mixed use precinct, and three residential precincts (in medium density, general density, and river edge areas). Development of the site for residential purposes will compliment an existing service centre and commercial activities which has been developed under the sites existing zoning at the intersection of Hutchinson Road and Te Rapa Road.

The proposed area of the SHA is reflected on the land use plan included in Appendix A. The proposal is predominantly residential in nature and will assist with meeting the targets of the Hamilton Housing Accord.

In preparing this application to schedule the site, Perry Group have given consideration to matters in the Hamilton Housing Accord, and HASHA 2013.

The site is also subject to a Proposed Plan Change under the Hamilton City Plan which proposes to re-zone the land to provide for the same activities. The proposed Plan Change was accepted by Hamilton City Council for processing on 22 September 2017. The request to schedule the site under HASHA 2013 is consistent with this proposed Plan Change. For the purposes of this assessment reference is made to a number of reports which form part of the Section 32 analysis adopted for the proposed plan change relating generally to the site. A list of these reports (which are held by Council) is included in Section 10 of this report.

Hamilton City Council have recently released a policy document for Special Housing Areas. Relevant provisions from this policy have been used to guide the preparation of this application to schedule the land.

Unlike some other Housing Accords, the Hamilton Housing Accord does not provide for the development of a specific policy to guide scheduling of sites for qualifying developments.


Based on existing stormwater consents held and the results of water and wastewater modelling from Hamilton City Council (HCC), and traffic assessment, the land is able to be serviced to residential standards by existing and proposed infrastructure.

1.1.1 Perry Group Limited

Perry Group are a Hamilton based company with considerable property development and residential subdivision experience. Perry Group own and operate a large number of industrial and commercial property holdings in the Waikato and nationally.

Perry Group was established by Brian Perry in 1954 and has now diversified into a successful privately owned company, primarily involved in agricultural, manufacturing, importing and distribution, food and export, aggregates, and property sectors. The land subject to this application is owned by Horotiu Farms Limited, which is a subsidiary company of Perry Group.

Recent projects include:

• Perrin Park Retirement Village

• Avanti Dome

• River Terraces Ngaruawahia

− Stage 1 – 39 sections delivered

− Stage 2 – 110 sections (50 to be delivered in the next 2 months)

• Commercial

− Service Centre (BP) and retail block at Horotiu (Te Awa Lakes site)

• Open for 3 years

− Community bike skills park open for 1 year

• Sports Lodge

− 32 room, 86 bed commercial accommodation being built at Cambridge

• Te Awa cycleway and bridge.

1.1.2 Site Details

The Te Awa Lakes proposed Special Housing Area is a landholding of approximately 50 hectares. The site is located at the northern most extent of the Hamilton City boundary, and is bounded by the Ngaruawahia section of the Waikato Expressway, and the Expressway Horotiu Interchange and Te Rapa Road to the west. The site is to the north of Fonterra’s Te Rapa manufacturing site on the western side of the Waikato River.


The site to which this application relates is described in Table 1 below:

Table 1 Development Information

Attribute Description

Proposed Special Housing Area Name

Te Awa Lakes

Property Address Hutchinson/Te Rapa Road, Hamilton

Approximate Size 50 hectares

Landowner Horotiu Farms Limited

Developer Perry Group Limited

Brownfield/Greenfield Greenfield

Zoning Te Rapa North Industrial Zone

Approximate Yield 1000 residential dwellings

Horotiu Farms Limited is a subsidiary of Perry Group. The land parcels that comprise the proposed area to be scheduled are described in Table 2 below:

Table 2 Parcel Information

Street Address Owner Legal Description Certificate of Title

Area

1-21 Hutchinson Road

Horotiu Farms Limited Lot 1 DP 495464 726961 1.88 ha

1450 Te Rapa Road

Horotiu Farms Limited Lot 101 DP 495464 726960 17.27 ha

Hutchinson Road Horotiu Farms Limited

Lot 8 DP 495464 726959 0.92 ha

No address Horotiu Farms Limited

Section 2 Survey Office Plan 48608

749406 18.93 ha


Allotment 106 Horitiu Parish

749406 21.87 ha


Pt Allotment 105 Horotiu Parish South Auckland

SA30C/689 18.05 ha


1.1.3 Existing Site Features

The site is a gateway to Hamilton City, and is unique in terms of its offerings and relationship with the Waikato River.

Previously, the Te Awa Lakes site has been used for sand mining and processing, resulting in significant excavation and the formation of ‘lake’ waterbodies in the northern and western parts of the site. Another feature includes a remnant gully at the southern end of the site. The gully runs south west forming the end of Hutchinson Road and joining the Waikato River 300m to the south. There is an existing gas easement which runs north south along the western side of the proposed Special Housing Area where there is an elevated ridge with steep level changes. The proposed Special Housing Area site terminates at Hutchinson Road to the south of the site.

Hutchinson Road runs north east from Te Rapa Road towards the Waikato River remaining relatively level and terminating approximately 230m from the River. Access to the former sand quarry is gained from Hutchinson Road.

A shared (pedestrian and cycle) path is formed along the northern edge of the road connecting Te Rapa Interchange with the Te Awa River Ride (a walking and cycling trail which extends from Horotiu to Hamilton Gardens south of the Hamilton CBD). Te Awa River Ride extends the length of Perry Group’s land cut in at a mid-point on the bank of the River. The Te Awa River Ride network branches at the northern end of the landholding with one path continuing under the Waikato Expressway adjacent to the river and on to Horotiu and the other bearing south west climbing the Expressway batter to join the Te Rapa interchange encircling the site. Further continuation of the walking and cycle network follows Te Rapa Road south.

The eastern edge of Perry Group’s land falls steeply toward the river in the south with a shallow level change to the north. A belt of mature pine trees run along the top of the bank parallel to the path on the quarry side visually separating the public walk / cycle way from the majority of the landholding. Whilst generally comprising a steep, vegetated bank down to the River there is one location where there is a small ‘beach’, a series of low retaining walls have been built here stepping down to the water to facilitate development and public access to the flat area for picnicking and enjoying the river edge amenity.

Residential development is located on the eastern side of the river along River Road, and also to the south of the site on Hutchinson Road.

The river crossing of the Waikato Expressway and interchange with Te Rapa Road creates an elevated edge to the western side of the proposed Special Housing Area, affording views across the landholding particularly from the south bound expressway approach.

The area makes up the northern portion of the Te Rapa North growth cell area (TRN), which was incorporated into Hamilton City from Waikato District in 2011. TRN has a rural appearance (i.e. dairy farm, stock grazing and small rural holding activities) and is also the location of the Fonterra Te Rapa Diary Manufacturing Site, a service station and a place of worship.

To the south of Te Rapa North, the Pukete Farm Park is a major recreational land use along both sides of Pukete Road, covering some 90 hectares. The Te Rapa area, centred around Te Rapa Road, is a mixed industrial/ retail hub. Most of the retail uses are contained in The Base shopping centre, and along Te Rapa Road itself.


1.1.4 Site Location

The subject sites titles are identified in red below. Area B is located within this:

Figure 1 Subject site

Source: Hamilton City Council GIS

(Note: Formal surveying will be undertaken as part of the State Highway 1 road construction process)

There are a number of parcels of land identified in Figure 1 above which extend past the proposed Special Housing Area boundaries as shown on the HASHA site plan included in Appendix A.

Land necessary for a new road has been previously agreed to between the applicant and NZTA and the road is now constructed. Legalisation of the titles and boundaries of the lots has yet to be completed.


1.2 Zoning and Existing Consents

1.2.1 Existing Site

Perry Group’s land is currently zoned Te Rapa North Industrial Zone under the Party Operative Hamilton City District Plan, as shown on Figure 2 below. A buffer strip of Natural Open Space Zone forms the interface with the Waikato River.

Figure 2 Hamilton City Partly Operative District Plan Zoning Map


Recently the development of a service centre has been completed on the south west corner of the Te Awa Lakes proposed Special Housing Area site, including a BP service station, Subway Restaurant and block of commercial tenancies. The service centre has a one-way slip lane from Te Rapa Road interchange to the petrol station with the public BMX track, bike skills practice track and outdoor exercise area located to the north of this. Table 3 below describes the existing resource consents for the site.

Table 3 Existing Consents

Consent Authority Consent Reference Consent

Hamilton City 01/2013/7458/001 To undertake earthworks in the Te Rapa North Industrial Park (being Stage 1 of the IDP)

Hamilton City 010/2013/7358/001 Indicative development plan (IDP) for the site which authorised a staged release of land for industrial development

Hamilton City 010/2013/7358/002 Change of conditions to land use resource consent

Hamilton City 011/2015/6102/001 Staged subdivision consent for lots within Stage 1 of the approved IDP

Waikato Regional AUTH130673.01.01 To undertake earthworks in a high risk erosion area associated with Stage 1 of an industrial subdivision development

Waikato Regional AUTH130673.02.02 Divert and discharge stormwater associated with a commercial / residential subdivision development

Waikato Regional AUTH130673.03.02 Construct a discharge structure in the bed of the Waikato River

Waikato Regional AUTH135035.01.01 To discharge sediment laden water

Perry’s hold permanent discharge and discharge structure consents granted by Waikato Regional Council associated with the site and these have recently been varied to allow stormwater discharges and structures associated with residential uses, rather than industrial development.


2 The Proposal

2.1 The Concept For Area B, the Te Awa Lakes proposed Special Housing Area is a master planned residential development. The Te Awa Lakes proposed Special Housing Area is a community based on the principles of high quality, high amenity and compact living. Its form is reflective of this concept and serves as a coherent high quality gateway into the city. Te Awa Lakes has a focus on providing recreational opportunities to promote a healthy and thriving community, which is unique and transformational.

The design concept land use plan prepared by Boffa Miskell Limited (see Appendix A) is based on the following design principles:

• Creating a new signature gateway to Hamilton

• Creating an integrated mixed use development to support an active community

• Supporting compact living through a high quality and high amenity urban environment

• Creating local distinctiveness and neighbourhoods based on landscape features and views

• Utilise a legible network of slow speed streets that allow for commercial and residential demands.

• Allow for a public transport (bus) route with good legibility and maximisation of catchments for commercial and residential users

• Consolidate a residential development around commercial uses, public transport access and landscape amenity

• Provide open space that enhances the legibility of the urban form and long term connections between Te Awa Lakes built form and the river

• Create legible walking and cycling connections that add to the wider network and establish a series of interesting circuits that provide alternative options to the street network

• Use ’water sensitive design’ approaches to stormwater management starting with on-site features extending into infrastructure within the public realm

• Create prevalent east west oriented lots for good solar access

• Buffer the proposed development from established Industrial activities e.g., the Te Rapa Dairy Factory by locating development on the norther side of Hutchinson Road

• Utilising existing planned infrastructure including roading, stormwater and wastewater.

The proposed land use plan is attached to this document at Appendix A. The land use plan was developed for the Plan Change process under the Resource Management Act 1991, which has been submitted and accepted by Council. The land use plan also forms a background document which is relied on for scheduling the site under HASHA 2013. The land use plan’s design is based on the ‘precincts’ outlined in Table 4 below1.

Based on the Masterplan prepared for the Plan Change, it is proposed that the 1000 dwelling units be generally contained in the precinct areas as follows:

1 The areas for each precinct are approximate only, and future resource consents will finalise these


Table 4 Precinct Areas

Precinct Approximate Area (ha)

Description

A Mixed Use Precinct

3.6 • Currently under development and includes a BP service station, Subway Restaurant and block of commercial tenancies including a Proshop.

• 100 dwellings achieving a density of 79/ha.

B Medium Density Residential Precinct

6.3 • Net residential density of approximately 90 dwellings per hectare occupying 4.5 ha of the site.

• 414 proposed dwellings.

C General Density Residential Precinct

23 • 271 general density residential dwellings.

• Density of 25 dwellings/ha over 10.8 ha.

• 180 medium density residential dwellings.

• Density of 50 dwellings/ha over 3.6 ha.

D River Edge Residential Precinct

8.4 • 39 large lot residential dwellings.

• Density of 10 lots/ha over 3.9 ha.

E Main Lake 5.8 • Approximately 5.1 ha lake through the site

In addition, the proposal includes approximately:

• 4.2 ha of general open space

• 2.8 ha of open space (wetlands) for stormwater management

• 3.1 ha of esplanade reserve and

• 9.5 ha of road reserve.

The extent of the proposed Special Housing Area sought is identified on the SHA Option 1 Plan included in Appendix A.

2.2 Development Timeframes and Staging The proposed Special Housing Area will be able to deliver new residential housing that supports the Accord within one year of Special Housing Area status. Importantly, its serviced nature means that Te Awa Lakes can be developed quickly, and commence within the Housing Accord timeframes. Future resource consents will outline the various stages of development, however the existing Stage 1 consented area shown on the land use plan included in Appendix A will be the first stage of the development and will deliver approximately 70 dwellings in addition to the existing commercial activities.

An immediate start on resource consents will be made once the site is scheduled to ensure that dwellings can be constructed within 6 months of consents being granted.


2.3 Residential Proposal

2.3.1 Development Precincts

There are specific areas of development densities provided for by the precincts in the land use plan developed for the Plan Change. These have been developed in response to site characteristics, the need for a variety of housing choice/mix and the provision of amenity areas.

A variety of living options encourage a cross section of ages and demographics to create a resilient community. Characteristics of each of the precincts are as follows2:

• Mixed Use Precinct:

− Mixed use block will serve the Te Awa Lakes short stay visitor and residential community’s needs

− Offering the opportunity for apartments and live work type units.

• River Edge Residential Precinct:

− The river edge dwellings are located along the Waikato River frontage of the site, between Hutchinson Road and the Waikato Expressway

− There are 39 proposed River Edge Residential lots with a net density of 10 dwellings per hectare

− The Precinct overlooks the Waikato River and the associated esplanade reserve

− This future development is to be of a larger lot size / lower density than the rest of the development to taper out development at this open space edge. This will also have the benefit of reducing the potential built mass of the residential edge of the site when viewed from across the river where large lot residential development occupies the land between the Waikato River and River Road

− Lots will have a minimum size of 1,000m2 with a typical depth of 40m to encourage future houses to be built well set back from the River

• Medium Density Residential Precinct:

− There are 414 proposed Medium Density Residential lots proposed

− Higher density residential development utilises the amenity of close proximity to the commercial precinct, the spine road, lake waterbodies and key open space areas. This approach has the benefit of consolidated living around a potential future public transport route that would service the commercial destinations

− Key amenity features include the lake and stormwater reserve, created in the existing gully, which provide a high quality outlook and recreation space for residents

− Precinct blocks are orientated north south allowing for building orientation that provides a high degree of solar access and frontage to the lake

• General Residential Precinct:

− The general residential dwellings will occupy the remainder of the proposed residential area

− There are 271 proposed general residential lots proposed

− There are 180 proposed medium density residential lots proposed

2 The final number of lots/dwellings to be delivered under each precinct will be the subject of future resource consents following scheduling of the site


− The street orientation and block sizes form a legible, fine grain urban fabric that encourage dwellings to have strong street frontage and provide, in combination with the open space network, a high level of permeability through the landholding

− Alternative paths and greater choice are created in this movement network improving interest, directness and user safety while encouraging active healthier lifestyles

− The blocks are typically orientated in a north south direction allowing for east west lots that will receive good solar access.

2.3.2 Dwelling Requirements

Hamilton Special Housing Areas Policy The Hamilton Special Housing Areas Policy contains a framework for evaluating Special Housing Areas. In order to provide affordable housing to Hamilton, the Policy outlines standards that will be met by the Te Awa Lakes proposed Special Housing Area.

There is no requirement under HASHA 2013 for the Council to adopt a policy, and the Hamilton Housing Accord also contains no reference to a Special Housing Area Policy being adopted by Council. Guidance on establishing Special Housing Areas should be taken from HASHA 2013. It is understood that the Policy has been developed to inform Council’s performance of its functions under HASHA 2013, and in a manner which gives effect to the Accord. In the event of any conflict, HASHA 2013 will prevail, as outlined in the Policy’s purpose.

In accordance with the Policy, a full Council will determine, at its discretion, whether to schedule sites. Matters relating to the Policy are assessed further in Section 6.2.4 of this report.

Based on the current practice associated with scheduling Special Housing Areas, the criteria for qualifying developments are likely to be restricted to yield, height, and maximum number of storeys.

Design Controls Because the underlying zoning of the land is zoned Te Rapa North Industrial, there are no relevant planning controls in place in any planning documents which guide residential development of the Special Housing Area.

In order to guide residential development (through future subdivision and land use consents), a number of land use controls will be proposed at resource consent stage3. These development controls effectively act as residential performance standards which are to be adopted and applied under a land use consent.

One independent dwelling unit per 400m2 of gross site area is the permitted residential density for residential development under the District Plan. The Proposed Plan Change adopts a 10m maximum building height in the residential area, except for the River Edge Residential Precinct where it is 8m.

In terms of daylight encroachments, the residential daylighting intrusion will be adopted. For lots that are greater than 400m2 no site coverage or outdoor living area is proposed. For sites that are less than 400m2 and for which on-site amenities may be required, outdoor living area requirements will be specified.

Residential setbacks will be adopted along with variation criteria to enable buildings to be located within side and rear yards.

The District Plan adopts access requirements across the board for residential dwellings and these will be adopted in terms of private rights of way standards and access to lots.

3 Specific design controls will be developed in consultation with the Council as part of future resource consent applications


Of concern is the potential for industrial activities to locate within the land given the underlying zone. Only home-based business will be provided for under future land use consents for residential precincts. Heavy machinery and show home provisions will also be included.

Standards for parking spaces per residential unit, signs, noise, site access, and noise effects as received from the strategic road network will be adopted from the District Plan.

Future resource consents will adopt suitable performance standards and covenants in terms of architectural and landscaping controls relating to the following will also be utilised:

• Roofs

• Wall claddings

• Building heights and setbacks

• Fencing/boundary treatments

• Plantings.

There are a number of complementary amenities of open space, tourism and commercial components to Te Awa Lakes (as outlined in 2.4-2.5 below), but the proposed development will be providing a primary new residential housing area for the City as required by Section 14 of HASHA 2013.

2.3.3 Housing Affordability

Although neither the Hamilton Housing accord nor the Councils SHA policy contain specific housing affordability targets, Perry Group Limited are however committed to working towards providing affordable housing outcomes by adopting affordability targets which could be based on the parameters of the following nature:

• No more than 30% of household income toward servicing debt

• Purchase price being less than 5x household income.

• The following mechanisms will also be explored at the time of development:

• Habitat for Humanity’s 10yr model

• Shared equity.

2.4 Open Space Proposal

2.4.1 Overview

The Te Awa Lakes Plan Change for the overall site includes a strong open space network.

The Plan Change includes legible open space network that builds upon the existing infrastructure, and that is supplemented by recreational nodes, low impact design initiatives and a legible efficient street network. The proposal includes:

• 6.8 ha of water bodies

• 4.2 ha of general open space

• 2.8 ha of open space (wetlands) for stormwater management

• 3.1 ha of esplanade reserve.


2.4.2 Main Lake Precinct and Stormwater Reserve

Key amenity features include the lake and stormwater reserve, created in the existing gully, which provide a high quality outlook and recreation space for residents, as described by the design concept (Boffa Miskell 2017).

The Main Lake Precinct includes the main linear lake that extends through the residential areas and the stormwater wetland in the north. The location and orientation of this waterbody has been influenced by the previous quarrying activity and the resultant artificial lakes that already exist within the proposed Special Housing Area.

Starting in the northern end of the Te Awa Lakes proposed Special Housing Area, the top of the lake is positioned in the foreground of views into the site from the southbound motorway lanes of the Waikato Expressway. This gateway experience is the first glimpse of Hamilton City for travellers heading south.

The main lake is to be fed by site stormwater through stormwater treatment / wetland devices. The lake is to have recreation functions encouraging community activity and providing a safer alternative to the river.

2.4.3 River Edge Residential Precinct

The proposed River Edge Residential precinct overlooks the Waikato River and the associated esplanade reserve, which will have a minimum depth of 20 metres.

Regular breaks in the block are proposed connecting the street network with the esplanade reserve improving legibility, movement, directness, choice and encouraging community interaction with the Waikato River.

2.4.4 Waikato Expressway Setback

Proposed residential dwellings are separated from the expressway by a 25m landscape setback. The setback is also likely to have a large stormwater swale to collect stormwater run-off and take it to the wetland at the head of the main lake.

The practicability of providing a solid line of sight screen (barrier and/or bund) and/or noise wall along the boundary with the Waikato Expressway will be investigated at resource consent stage to reduce the sound levels received at future dwellings.

2.5 Retail Proposal The existing small core commercial area supports the residential area and the residential area supports the core commercial area. Employment opportunities are offered from both the business area and from the sizable adventure park and tourism precincts (RCG Limited, 2017).

The neighbourhood centre proposal under the Plan Change includes the existing and proposed service centres and a mixed use area commercial and residential area. These are shown delineated on the land use plan at Appendix A. The service centre areas contain the existing service centre, and the mixed use is the adjoining land directly to the east. These areas consolidate retail functions to the south west of the landholding utilising the direct connection to and from Hutchinson Road and Te Rapa Road.

The potential commercial ground floor area is as follows:

• Existing service centre: 2,060 m2 (excluding canopy).


Transient/passing vehicular traffic will be encouraged to utilise the existing service centre.

An existing gas easement bisects the mixed use block restricting the development potential above. Opportunity for building frontage to the street network has been retained by positioning the block so the gas easement alignment passes through the centre where carparking, lane access or courtyards can be employed preserving the enclosure of built form and vegetative amenity in the public realm to the street.

2.6 Accessibility The design statement (Boffa Miskell 2017) outlines the accessibility and connectivity of the proposed development. This is summarised below.

2.6.1 Vehicle Site Access

The residential community will be serviced via local and neighbourhood roads connecting into a main spine road that joins the existing eastern connection to Hutchinson Road, which is already developed by Perry Group. This will be the primary route into and out of the proposed Special Housing Area for the residents. By providing alternate accesses for the differing land uses (slip lane from Te Rapa Road for Adventure Park, retail and tourism, and Hutchinson Road for residential) the demand is shared over the network and conflict between them minimised.

The road network will have a clearly defined hierarchy which will be reflected in the width and overall design of each street type to ensure a low speed environment. Landscape elements such as street trees, planting and materiality will be used to help create a legible and strong hierarchy and a sense of place within the road network.

2.6.2 Walkways and Cycleways – External

The proposed development will have opportunities to connect directly to existing trails and cycleways outside of the site.

Te Awa River Ride (a walking and cycling trail which extends from Horotiu to Hamilton Gardens south of the Hamilton CBD) extends the length of the proposed Special Housing Area along the Waikato River. The Te Awa River Ride network branches at the northern end of the landholding with one path continuing under the Waikato Expressway adjacent to the river and on to Horotiu and the other bearing south west climbing the Expressway batter to join the Te Rapa interchange encircling the site.

Proposed residential dwellings are separated from the expressway by a 25m landscape setback. The Te Awa River Ride walking and cycle connection through this setback provides a parallel route off street route to the lake, neighbourhood park and river.

A shared (pedestrian and cycle) path is formed along the northern edge of the road (Hutchinson) connecting Te Rapa Interchange with the Te Awa River Ride (a walking and cycling trail which extends from Horotiu to Hamilton Gardens south of the Hamilton CBD).

Further continuation of the walking and cycle network follows Te Rapa Road south.

Separated on road cycling is proposed from Hutchinson Road along the eastern collector road into the residential development. This crosses a proposed vehicle bridge over the main lake and terminates at the Riverside Residential Precinct. On road cycling will take place on the smaller scale local and neighbourhood streets.


2.6.3 Internal Walkways and Open Spaces

An open space connection with walking and cycling paths is proposed on the eastern side of the precinct between the built form and lake edge, as well as through the gully, providing the community a high level of public connectivity between the buildings, road network and open space features including the Waikato River walk / cycleway.

Within the new community at Te Awa Lakes, the layout of the street network and the open space network has been designed to promote walking and cycling. The proposal provides a well-connected fine grain block pattern to encourage slow speeds and allow for legible connections for the community and visitors to key features of the development.

A parallel walking and cycling network is created off street providing a comfortable alternative to the street network. A setback landscape strip along the north western boundary, an open space edge to the western side of the lake and the esplanade reserve create corridors for walking and cycling trails to move through the site. Mid-block connections to these main corridors create a high level of permeability and legibility throughout the residential areas.


3 Infrastructure Provision Under the scheduling requirements of HASHA 2013, the provision of infrastructure (including existing) is a primary consideration for scheduling Special Housing Areas.

As part of the Stage 1 consents for development of the commercial area, infrastructure is available and has been provided by Perry Group to enable the instant delivery of housing on the site.

Based on the technical assessment undertaken, we are satisfied that adequate infrastructure to service future qualifying developments in the proposed Special Housing Area either exists or is likely to exist, and meets the test for scheduling under Section 16 of HASHA 2013.

3.1 Water Supply

3.1.1 Background

Te Awa Lakes Plan Change Infrastructure Report (Bloxam, Burnett & Olliver, 2017) details the water capacity and requirements at the site.

An existing water supply pipe has been installed to the Hutchinson Road based on a model by AWT (AWT Water Ltd, 2013) on the basis it would serve 150 hectares of industrial development. It was concluded in the AWT report that this demand would not negatively impact other users within Te Rapa, including the Fonterra dairy factory.

The modelling showed that the system has capacity to serve at least 150ha of industrial development or 6,750 people equivalent units, without impacting other users locally.

3.1.2 Revised demand

For the revised, predominantly residential development, proposed for Te Awa Lakes the water supply demand is based on the Hamilton Infrastructure Technical Specification (HITS). This states a domestic demand of 260 litres/person/day (Section 6.2.3 of HITS). The AWT report states that FW3 firefighting requirements have been tested as part of the modelling as based on SNZ PAS 4509:2008.

A water supply demand has been undertaken by Aurecon based on the Hamilton Infrastructure Technical Specification (HITS) for up to 1000 dwelling unit equivalents. This states that a domestic demand of 260 Litres/person/day with a peak flow of 5 times this amount should be used (Section 6.2.3 of HITS). Due to the size of the lots and proposed dwellings a number of 2.8 persons per dwelling has been used. Water Demand calculations are shown on Table 5 below.

Table 5 Water Demand Calculations

Land Use Persons per dwelling

Flow Average Daily Demand

Peak Hour Demand

Residential (34.19ha excl open spaces) 1000 dwellings

2.8 Persons per dwelling

260 L/person/day

728,000 l/day 42.1 l/s (HCC peak factor of 5.0)

Commercial (1.45ha)

45 person equivalents per ha

260 L/person/day

16,965 l/day 0.44 l/s (Commercial peak factor of 2.25)


Industrial (11.29ha excl. open space and wetland)

45 person equivalents per ha

260 L/person/day

132,100 l/day 3.44 l/s (Commercial peak factor of 2.25)

Total 877,000 l/day

46 l/sec (assumes the residential peak is within the 10hr commercial working day)

The calculated demands do not take into account any water savings that would come about from low flow fittings, rainwater reuse or other water saving methods.

The peak hour demand would be added to by the fire fighting flow of 50 l/sec (Category FW3) which coincides the 50 l/sec flow with 2/3 of the Peak Demand = 81 l/s.

3.1.3 Water model results

Mott MacDonald had modelled in the revised demand for a combination of 1500 lots and accommodation and adventure park alternatives with a peak demand flow of 92.7 l/sec from the Te Awa Lakes overall block excluding the fire flow demand. This is significantly more than the estimated peak from this proposal.

This modelling showed that a larger supply pipe was required to accommodate the full industrial catchment and development to 2061 but also confirmed that the overall HCC network is unaffected by the increase in demand from the revised Te Awa Lakes development so there are no adverse effects beyond the direct pipelines to the site from the connection to the bulk water main in the HCC network near Te Rapa Road and McKee Street intersection.

Due to the impact of the residential demand on the system Mott McDonald also undertook a sensitivity test with an additional 30% on the residential demand which resulted in an additional 15-20m of head loss in the system.

The model outcomes show that the increased peak demand will require greater flow capacity to provide the level of service required compared with the zoned industrial land use. This capacity is greater than can be provided by the 150mm and 250mm diameter pipelines recommended for the industrial development alone for the year 2061 scenario, however the required upgrade will not be as significant as the more intense scenario has suggested.

3.1.4 Water Supply Conclusions

The peak demand from the Te Awa Lakes proposed Special Housing Area has a higher peak demand when compared to the originally modelled Industrial Zone.

Based on the recent modelling results for a more intensive proposal, there are no adverse effects as a result of increased water that is not rectified by increase pipeline size to Hutchinson Road and there is no impact on the wider HCC network.

The overall HCC network is unaffected by the increase in demand from the revised Te Awa Lakes development so there are no adverse effects beyond the direct pipelines to the site from the connection to the bulk water main in the HCC network near Te Rapa Road and McKee Street intersection.


3.2 Wastewater

3.2.1 Background

Te Awa Lakes Plan Change Infrastructure Report (Bloxam, Burnett & Olliver, 2017) details the wastewater capacity and requirements at the site. The already developed site on the corner of is currently serviced with an individual grinder pump solution connecting to a rising main that runs from the site to Maui Street in Hamilton. A review of the Hamilton City GIS system has shown that the wastewater pipe has not been updated in the system, therefore the sizing is unknown.

Wastewater generation has been based on the Hamilton Infrastructure Technical Specification (HITS). This states a wastewater generation of 200 Litres/person/day (Section 5.2.4 of HITS). The assumed number of people per dwelling has been 4 persons per standard density residential and 3 persons per medium density residential dwelling. Wastewater demand figures for the other land use areas have also been assessed by a number of means but predominantly TP58.

Calculated demands do not take into account infiltration allowances as prescribed in the HITS, however a peak wastewater flow has been determined as 20L/s for the Development. This assumes a low pressure reticulation system.

The low pressure system is a good way of “smoothing” out the peaks and troughs on the existing system. However, for this to be effective, a centralised controlled system would need to be utilised such as the Iota system (http://www.iota.net.au/engineered-solutions/low-pressure-sewers/). This system will need to be accepted by HCC as they will ultimately operate and control the full system including the individual grinder pumps. The implementation of these smart solution systems can reduce the peaking factor used in the flow calculations. The other advantage of the low pressure sewer systems is that it can lead to a reduction in infiltration from groundwater / seepage due to having less joints and areas for ingress.

The report recommends the use of onsite grinder pumps connecting to a common rising main for the reticulation. As this provides a certain level of attenuation at each individual property, the recommended peaking factors from HITS have been reduced.

The proposed development exceeds the capacity in the wastewater system that was installed for the industrial development and a second rising main will need to be installed to service the proposed development in full. The modelling has shown that the existing system has capacity to serve approximately 2,475 people equivalent units before reaching capacity.

3.2.2 Revised demand

A wastewater demand calculation has been undertaken by Aurecon based on the Hamilton Infrastructure Technical Specification (HITS). Due to the size of the lots and proposed dwellings a number of 2.8 persons per dwelling has been used. The wastewater flows described in the table below are based on:

• 200 Litres/person/day

• Infiltration allowance of 2250 L/ha/day

• Surface water ingress of 16500 L/ha/day

• Peaking Factors as prescribed in Section 5.2.4 of the HITS.


Table 6 Wastewater Flows by Land Use

Area Flow Calculation

Infiltration (2250 l/ha/day)

Average Day Flow

Surface water ingress (16,500 l/ha/day)

Peak factor (HITS table 5-1)

Peak Daily Flow

Peak Wet Weather Flow

Residential (34.19ha excl open spaces) 1000 dwellings

1000 dwellings x 2.8 persons per dwelling x 200 l/person/day

76,930 l/day

636,930 l/day

564,150 l/day

2.75 18.7 l/sec

25.2 l/sec

Commercial (1.45ha) 45

people/ha x 1.45ha x 200 l/person/day

3,265 l/day

16,315 l/day

23,925 l/day

2.8

0.5 l/sec 0.7 l/sec

Industrial (11.29ha excl open space and wetland)

45 people/ha x 11.29ha x 200 l/person/day

25,400 l/day

127,015 l/day

186,285 l/day

3.6 l/sec 5.7 l/sec

TOTAL 22.8 l/sec

31.6 l/sec

The infiltration allowances are described in the table above:

• Area allowance includes net residential (34.19 ha), commercial area (1.45ha) and industrial (11.29ha)

• Peak Daily Flow = ((infiltration allowance) + (peak factor × water consumption × population equivalent)) ÷ 86400

• Peak Wet Weather Flow = ((infiltration allowance) + (surface water ingress) + (peaking factor × water consumption × population equivalent)) ÷ 86400.

The infiltration and ingress factors have not allowed for a low pressure system which is significantly improved in terms of infiltration.

3.2.3 Wastewater model results

AECOM have modelled the more intense development option on behalf of HCC based on their assessment of the peak flows for the areas and number of residential dwellings (1500 lots) proposed.

The recent model upgrades tested the input of the revised development directly into the Far Western Interceptor as it is not proposed to connect the wastewater discharge pipeline to any local reticulation.

The revised development had been assessed by AECOM at 44 l/sec peak discharge and they have added 50% conservatism to model a constant flow of 66 l/sec into the 2061 Horizon Model. This compares with the 1.6 l/sec peak discharge for this 1000 lot option.

The increase in flow is less than the minimum spare capacity of 73 l/sec in the Far Western Interceptor.


The overall HCC network is unaffected by the increase in flow from the revised Te Awa Lakes development so there are no adverse effects beyond the direct rising main pipelines to the site.

3.2.4 Wastewater Conclusions

The development has similar wastewater demand in terms of peak flows to the previous development assessed by BBO for the plan change for the site. The wastewater demand has been modelled for HCC by AECOM for a more intense development scenario and included a 50% sensitivity allowance.

The entire development can be serviced for wastewater by one or a combination of the following options:

• Smart low pressure wastewater system

• Installation of duplicate rising main from the site

• Upgrade / upsize of the existing rising main from the site.

The results of wastewater modelling indicate that capacity is available within the far western interceptor for flows from the development. As the development progresses and flows increase, a second wastewater rising main from the site to the interceptor will be required.

3.3 Stormwater

3.3.1 Discharge Consent

Consent was issued by the Waikato Regional Council (AUTH130673.02.01) for the diversion and discharge of stormwater associated with an industrial subdivision development of the site. The consent has recently been varied to change the purpose of the consent from industrial to residential land uses.

The consent application and design allowed for the following:

• Reticulation of the 5 year rainfall event

• Freeboard to the 50 year rainfall event

• Conveyance of the 100 year Rainfall event

• Attenuation and control of peak discharge flows to protect the receiving environment (scouring of Waikato River banks etc.).

It is noted that no stormwater volume detention or attenuation is required due to the proximity of the development to the Waikato River. There are two stormwater wetlands and two outfalls to the Waikato River near each end of the site. The consent application details a northern and southern catchment for the site, with provision of water quality volumes and treatment systems within wetlands. Climate change has been accounted for as outlined in the HITS.

Post development impervious areas of 85 - 90% have been assumed in the analysis. The impervious area used in the fully developed site are:

• Northern Catchment = 20.9ha of the site

• Southern Catchment = 28.8ha of the site.

No individual lot retention / attenuation has been considered in the assessment.


A review of the Stormwater Management Strategy (Stormwater Solutions CKL, 2017) has been undertaken by Aurecon. The report proposes to only use the southern discharge for the entire site, which is not consistent with the stormwater philosophy applied for under the approved discharge consent. The proposed strategy includes a primary residential network catering for the 2 year rainfall event and commercial network to cater for the 10 year rainfall event. It also includes a secondary system to cater for the 100 year rainfall event.

A review of the Hamilton Infrastructure Technical Specification (HITS) has been undertaken with respect to stormwater design. A design asset life of 100 years is required under the HITS, and primary systems are to be designed to:

• 50% Annual Exceedance Probability (AEP) / 2 year ARI for residential

• 20% AEP / 5 year ARI for industrial

• 10% AEP / 10 year ARI for commercial.

• Secondary systems are to be designed for 1% AEP / 100 year ARI.

Runoff co-efficients recommended by the HITS are shown in Table 11.

Table 7 HITS Runoff Co-efficients

Residential Residential High Density

Industrial Transport Corridors Open Space

0.65 0.80 0.85 0.80 0.35

Utilising the co-efficients in Table 7 and the preliminary land use for the site, the total effective area was calculated as shown in Table 8.

Table 8 Stormwater Effective Area

Land Use Area Runoff Co-efficient Effective Area

Residential (includes roads)

34.19 ha 0.7 (average) 23.9 ha

Open Spaces 15.81 ha 0.35 5.5 ha

Commercial 1.45 ha 0.85 1.2 ha

Industrial 11.29 ha 0.85 9.6 ha

TOTAL 40.2 ha

The total area shown in Table 8 is less than the effective area allowed for in the discharge consent (20.9ha + 28.8ha = 49.7ha). The purpose of the discharge consent has been changed with the Regional Council to accommodate residential rather than industrial stormwater discharge.

There appears to be a number of culverts from the Waikato Expressway into the site, thus bringing in external catchments to the site. It appears that stormwater flows from these areas have been allowed for


in the discharge consent application. Future development of the areas to the west of the expressway will need to be understood and flows accommodated if necessary.

3.3.2 Minimum Floor Levels

The minimum floor levels for the development will be governed by two separate sources:

1. The Waikato River flooding causing inundation

2. Internal ponds, lakes and stormwater systems.

Waikato River Flood levels provided by Waikato Regional Council for the site indicate that 1% AEP level from modelling is RL 15.3m at the southern end of the site to RL 15.0m at the northern end of the site. Historic flood data from the 1958 flood indicate a historic level in the Waikato River of RL 16.1m – RL 15.9m, although the AEP of the event and the changes in Waikato River flow management changes since 1958 are unknown. From topography plans undertaken on August 2015 by Precision Aerial surveys, it appears the current site levels vary from approximately RL 9.0m to RL 28.0m.

Clause 4.2.3 of the HITS recommends minimum floor levels to be set with a freeboard requirement of 100 year ARI event plus minimum freeboard heights as per the District Plan, Volume 1, Section 22 – Natural Hazards, Rule 22.5.6.

Rule 22.5.6(d) specifies that on any site that is fully or partly affected by any Flood Hazard Area (excluding the Culvert Block Flood Hazard Area), the following minimum freeboard heights Table 9) shall be complied with, which are additional to the top water flood level of the 1% annual exceedance probability event:

Table 9 Minimum Freeboard Requirements from the District Plan

Building Use Minimum Freeboard Height

i) Residential buildings (including attached garages) 0.5m

ii) Commercial and industrial buildings 0.3m

iii) Non-habitable residential buildings and detached garages 0.2m

• 22.5.6(e) Minimum freeboard heights shall be measured from the top water level of the 1% annual exceedance probability design storm to whichever is applicable of the following:

i) Building platform level

ii) The underside of the floor joists, or

iii) Underside of the floor slab.

The Eastern boundary of the site alongside the Waikato River and is identified as being within a Low Flood Hazard Area (as shown below), therefore we have applied the use of Rule 22.5.6(d).


Figure 3 Hamilton City Council District Plan Map - Flood Hazard

Based on the Flood Levels provided by Waikato Regional Council for the 1% AEP levels in the Waikato River, the minimum floor levels are recommended to be:

• Residential: 15.8m (at southern end of site) to 15.5m RL (at northern end of site) to building platform level, underside of joists or underside of slab as applicable

• Commercial and Industrial: 15.6m (at southern end of site) – 15.3m RL (at northern end of site) to building platform level, underside of joists or underside of slab

It should be noted that the recommended floor levels are below the 1958 Historic Flood data and would also be inundated in the event of the Karapiro Dam failure.

The minimum floor levels above do not take into account the localised stormwater systems that will be designed during the detailed design phase. These include the local lakes, wetlands, pipes, swales and other stormwater infrastructure. These will need to be designed in accordance with the HITS requirements. The requirements of the Building Act and NZ Building Code will also need to be adhered to for the freeboard requirements within the site:

• Clause E1.3.2 – Surface Water, resulting from an event having a 2% probability of occurring annually, shall not enter buildings.


Acceptable Solution E1/AS1 outlines some guidance on minimum floor levels for buildings and site work that have catchment areas no more than 0.25ha and which are:

• Free from a history of flooding

• Not adjacent to a watercourse

• Not located in a low lying area

• Not located in a secondary flow path.

In these cases, the NZ Building Code states that Suspended floors and slabs on ground shall be at least 150mm above the finished level of the surrounding ground immediately adjacent to the building and:

• For sites level with or above the road, no less than 150 mm above the road crown on at least one cross-section through the building and roadway (see Figure 1)

• For sites below the road, no less than 150 mm above the lowest point on the site boundary (see Figure 2).

Figure 4 NZ Building Code Acceptable Solutions E1/AS1 Figure 1 and Figure 2


The internal stormwater system is proposed to incorporate open waterways for stormwater treatment and conveyance, as well as providing lineal passive recreational features that would incorporate walking areas and landscaping. The waterways will increase in water levels during rainstorm events with overflows occurring via the consented southern discharge and at the northern consented discharge. The internal flood level will therefore be close to or just above the Waikato River 100 year levels to allow for losses through the culverts and crossings. However due to the Waikato river flood response being significantly different to a local storm, it is unlikely to be simultaneous. Therefore, the internal flood level is not expected to be significantly higher than a Waikato River flood level.

The internal flood levels will be determined during design. In the interim, an allowance of 300mm above the Southern Waikato River Level is recommended. This creates a Top Water Level of RL 15.6m.

3.3.3 Stormwater Conclusions

The stormwater philosophy for the proposed Special Housing Area site development is consistent with the original stormwater philosophy provided for under the Resource Consent (AUTH130673.02.02) granted by the Waikato Regional Council. The major point to note is that the current Stormwater Management Plan (Stormwater Solutions CKL, 2017) proposes to utilise only one of the discharge locations.

Due to the change from industrial to residential and open spaces, the impervious area within the development is expected to decrease leading to reduced runoff. The consent conditions already require engineering design approval based on layouts and expected stormwater flows. The designer will also need to consider the stormwater systems and flows from the catchment areas outside of the proposed site as detailed in the discharge consent.

The designer will need to take into consideration the treatment and water quality volumes as well as the erosion protection measures that are outlined in the consent conditions and incorporate these into the detailed design.

The minimum floor levels are recommended to be:

• Residential = 16.1m (at northern end of site) – 16.0m RL (at southern end of site) to building platform level, underside of joists or underside of slab as applicable

• Commercial and Industrial = 15.9m (assumes all commercial and industrial at southern end of site) to building platform level, underside of joists or underside of slab as applicable.

These minimum floor levels take an allowance of the localised stormwater systems that will be designed during the detailed design phase and ensure the requirements of the Building Act and NZ Building Code are adhered to for the freeboard requirements.

As noted above, the stormwater flows from the revised site are less than those expected from the original industrial development.

The entire development can be adequately serviced for stormwater.

3.4 Utilities – Gas, Electricity and Telecommunications From the Stage 1 subdivision of the industrial area, it is understood that power, telephone and gas reticulation has been installed in Hutchinson Road to service all new lots of the proposed industrial development.


It is likely that some upgrades may be required to the utilities infrastructure to enable servicing of the development, however it is expected that servicing of the site will not be problematic given that the underlying zone has already been provided for

There is an existing gas pipeline and associated easement running through a portion of the site. It is understood that the gas pipe is 150mm steel pipeline.

3.5 Roading, Traffic and Access A review of Perry Group Limited – Te Awa Lakes Plan Change – Integrated Transportation Assessment (April 2017) produced by the TDG Group (TDG, 2017) was undertaken.

The assessment has been undertaken to accompany the Te Awa Lakes Plan Change to the HCC seeking the rezoning of approximately 62ha of industrial land to that shown on the attached Land Use Plan Rev N.

There have been a number of assumptions made in the wider area future traffic modelling which includes future infrastructure and development including:

• Northern Growth Corridor Study

• HCC 10 year Plan.

The site is proposed to be accessed via Hutchinson Road only. Hutchinson Road is proposed to be upgraded to provide sufficient access to the site for the proposed development.

The trip generation used in the traffic modelling has been generated on a household basis for the proposed residential areas. The modelling in the TDG report is based on 1000 households resulting in 1109 trips during AM period and 1193 trips in the PM period.

The report recommends a number of staged upgrades to the wider roading network to support the expected traffic demand from the proposed development site. These include upgrades to:

• Hutchinson Road / Te Rapa Road intersection

• McKee Street / Te Rapa Road intersection.

From the findings of the TDG report we recommend that the trip generation for the households need to be assessed based on 1000 households. This could have an effect on the overall trip generation as the residential trip generation accounts for the majority of the trips from the development (compared with those from the commercial areas and Adventure Park etc.)

It is expected that the traffic and transportation effects of the HASHA scheduled development can be mitigated through upgrades to existing transportation infrastructure at resource consent stage. Due to an increase in expected trips (compared to the analysis undertaken in the TDG report), there may be further upgrades required than those noted in the TDG report. These will be determined once detailed modelling has been completed at resource consent stage.

3.5.1 Development Agreement

Perry Group will provide a development agreement as required.


4 Other Matters

4.1 Reverse Sensitivity

4.1.1 Surrounding Land Use

Considering the current industrial zoning of the site, reverse sensitivity effects on established land uses must be considered for the proposed Te Awa Lakes proposed Special Housing Area. The site is bordered by a number of existing dwellings.

The newly completed (December 2013) Waikato Expressway lies immediately west of the site, and forms an important part of the national transportation infrastructure - and Hamilton’s connection to it.

Beyond the expressway is Horotiu, which lies approximately 1.5 km to the north west of the site in the Waikato District. This northern settlement features a relatively small and well-ordered residential area, as well as a number of both long established as well as recent industrial land uses; which includes AFFCO (an abattoir), the Northgate Business Park (Northgate), and land formerly used for a sand quarry operation. Ports of Auckland Limited (POAL) is also in the process of developing an inland port at Horotiu accessed by the main trunk rail line.

Fonterra’s manufacturing site is to the south of the site, beyond the rural character deferred industrial area to the south of Hutchinson Road.

The Waikato River lies immediately adjacent to the site’s eastern boundary. The river’s western margins feature the Te Awa trail and a reasonably well connected corridor of vegetation.

Land to the north and east of the Waikato River consists of a largely rural landscape; featuring a typically high ratio of open space to human land use, and with much of the open space being used for agricultural (pastoral) activities with notably few shelterbelts or areas of mature vegetation. The most notable human settlement occurs around the rural hamlet of Horsham Downs and alongside the eastern banks of the Waikato River on River Road, including directly opposite the site. The latter is characterised by substantial architecturally designed dwellings, many of which are enclosed by densely treed gardens, and positioned to maximise their outlook across the river.

Fonterra is visible to the south of the site. However, the potential for reverse sensitivity issues associated with odour and air discharges have been avoided by the layout of the proposed precincts. Land of the south of Hutchinson Road will form a buffer and “sleeve” the residential areas from the dairy factory. Residential development is also likely to have living spaces which are orientated to be north, facing away from the site. Fonterra have recently applied to re-consent the Te Rapa site. The applications for resource consent and accompanying Assessment of Environmental Effects dated 19 December 2016 assess the potential for adverse effects and conclude that the overall effects of the air discharges will be no more than minor, for the following reasons:

• Cumulative concentrations of all of the emitted contaminants within the receiving environment are predicted to remain well within the relevant assessment criteria

• No adverse health effects from the discharges are anticipated

• The site completed works in 2015 to minimise the potential for objectionable odours and the results of an odour survey and absence of any complaints indicates these projects have been successful

• Managing and operating plant and equipment in accordance with the site’s management plans and standard operating procedures will avoid objectionable odours


• Nuisance or offensive and objectionable dust deposition from the particulate discharges from the site is not anticipated.

A report from LDP Limited that addresses the reverse sensitivity effects of glare and lighting has been provided as part of the Plan Change. It concludes that reverse sensitivity effects of glare and lighting are not an issue.

A report from PDP Limited that addresses odour was also completed for the Plan Change. This report confirms that there is adequate separation between the site and activities that have the potential to generate odour, and that consents also control these activities and their effects.

4.1.2 Noise

The following parties were identified in the acoustic report (Marshall Day Acoustics, 2017) as sensitive to noise effects from the proposed change in zoning:

• New Zealand Transport Agency - Waikato Expressway

• Parties in the Te Rapa North Industrial Zone of Hamilton City

• Parties in Industrial Park Zoned properties in The Waikato District

• Fonterra Te Rapa Dairy Manufacturing site.

Noise received from Waikato Expressway Traffic noise from the Waikato Expressway and Te Rapa Road is the predominant sound source received on the site. Road traffic volumes, and the proportion of heavy vehicles, are predicted to increase as the Horotiu Industrial Park is developed and occupied. However, this is likely to only result in a marginal increase in overall road traffic noise.

The potential for noise from the Waikato Expressway to affect the amenity of proposed dwellings in the Te Awa Lakes can be managed with the following requirements as part of future resource consents:

• A minimum 40m buffer between the carriageway and any noise sensitive activities within the Te Awa Lakes proposed Special Housing Area Residential Precincts

• Noise performance standards which require any noise sensitive activity within 100m of the Waikato Expressway meets internal noise criteria (in combination with ventilation and thermal comfort standards promoted by the NZTA in their State highway guide to acoustic treatment of buildings).

The practicability of providing a solid line of sight screen (barrier and/or bund) and/or noise wall along the boundary with the Waikato Expressway will also be investigated as part of the future resource consent process. Such screening can reduce the sound levels incident upon the dwellings, and therefore the extent of treatment required to comply with the internal criteria. The screening would also reduce the level of sound in the outdoor living areas of noise sensitive receivers.

Buildings will be generally orientated with sensitive spaces located away from the state highways.

Noise Received from surrounding existing and future Industrial uses Contribution to sound levels from more industrial activities beyond the expressway (Horotiu Industrial Park) are likely to increase as the area is developed. The sound emissions from these sites received at the Te Awa lakes site are practically constrained by a combination of other noise sensitive receivers closer to the Horotiu Industrial Park and the physical distance from the site. It is likely that road traffic would still dominate the 24-hour average noise level. Background industrial noise sources are expected to become


more apparent during the night-time period when ‘masking’ by road traffic noise reduces, however they will remain below permitted standards, and will form part of expected effects in this environment. The effects here will be managed through building and site noise mitigation and insulation measures similar to other residential areas in cities located nearby ports, airports, train stations and State Highways.

Reverse sensitivity due to the proposed change in zone at the interface with the Te Rapa North Industrial Zone properties is managed via:

• Zone orientation, with less noise sensitive zones (Adventure Park Precinct, Mixed Use Precinct and Tourism Precinct) creating a buffer to the residential activities at the Te Awa Lakes proposed Special Housing Area

• Noise performance standards which require any noise sensitive activities in the Te Awa Lakes proposed Special Housing Area to meet an internal noise criteria (in combination with ventilation and thermal comfort standards) which also mitigates noise received from other external sources.

The same management measures described for the Te Rapa North Industrial Zone are also effective for reverse sensitivity from the Fonterra site further south. The Adventure Park Precinct, Service Precinct, Neighbourhood Centre Precinct and Tourism Precinct will buffer noise effects on the Residential Precincts.

It is noted that the Fonterra sites noise emissions are currently limited by its Noise Emission Boundary (45 dBA LAeq). The Te Awa Lakes site is outside of this Noise Emission Boundary, and the noise performance standards which will require noise sensitive activities in the Te Awa Lakes to meet an internal noise criteria are consistent with the HCC District Plan Rule 25.8.3.10 for any noise sensitive receiver inside the Noise Emissions Boundary.

In summary, sound emissions from areas outside of Te Awa Lakes received on the site are mitigated by noise performance standards recommended in a noise assessment undertaken for the site (Marshall Day Acoustics, 2017), including internal noise criteria for noise sensitive activities, zone orientation and buffer zones. A noise wall may also be required along the boundary with the Waikato Expressway. These measures address reverse sensitivity from adjacent sites, and with recommended noise performance standards applying at receiving dwellings, the various noise effects of the proposal are considered to be appropriate such that they can be addressed at resource and building consent stage.

4.1.3 Visual effects

The potential reverse sensitivity issue is that of the visibility towards industrial buildings (associated with the surrounding industrial areas) from within the future proposed residential areas, and the potential adverse effects this could have upon the character of those suburbs. This reverse sensitivity was discussed in the landscape and visual effects assessment undertaken for the plan change (Boffa Miskell Limited, 2017).

The existing and future industrial buildings around Horotiu (i.e. AFFCO and Northgate) are unlikely to be visible due to differences in topography and distance from the residential sites.

4.1.4 Rural Considerations

Land located on the southern side of Hutchinson Road, though zoned Te Rapa North Industrial, is part of the Deferred Industrial Area and is still rural in nature. The land is predominantly grazing land, and in terms of the potential for conflict with rural activities on these lots, we note that there are no intensive rural land uses present i.e. intensive orcharding, intensive cropping or intensive farming, which could lead to the creation of reverse sensitivity effects.


5 Environmental Considerations

5.1.1 Geotechnical Considerations

Geotechnical investigations were carried out by CMW Geosciences at the proposed Te Awa Lakes proposed Special Housing Area site to describe the constraints and opportunities of the site (CMW Geosciences (NZ) Ltd, 2017). Its purpose was to confirm the broad suitability of the site for the activities provided for in the proposed development.

The investigation confirmed that the site has some geotechnical constraints for any development as a result of its historic quarrying use, and particularly the extensive uncontrolled fill and likely pockets of organic material. This leads to total and differential ground settlement which has adverse effects on buildings, road pavements and underground infrastructure. The widely variable uncontrolled fill also limits its suitability as a source for structural fill.

Although these are constraints, small lightweight residential buildings with stiff raft foundations are typically better suited to the situation where uncontrolled filling remains in place, compared to large industrial building footprints. With large industrial buildings, the risk of differential settlement is exacerbated by the larger floor areas. Industrial buildings have heavy and unevenly distributed live floor loads, compared to residential buildings. Overall these site conditions indicate a more effective management of risk and more cost-effective development with residential, recreational and commercial use than for industrial use.

5.1.2 Contamination

An Environmental Site Investigation for the site, undertaken by Coffey (Coffey Services (NZ) Limited, 2017) confirms that contamination concentrations in excess of background levels were detected and therefore the requirements of the NES legislation apply. This will require an application for restricted discretionary consent to be granted by HCC under regulation 10 of the NES.

The contaminants of concern are from pesticide storage, fuel storage and landfilling. A Remedial Action Plan (RAP) is recommended to manage the soil contamination and will be sought as a condition of subsequent resource consents.

5.1.3 Ecology

The site has limited and highly modified ecological values, as described in the Assessment of Ecological Effects (Kessels and Associates Limited, 2017). Opportunities for habitat enhancement and wetland restoration through the creation of the lake and associated wetlands together with restoration planting are provided by the proposed Special Housing Area.

5.1.4 Archaeology

Based on investigations of historical records and other archaeological investigations in the locality (Phillips, 2017), it is known that the general area was extensively used by Maori, with the naturally level ground and soil types in the subject property being suitable for gardening, kumara storage pits and general occupation. The steep sided streams would also have provided resources such as eels and flax.


There are two known and recorded archaeological sites in the subject area:

• S14/164 – borrow pits and garden site

• S14/284 -middens/umu.

Those parts of S14/164 within Perry Group’s land have been effectively destroyed by the historical quarrying and the construction of the Expressway.

Site S14/284 is to be protected as part of the underlying Proposed Plan Change, by way of including this site in proposed esplanade reserve.

An investigation strategy has been recommended for two small parts of the site that are undisturbed by quarrying activity; an area around S14/284 on the riverbank and an area near the head of the gully off Hutchinson Road. These areas will be further impacted by the works proposed for the development.

Archaeological sites are subject to the requirements of the Heritage New Zealand Pouhere Taonga Act 2013 which requires an archaeological authority to be approved by Heritage New Zealand prior to disturbing any known archaeological site. Te Awa Lakes will need to apply for an authority once the scheduling of the site as a Special Housing Area is successful and therefore that the development is likely to go ahead. An archaeological investigation will be carried out prior to development to ensure any archaeological evidence is identified and recorded or protected.

Overall the site has some archaeological values, despite the historical effects of sand quarrying and road construction. The effects will be adequately mitigated by the proposed archaeological investigation.


6 Demand for Qualifying Development

6.1 National Policy Statement on Urban Development Capacity 2016 Hamilton City is identified as a ‘High growth urban area’ in the NPS-UDC.

The NPS-UDC is one of several initiatives working towards improving the housing supply and affordability in New Zealand as well as ensuring adequate supply of business land. It is about recognising the national significance of:

• Urban environments and the need to enable such environments to develop and change and

• Providing sufficient development capacity to meet the needs of people and communities and future generations in urban environments.

This NPS covers development capacity for both housing and business, as it identifies that both aspects are important to achieving well-functioning urban environments. Scheduling the area as a Special Housing Area will enable people and communities to provide for their social, economic, cultural and environmental wellbeing through development, while managing its effects.

This NPS also acknowledges that urban development is largely dependent on the development of infrastructure and encourages integration and coordination of land use and infrastructure planning. It is a requirement on Councils under the NPS-UDC to ensure that their plans provide enough commercially feasible land to be developed and their planning methods should promote accessibility and connectivity between housing and businesses, now and in the future.

6.2 Hamilton Housing Accord 2016 Hamilton City Council entered into the Hamilton Housing Accord agreement with the Government in 2016, under section 10 of the Housing Accords and Special Housing Areas Act 2013 (the Act).

The intention of this accord is to increase the supply of housing in line with the NPS-UDC and the Housing Accords and Special Housing Areas Act 2013. The Accord aims to maintain a well-functioning, private-sector led housing market in Hamilton.

Because Hamilton has been recognised as a high-growth urban area, HCC is required to ensure there is sufficient housing and business development capacity in the short, medium and long term. The Accord identifies that the population in Hamilton is growing. Future projections will see growth in Hamilton from an estimate of 161,000 in 2016 to 177,000 in 2021, and therefore an increased supply of housing is important. HCHA states:

Hamilton currently has sufficient land supply for four years of greenfield housing supply, with the current 10-year infrastructure plan providing for a further seven years of supply.

A major challenge Hamilton faces as set out in this Accord is the financial hurdles faced to fund lead infrastructure to open up zoned growth areas. The Accord has set targets for the total number of sections and dwellings to be consented under this housing accord.

Scheduling of the site as a Special Housing Area will assist the Council with delivering their targets under the Hamilton Housing Accord. These targets are stated in Table 10 below:


Table 10 Agreed Targets under Hamilton Housing Accord

Year 1 (2017) Year 2 (2018) Year 3 (2019)

Total number of sections and dwellings consented 1,300 1,400 1,500

Construction of sections and dwellings in accordance with the table above can be supported through the use of Special Housing Areas.

The site has can be scheduled as a Special Housing Area as a result of the suitability for development of housing as demonstrated in this report.

The proposed Te Awa Lakes proposed Special Housing Area is considered to be consistent with Hamilton Housing Accord, and to enable HCC to meet its targets under the agreement.

6.2.1 Population Growth in Hamilton

Hamilton’s population has grown strongly (RCG Limited, 2017). Future projections see Hamilton growing from an estimate of 161,000 in 2016 to close to 177,000 in the next five years. Hamilton is well positioned for future growth given its proximity to Auckland, geographic location within the economic ‘Golden Triangle’, proximity to over half of the country’s population within 90 minutes’ drive, availability and comparative affordability of residential and non-residential land for development within the city (approximately 30 years supply of zoned residential land).

According to REINZ data for November 2016, Hamilton’s average house price was $527,000, up from a median of $425,000 the year prior (an annual increase of 24 percent). The Ministry of Business, Innovation and Employment (MBIE) calculates that the median multiple for Hamilton is 6.8, meaning that the median house price was 6.8 times the value of the median income; and therefore, deemed unaffordable. HCC’s challenge is to fund lead infrastructure capacity and ensure that the supply of sections to the market remains well ahead of the growth curve to ensure adequate land supply and market competition.

6.2.2 Housing Supply and Demand

Housing, by contrast with industrial, is experiencing high demand and supply is under pressure. Marginal (population based) demand is running ahead of consented supply. The Hamilton Housing Accord sets targets to grow the number of sections and dwelling consents even further.

Housing has been identified as a significant use for Te Awa Lakes. Hamilton is experiencing high demand for housing, and we expect this to continue. Hamilton’s strong historical growth, proximity to Auckland and relatively diverse economy means it is well positioned to keep attracting new residents.

However, affordability is a growing issue, especially for Hamiltonians who have seen house prices increase dramatically in the last two years, with incomes not rising to match. According to Interest.co.nz (RCG Limited, 2017) Hamilton’s ‘median multiple’ (the ratio of median house prices to median household incomes) now sits at 6.5 which exceeds the New Zealand average of 6.3 and all other cities with the exception of Auckland and Tauranga.

According to the National Institute of Demographic and Economic Analysis’s (NIDEA) ‘medium’ projections for the 2013-2031 period, Hamilton is expected to add 1,427 households a year. The Housing Accord aims to deliver 1,300 sections and dwellings consented in 2017, with 1,400 in 2018, and 1,500 in 2019. This will require further growth in consenting activity, to record levels over the next few years.


The Housing Accord affirms that housing supply and affordability are key issues in Hamilton, and require short term action. In the last 10 years, growth has been concentrated in the northeast (Rototuna and Flagstaff), but these areas are getting closer to reaching capacity. Most of the major subdivisions are close to completion, with the main exception being land around the proposed Rototuna town centre. Providing for future growth will require action in growth nodes across the city, including Ruakura, Rotokauri, Peacocke and elsewhere including Te Awa Lakes.

Te Awa Lakes is well suited to new housing, being close to employment nodes such as Te Rapa and Horotiu (including the sub-regional centre at The Base), and close to Horotiu Primary School.

Te Awa Lakes also offers high amenity with its position close to the Waikato River and Te Awa River Ride. Households are likely to place a higher amenity value on this location regardless of surrounding industrial uses in the area, as there are only a limited number of places in Hamilton which offer such a riverside location and easy transportation access to Hamilton city and Te Rapa employment areas.

Importantly, its serviced nature means that Te Awa Lakes can be developed quickly, and commence within the Housing Accord timeframes. Te Awa Lakes meets the demand test under the requirements for scheduling.

6.2.3 Retail

The various other activities proposed for Te Awa Lakes will support an on-site retail offering. The mixed use precinct has been included in the proposed land use plan in line with the likely demand for convenience retail, food and beverage and associated uses. This mixed use area will actively support the residential area’s convenience retail demand, while providing employment and live-work type units. It will not have significant adverse effects on other centres.

6.2.4 Hamilton Housing Accord Policy

A copy of the Housing Accord Policy is included in Appendix B.

Unlike other accords such a QLDC, the Hamilton Housing Accord does not provide for the development and consideration of site scheduling through any form of separate policy. However, the Hamilton Special Housing Areas Policy has been produced by Hamilton City Council to establish the process and the evaluation criteria that will guide HCC in making decisions on whether to accept a proposal for a SHA, and recommend to the Minister that a SHA be established. The Policy is not required by the Act, or considered by the Minister.

Our assessment of the relevant considerations outlined in the draft Hamilton Housing Accord Policy is as follows:

Table 11 Provisions of the Hamilton Housing Accord Policy

Reference Policy Wording Comment

14. All proposals for an SHA shall demonstrate to Council’s satisfaction that the following criteria will be met:

14.a) Development within the proposed SHA will achieve the purpose of HASHAA in a manner consistent with the Accord

A Special Housing Area process provides more certainty to the development community and fast tracks the supply of housing as promoted by HASHA 2013



14.b) Development within the proposed SHA will place no additional financial burden on Council compared to no development occurring, either now or in the future

Complies - Suitable infrastructure can be provided and funded.

14.c) All infrastructure necessary to service the proposed SHA including but not limited to transport, waste water, potable water and storm water is available or will be made available by the developer at no cost to Council in advance of all identified infrastructure demand arising.

Complies - The provision of infrastructure has been assessed in Section 3. Required infrastructure will be provided by the developer.


15.a) Demand for the qualifying development:

The extent to which development of the proposed housing types will achieve the purpose of the HASHAA and the Accord which will include an assessment of proposed housing typology, dwelling and section sizes, and density

Complies - The purpose of HASHA will be achieved by the scheduling. The Special Housing Area will deliver new residential housing that supports the Accord within one year of Special Housing Area status.

A variety of dwelling typologies are proposed for the Te Awa Lakes Special Housing Area, as described in Section 0

15.b) Predominantly residential:

The extent to which the proposed development is predominantly residential with the primary purpose of creating residential housing supply

Complies - The main purpose of the Te Awa Lakes proposed Special Housing Area is to provide a quality residential development. This includes open spaces and ancillary commercial activity.

15.c) Locational considerations:

The extent to which the proposed SHA is consistent with Council’s strategic land use planning. If inconsistent, the extent to which it may materially compromise or alter Council’s strategic land use planning and the effects of that inconsistency including effects on planned and existing infrastructure. The extent to which the proposed SHA affects Council’s ability to meet its statutory requirements under the National Policy Statement on Urban Development Capacity. Proposals for SHAs will be considered in all areas except:

• All Special Character Zones (excluding Peacocke Terrace Area and the Jebson Place development site at 5A Cassidy Street)

Complies - The proposal is consistent with HCC’s strategic land use framework, as discussed in Section 7.

The National Policy Statement on Urban Development Capacity is discussed in Section 6.1.

No overlays or features identified in apply to the site.



• All Open Space Zones

• Significant archaeological, historic and cultural sites

• Electricity transmission corridors

• Natural Hazard Areas (except where effects can be appropriately managed)

• Significant Natural Areas

15.d) Infrastructure:

The extent to which the proposed SHA will absorb capacity within Council’s existing infrastructure, including but not limited to parks and reserves, transport and three waters network infrastructure and how the developer will pay for that use of capacity. The extent to which the existing infrastructure is inadequate to service the development and the developer’s ability and commitment to provide that necessary infrastructure and services at no cost to Council either now or into the future

Complies - Adequate servicing is either provided or achievable for the proposed development, as discussed in Section 3.

15.e) Scale:

The extent to which the proposed SHA will deliver beyond a prescribed minimum of 10 dwellings

Complies - The proposed Special Housing Area is for approximately 100 residential dwellings.

15.f) Design quality:

The extent to which the proposed SHA adheres to the key urban design qualities expressed in the Ministry for the Environment’s New Zealand Urban Design Protocol (2005) and the effects of any non-adherence

Complies - The design concept is discussed in section 2.1, and has been developed with reference to the Hamilton City Design Guide Vista, which reflects the Ministry for the Environment’s New Zealand Urban Design Protocol (2005).

Te Awa Lakes proposed Special Housing Area is based on the principles of high quality, high amenity and compact living.

Height, bulk and scale of development will be specified using design controls.

15.g) Development agreement:

The extent to which a satisfactory development agreement can be entered into between Council and the developer which secures HASHAAs intended outcomes in a manner that is consistent with Council’s Growth Funding Policy including but not

Complies - A separate development agreement can be signed with Hamilton City Council to ensure no financial burden is placed on Council.



limited to recovery of development contributions for utilized infrastructure capacity and the delivery of all necessary infrastructure and services without placing a financial burden on Council

6.3 Land Supply An assessment of economic effects for development at Te Awa Lakes was undertaken by RCG (RCG Limited, 2017). Based on the work in this report, we believe that Te Awa Lakes is not required for industrial purposes, as the supply-demand balance is very healthy, both now and projected into the future. The Hamilton and sub-region industrial market is more than adequately provided with land, and given the proactive approach by Future Proof and member councils to make land available for industrial expansion, is in no danger of repeating the mid-2000s situation.

The timeline of industrial land supply in Hamilton can be summarised as follows:

• Mid-2000s: industrial land shortage in Hamilton, with high prices and very little vacant land;

• 2009: Future Proof strategy sets out a land release programme for industrial land across the sub-region, in a large number of dispersed areas;

• 2016: Regional Policy Statement directs industrial land supply to be focused in “Strategic Nodes”, rather than dispersed;

• 2017: The Hamilton land market appears healthy compared with other NZ cities and the Hamilton situation in 2007.

If Te Awa Lakes were to retain its industrial zoning, uptake will most likely be slow, or otherwise will reduce the speed of uptake of industrial land in other areas. Overall, the “net” increase in industrial employment and economic activity from Te Awa Lakes being developed for industrial purposes would be negligible.


7 Strategic Planning Documents In reviewing the relevant strategic planning documents, it is noted that the proposed scheduling does not conflict with the following.

7.1 HASHA 2013 Section 16 of the Housing Accords and Special Housing Areas Act 2013 (HASHA) identifies the process for establishing Special Housing Areas and in accordance with s.16(3), the Minister must not recommend the making of an order in Council (to schedule a site), unless the Minister is satisfied that:

(a) Adequate infrastructure to service qualifying developments in the proposed Special Housing Area either exists or is likely to exist, having regard to local planning documents, strategies, and policies, and any other relevant information, and

(b) There is evidence of demand to create qualifying developments in specific areas of the scheduled region or district, and

(c) There will be demand for residential housing in the proposed Special Housing Area.

The demand for residential housing in Hamilton City, and in the specific Te Awa area, is outlined in Section 6.2.1 and 6.2.2.

Adequate infrastructure to service the SHA either exists or is likely to exist as outlined in Section 3 of this Report.

Section 17 of the Housing Accords and Special Housing Areas Act 2013 (HASHA) describes the process of establishing a Special Housing Area in Hamilton City, where Hamilton City Council is an Accord Territorial Authority:

17 Establishing special housing areas in district covered by housing accord:

(1) An accord territorial authority may, at any time, recommend to the Minister that 1 or more areas within the district of the accord territorial authority be established as special housing areas.

(2) An accord territorial authority, when recommending to the Minister that a special housing area be established, may recommend that the Order in Council declaring the special housing area prescribe 1 or more of the criteria referred to in section 15(1) and (3) for qualifying developments in the special housing area or a part of the special housing area (see section 15(7)).

(3) An accord territorial authority may also, at any time after a special housing area is declared, recommend to the Minister that an Order in Council be made prescribing 1 or more of the criteria referred to in section 15(1) and (3) for qualifying developments in the special housing area or part of the special housing area.”

7.2 Housing Accord Purpose The purpose of the Hamilton Housing Accord states:

“3 Development progressed through this Accord will be generally consistent with the Hamilton Urban Growth Strategy (HUGS), the strategic directions contained within the Partly Operative


District Plan, the Waikato Regional Policy Statement (RPS) and the Future Proof sub regional settlement pattern.”

7.3 Waikato Regional Policy Statement The RPS aims to achieve integrated management and protection of Waikato’s natural and physical resources by identifying and addressing resource management issues within the region. The RPS must give effect to National Policy Statements. Two regional issues of particular relevance for this development are Managing the Built Environment (Issue 1.4) and the Health and Wellbeing of the Waikato River Catchment (Issue 1.6).

Objective 3.12 Built Environment of the RPS states that the development of the built environment and associated land use occurs in an integrated, sustainable and planned manner which enables positive environmental, social, cultural and economic outcomes.

Section 6 of the RPS aims to ensure that the built environment is planned and coordinated, including coordination with the provision of infrastructure. This section of the RPS ensures that the Future Proof Land Use pattern is implemented through District Plan provisions, in order to provide appropriately zoned and serviced land to enable development to occur now and in the future.

Policy 6.1 ensures that subdivision, use and development of the built environment occurs in a planned and co-ordinated manner.

Te Awa Lakes is an integrated development in that land use and infrastructure has been master planned to ensure that safe, efficient and effective infrastructure can be provided to all elements of the development. Land use conflicts within the site are minimised through buffering of the Adventure Park from residential development by service, commercial and tourism precincts. Reverse sensitivity, specifically in relation to the Waikato Expressway, is discussed in Section 3 of this report. The Adventure Park, accommodation, and service and retail offerings are considered to provide a range of commercial development to support the social and economic wellbeing of the region.

Growth strategies are one of the implementation methods used to ensure planned and coordinated growth; in this instance Future Proof is the relevant growth strategy.

Objective 3.4 Health and Well-being of the Waikato River aims to restore and protect the health and wellbeing of the Waikato River and to achieve Te Ture Whaimana o Te Awa o Waikato (the Vision and Strategy for the Waikato River).

Section 8.5 Waikato River Catchment recognises the Vision and Strategy for the Waikato River as the primary direction-setting document for the Waikato River and develop an integrated, holistic and co-ordinated approach to implementation. The Vision and Strategy is particularly relevant to the management of stormwater on site and any discharges into the river.

7.4 Hamilton Urban Growth Strategy The Hamilton Urban Growth Strategy (HUGS) is a long-term growth planning exercise based around delivering coordinated and sustainable growth in Hamilton. It sets a clear pattern of future development within the Hamilton City boundaries.

HUGS identifies the need to manage growth, on the basis that Hamilton’s population is growing, yet development is inefficient. This results in sprawl, impacting on transport and travel, and land availability and affordability. As such, HUGS aims to develop the land available in existing parts of the city more efficiently.


HUGS specifically details how, when and where growth should occur. The outcomes and recommendations of this process have been fed into Future Proof discussed below. Te Awa Lakes proposed Special Housing Area is identified as a Future Employment Area. Council has previously identified several growth cells suitable for development (Rototuna, Rotokauri, and Peacocke), for which planning for development is well advanced with Structure Plans in place and development under way.

An oversupply of industrial land and the need to develop efficiently are identified as issues in HUGS.

7.5 Future Proof Subregional Growth Strategy Future Proof is a growth strategy that has been jointly developed by Hamilton City Council, Environment Waikato and Waipa and Waikato District Councils alongside tangata whenua, New Zealand Transport Agency (NZTA) and Matamata-Piako District Council. The purpose of Future Proof is to provide a comprehensive and robust growth management strategy in order to ensure land use and infrastructure are managed collaboratively between the partner councils for the benefit of the whole sub-region. It is a long-term strategy that provides direction and implementation of a sub-regional settlement pattern which identifies land supply needs over the next 50 years.

The Future Proof Strategy Vision is:

“In 2061, the sub region:

• Has a diverse and vibrant metropolitan centre strongly tied to distinctive, thriving towns and rural communities

• Is the place of choice for those looking for opportunities to live, work, invest and visit

• Is the place where natural environments, landscapes and heritage are protected and a healthy Waikato River is at the heart of the Region’s identity

• Has productive partnerships within its communities, including tangata whenua

• Has affordable and sustainable infrastructure

• Has sustainable resource use.”

One of the aims of the Future Proof Strategy is to have defined urban areas. This allows for more cost effective and efficient servicing. It also provides a clear break between the urban development of Hamilton City and the development in and around other settlements. There needs to be definite boundaries between the urban and rural environments.

Future Proof adopts the settlement plan described as Growth Strategy 1 the Hamilton Urban Growth Strategy, discussed in Section 7.4 above. It also includes:

• Strong neighbourhood centres in new suburban areas

• Higher density housing close to neighbourhood centres with larger lots on the edges

• Well planned open spaces with good walking and cycling links

The Te Awa Lakes proposed Special Housing Area is consistent with the Hamilton City Settlement Pattern. It is located within the urban limit defined for Hamilton City, and is classified under Future Proof as a Future Hamilton Greenfield growth area. For Hamilton Greenfields areas, the residential density target is 16 households per hectare, which at approximately (19/ha if calculated over the entire residential area or 33/ha excluding roads and open space) dwellings per hectare across the proposed residential precincts (Mixed Use Precinct, Medium Density Residential Precinct, General Density Residential Precinct and River


Edge Residential Precinct), is able to be met by the Te Awa Lakes proposed Special Housing Area development. It is noted that proposed densities will range from 10 dwellings per hectare in the River Edge Residential Precinct to 90 dwellings per hectare in the Medium Density Residential Precinct.

The Te Awa Lakes proposed Special Housing Area is considered to be generally consistent with the strategic directions of the Future Proof Subregional Growth Strategy strategic directions.

7.6 Operative District Plan The purpose of the Hamilton City District Plan (the District Plan) is to enable the Council to carry out its functions under the Resource Management Act 1991, the purpose of which is to promote the sustainable management of natural and physical resources.

The following provides an assessment of the Te Awa Lakes proposed Special Housing Area against the strategic objectives and policies in Chapter 2 of the District Plan.

7.6.1 Towards a Sustainable City

• Objectives: 2.2.1, 2.2.2

• Policies: 2.2.1a, 2.2.2a, 2.2.2c.

The City’s strategic documents, including the Hamilton Urban Growth Strategy (HUGS), the Waikato Regional Policy Statement and Future Proof discussed above, aim to manage growth by establishing an increasingly ‘compact city’, where development is concentrated so land and infrastructure can be provided and used efficiently.

The Te Awa Lakes proposed Special Housing Area is consistent with the Hamilton City Settlement Pattern. It is located within the urban limit defined for Hamilton City, and is classified under Future Proof as a Future Hamilton Greenfield growth area.

As discussed in Section 3, appropriate infrastructure is available for the proposed development.

7.6.2 Urban Design Approach

• Objectives: 2.2.3

• Policies: 2.2.3a, 2.2.3c.

Te Awa Lakes proposed Special Housing Area is a new community based on the principles of high quality, high amenity and compact living. The following design principles were used as the basis of the development concept:

• Creating local distinctiveness and neighbourhoods based on landscape features and views

• Consolidating density around commercial development, public transport access and landscape amenity

• Providing open space that enhances the legibility of the urban form and long term connections between built form and the river

• Using of ’water sensitive design’ approaches to stormwater management starting with on-site features extending into infrastructure within the public realm

• Creating of prevalent east west oriented lots for good solar access.


The use of these principles has enabled the proposed Special Housing Area to optimise the use of existing space by promoting safe and compact development, and to help ensure a sustainable urban environment.

7.6.3 Central City, Business and Industry


• Policies: 2.2.4a.

Neighbourhood centres are directed to contain retailing and service activities to serve immediate residential catchments. By including the Neighbourhood Centre Precinct in the proposed Special Housing Area, it is considered that this business centre can cater for growth while not detracting from business activity in the central city, sub-regional and suburban centres in Hamilton.

7.6.4 Residential Development


• Policies: 2.2.6a, 2.2.6b.

The Te Awa Lakes proposed Special Housing Area residential development and new neighbourhood centre provides for a range of household choices and the diversity of cultural and social needs. The development contains open spaces and opportunities for recreation and is located to the Waikato River, providing high social amenity to the proposed neighbourhoods. Hamilton Urban Growth Strategy acknowledges the need to balance intensification and differing household needs, and this is reflected in the different housing typologies discussed in Section 2.3.2 of this report.

7.6.5 The Waikato River


• Policies: 2.2.7a, 2.2.7b, 2.2.7c.

The Waikato River is an outstanding natural feature in Hamilton City and the Waikato region. The river and its margins are recognised as an area of high amenity value, with natural, cultural and heritage significance. Connections to the Waikato River mean that the natural, cultural, heritage and amenity values of the Waikato River are protected, enjoyed and enhanced.

The natural character of the Waikato River, gully system and its margins will be preserved and protected from inappropriate subdivision, land use and development, by maintaining them as high amenity open space in the form of an esplanade strip and stormwater gully.

7.6.6 Integrate Land Use, Transport and Infrastructure


• Policies: 2.2.13a, 2.2.13b, 2.2.13c, 2.2.13d, 2.2.13e, 2.2.13f.

The integration of land use, transport and infrastructure is an essential means of ensuring development effectively and efficiently uses resources.


The Te Awa Lakes proposed Special Housing Area will not compromise the safe, efficient and effective operation and use of existing or planned infrastructure. The development allows for future infrastructure needs, including maintenance, upgrading and co-location where appropriate, and connects well with existing development and infrastructure. Servicing is discussed in Section 3 of this report.

Transport and travel networks will be well connected to existing infrastructure such as the Te Awa River Ride network and the Waikato Expressway. Within the development, transport design allows for a public transport (bus) route for commercial and residential users, and legible walking and cycling connections add to the wider network and establish a series of interesting circuits that provide alternative options to the street network.

7.7 Waikato-Tainui Environmental Plan – Tai Tumu, Tai Pari, Tai Ao The Waikato-Tainui Environmental Plan (WTEP) is designed to enhance Waikato-Tainui participation in resource and environmental management. It is developed out of Whakatupuranga 2050, a 50-year long development approach to build the capacity of Waikato-Tainui. The vision of the Environmental Plan is not only to maintain the environment, but also to restore or enhance the quality of natural and physical resources. The provisions of this plan that are relevant to the Te Awa Lakes proposed Special Housing Area are described below.

Section B of the WTEP addresses consultation and engagement with Waikato – Tainui. It emphasises the need for RMA applicants to form a relationship with Waikato – Tainui or Kaitiaki during the initial stages of resource development. It also sets out a suggested engagement process, appropriately scaled to the size of the development.

Pre-application consultation is considered best practice planning to ensure that appropriate consideration is given to matters of importance to the people of Waikato-Tainui. For this development, a specific Tangata Whenua Working Group has been established to provide advice and feedback from Tangata Whenua.

Section C of the WTEP includes the vision, issues, strategies, policies and methods. The vision of the iwi is summarized as ‘To grow a prosperous, healthy, vibrant, innovative and culturally strong iwi’. The health and well-being of the environment is inseparable from the health and well-being of tangata whenua. Therefore, environmental management and enhancement is the cornerstone of the WTEP.

Chapter 10 of the WTEP includes the objective that collaboration and consistency with Whakatupuranga 2050 is to be supported by adhering to the engagement process described above.

Chapter 11 of the WTEP incorporates the Vision and Strategy for the Waikato River. These provisions are also included in the RPS and an assessment against them is included in Section 7.3 of this report. The Waikato Raupatu Claims (Waikato River) Settlement Act 2010 gives effect to the settlement entered into between Waikato-Tainui and the Crown. The settlement gives statutory effect to Te Ture Whaimana (Vision and Strategy for the Waikato River). Te Ture Whaimana is the primary direction-setting document for the Waikato River. It is reflective of the Waikato-Tainui vision, objectives and strategies for the Waikato River.

The overarching purpose of Te Ture Whaimana is:

“to restore and protect the health and wellbeing of the Waikato River for future generations.”


The Te Awa Lakes proposed Special Housing Area is considered to be consistent with the Vision and Strategy for the Waikato River.

Section 14 of the WTEP refers to customary activities, with the objective of protecting and enhancing the ability to undertake customary activities, including along the margins of waterways. The Te Awa Lakes proposed Special Housing Area has no impact on most of these activities, however it is consistent with the relevant objectives of this chapter as it will enhance access to the margin of the Waikato River.

Section 15 is Natural Heritage and Biodiversity. The objective is to support the full range of Waikato ecosystem types throughout the Waikato-Tainui rohe. Given the limited ecological values of the site there are no significant ecological effects of the Te Awa Lakes proposed Special Housing Area. However, there are opportunities for ecological restoration and enhancement as described in Section 5.1.3 of this report.

Section 15 also refers to valuable historical items, highly prized sites and sites of significance. The key objectives of this section are to ensure that protocols are in place to manage potential accidental discoveries. The developer has engaged an archaeologist and archaeological effects are discussed in Section 5.1.4 of this report. An archaeological authority from Heritage New Zealand will be needed and it is proposed to develop a suitable accidental discovery protocol as part of that process. That process would include engagement with tangata whenua. This will ensure consistency with the WTEP.

While there are no high value indigenous habitats on the site it adjoins the Waikato River which is an ecological corridor. The creation of an esplanade reserve along the river edge and the low-density housing adjacent to it creates an opportunity to enhance that corridor.

Integrated catchment management is an objective in several chapters of the WTEP. The Te Awa Lakes proposed Special Housing Area includes an integrated approach to stormwater management and includes a stormwater strategy based on best practice low impact urban design, the natural processes of stormwater treatment in wetlands and enhancement of water quality discharges to the river. Therefore, it is consistent with these approaches.

In terms of land use, Chapter 25 refers to development principles that enhance the environment. In the case of this development, the environment will be enhanced as the closed sand quarry is converted to a high quality urban environment incorporating best practice urban design principles.


8 Engagement and Consultation

8.1 Consultation Extensive consultation has been undertaken for future mixed use and residential development at the Te Awa Lakes proposed Special Housing Area site with a broad range of stakeholders since early 2016 as part of the proposed plan change (Bloxam, Burnett & Olliver Limited, 2017). Although this consultation was for an RMA process, the outcome of residential housing being provided under HASHA 2013 processes is considered to be consistent with the intent of the proposed zoning. Consultation undertaken for the plan change to date is summarised below:

8.1.1 Hamilton City Council

Key issues discussed were:

• The potential effect of removal of the site from the industrial land allocation in the RPS

• Reverse sensitivity issues

• Relationship of the project to the Hamilton Housing Accord

• Water and wastewater infrastructure, capacity and reallocation from industrial to other uses

• Traffic effects

• Land and infrastructure to be vested in HCC

• HASHA process for site scheduling.

8.1.2 Waikato District Council

Key issues discussed were:

• The potential effect of removal of the site from the industrial land allocation in the RPS

• Reverse sensitivity issues

• Traffic effects.

8.1.3 New Zealand Transport Agency

Engagement with NZTA has been ongoing since mid-2016 as the roading authority responsible for the adjacent state highway network, a requiring authority responsible for a designation that affects the site, and as a Future Proof partner.

Regular meetings have been held with NZTA staff to discuss development of the site for residential purposes. NZTA have been generally supportive of the project provided the industrial land allocation issues and traffic effects on the State Highways are dealt with satisfactorily.

NZTA have agreed with the traffic modelling methodology for the traffic assessment and have provided feedback.


8.1.4 Waikato Regional Council

A meeting was held with WRC staff on 8 May 2017. They confirmed that the existing stormwater discharge consents set a reasonable starting point for the site. Subsequently, the consents have been amended to provide for residential / commercial development. Waikato Regional Council staff indicated that the Healthy Rivers Plan Change to the Regional Plan did not carry significant weight yet because it was subject to about 1000 submissions. However, at the policy level it reinforced the need to ensure consistency with the Vision and Strategy for the Waikato River for any new or varied consents.

8.1.5 Mana Whenua

Initial contact with the iwi authority, the Waikato Raupatu River Trust, took place in August 2016. In February 2016, further contact was made with WRRT to provide details of the proposed residential development and brief them on the land use plan that had been drafted and to identify appropriate groups to consult and the appropriate process of consulting them.

The groups were identified as:

• Te Ha o te Whenua o Kirikiriroa

• Ngati Wairere

• Turangawaewae Marae

• Nga Mana Toopu O Kirikiriroa

Following further discussions with WRRT, Perry Group decided to establish a Tangata Whenua Working Group (TWWG) to coordinate the process of consulting and obtaining input to the Te Awa project and further discussions are occurring to make the working group aware of this application. This approach recognises that consultation will be needed through the life of the project, not just the scheduling of the site as a Special Housing Area.

There will be subsequent resource consents, and design that will also require inputs.

The first meeting of the TWWG was held on 3 May 2017 with the above groups plus WRRT invited.

The TWWG includes the following groups:

• Ngaati Wairere

• Ngaati Haua

• Tama Inu Po

• Ngaati Mahanga

• Turangawaewae Marae (Ngaati Mahuta)

The TWWG are aware that Perry Group are applying for SHA’s separate to the Plan Change on the basis that SHAs are an efficient and effective mechanism for delivering housing.


9 Conclusions The proposed scheduling meets the criteria in HASHA 2013, and the Council’s policy document, and it is our view that the site can be recommended to the Minister for scheduling.

This proposal to have the Te Awa Lakes site scheduled as a Special Housing Area under the Housing Accords and Special Housing Areas Act (HASHA) 2013 has been prepared in accordance with the Hamilton Housing Accord and the Hamilton Draft Housing Accord Policy, and will provide for a further 100 lots / dwellings. This will assist in resolving the existing housing crisis and will enable Hamilton City Council to achieve its targets under the Housing Accord.

The proposal is considered to be consistent with the aforementioned documents, and can be considered a qualifying development under HASHA 2013. As an Accord Territorial Authority, Hamilton City Council may recommend to the Minister that a Special Housing Area be established at the site.

Matters pertaining to affordability, design controls, urban design, built form standards, infrastructure and servicing will be addressed in further detail during the resource consent process.

Adequate infrastructure to service the development either exists or is likely to exist.

At this scheduling stage, Perry Group Limited has provided evidence that the Te Awa Lakes proposed Special Housing Area is able to be adequately serviced without compromising the Council’s existing or planned infrastructure, and that the proposed development can meet the locational, affordability, density and delivery timeframe criteria specified by Hamilton City Council.

The proposed scheduling of Te Awa Lakes as a Special Housing Area complied with the criteria outlined in Section 16 of the Housing Accord and Special Housing Areas Act 2013, in that there is demand for residential housing, and adequate infrastructure exists or can be provided, to service the Special Housing Area.


10 References Adapt Studio Limited. (2017). Te Awa Lakes: FINAL DRAFT. Report prepared by Adapt Studio Limited for

Perry Group Limited. AWT Water Ltd. (2013). Te Rapa North - Subdivision Modelling. Prepared by AWT Water Limited for

Bloxam, Burnett & Olliver Infrastructure Report. Bloxam, Burnett & Olliver. (2017). Te Awa Lakes Plan Change - Infrastructure Report. Prepared by

Bloxam, Burnett & Olliver Limited for Perry Group Limited. Bloxam, Burnett & Olliver Limited. (2017). Te Awa Lakes Development - Request for Plan Change.

Prepared by Bloxam, Burnett & Olliver Limited for Perry Group Limited. Boffa Miskell Limited. (2017). Te Awa Lakes: Landscape and Visual Effects Assessment. Report prepared

by Boffa Miskell Limited for Perry Group Limited. CMW Geosciences (NZ) Ltd. (2017). Geotechnical Summary Report - Te Awa Lakes Plan Change,

Hutchinson Road, Horotiu, Hamilton. Prepared by CMW Geosciences (NZ) Ltd for Perry Group Limited.

Coffey Services (NZ) Limited. (2017). Environmental Site Investigation - Te Awa Lakes Development, Hutchinson Road, Horotiu, Hamilton. Prepared by Coffey Services (NZ) Limited for Perry Group Limited.

Kessels and Associates Limited. (2017). Te Awa Lakes Development Assessment of Ecological Effects. Prepared by Kessels and Associates Limited for Perry Group Limited.

LDP Limited - Glare and Lighting Effects - Reverse Sensitivity Assessment. Prepared by LDP Limited for Perry Group Limited

Marshall Day Acoustics. (2017). Te Awa Lakes - Private Plan Change Acoustic Report. Prepared by Marshall Day Acoustics for Perry Group Limited.

PDP Limited - Air Quality Assessment. Prepared by PDP Limited for Perry Group Limited Phillips, D. (2017). Archaeological Assessment of Effects Gardens S14/164 and Midden/Umu S14/284:

Proposed Te Awa Lakes Developoment, Horotiu, Waikato. Prepared by Dr. Caroline Phillips (Archaeological Consultant) for Perry Group Limited.

RCG Limited. (2017). Assesssment of Economic Effects - Te Awa Lakes. Report prepared by RGC Limited for Perry Group Limited.

Stormwater Solutions CKL. (2017). Stormwater Managment Strategy. Prepared by Stormwater Solutions CKL for Perry Group Limited - Hutchinson Road, Horotiu.

TDG. (2017). Integrated Transportation Assessment - Te Awa Lakes Plan Change. Prepared by Traffic Design Group for Perry Group Limited.


Appendices:

Appendix 1: Land Use Plan and HASHA Site Plan

Te Awa Lakes | Application to Schedule Special Housing Area – Area B

Appendix 1: Land Use Plan and HASHA Site Plan

File Ref: A16206_037_SHA_Options.indd

TE AWA LAKES STRUCTURE PLAN

Project Manager: [email protected] | Drawn: BCl | Checked: JBrPlan prepared for Perry Group Limited by Boffa Miskell Limited

www.boffamiskell.co.nz

This plan has been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

Special Housing Area B| Date: 02 October 2017 | Revision: C |

1:5,000 @ A3

150m0

LEGENDProposed Special Housing Area to be Scheduled

Future Recreation Area

Future Development Area

WAIKATO EXPRESSWAY

WAIKATO RIVER

HU

TCHIN

SON

RD

TE RAPA RD

KERNOTT RD

THERMAL EXPLORER HIGHWAY

DRAWING NUMBER: A16206_037

RIVER RD

PROPOSED SPECIAL HOUSING AREA TO BE

SCHEDULED(50 Ha)

FUTURE RECREATION AREA

FUTURE DEVELOPMENT

AREA

GAS EASEMENT


Te Awa Lakes | Application to Schedule Special Housing Area – Area B


First adopted: N/A Revision dates/version: Deliberations Version –Recommended (option1) Next review date: N/A Engagement required: N/A Document Number D-2451289 Associated documents: Hamilton Housing Accord Sponsor/Group: General Manager City Growth

Hamilton Special Housing Areas Policy

Background and Legislative Intent 1. The New Zealand Government recognizes housing affordability as a significant social and

economic issue which impacts community well-being and productivity, particularly in areas experiencing high population growth.

2. Housing affordability is affected by a range of factors including the rate and extent of land and housing supply.

3. In response to this issue, the Housing Accords and Special Housing Areas Act 2013 (‘HASHAA’) came into force on 16 September 2013. The purpose of the HASHAA is to enhance housing affordability by facilitating an increase in land and housing supply in certain regions or districts, listed in Schedule 1 of that Act, identified as having housing supply and affordability issues.

4. Hamilton City is one of the areas listed in Schedule 1 of the HASHAA.

5. The HASHAA achieves its purpose by providing an alternative and ‘fast track’ means of creating zoned residential land, known as Special Housing Areas (‘SHAs’), as compared to the standard track process under the Resource Management Act 1991 (‘RMA’).

6. The first step towards establishing an SHA is for Council to enter into a Housing Accord with the Minister for Building and Construction (‘Minister’). On 22 December 2016 Council entered into the Hamilton Housing Accord with the Minister (‘Accord’).

7. The Accord includes agreed aims and targets related to land supply and dwelling consents. The Accord also acknowledges a number of other actions to improve housing affordability and sufficient land supply.

8. With the Accord in place, the next step is for Council to consider the options for proposed SHAs. Once Council has decided to support a proposed SHA, it must make a recommendation to the Minister for consideration and, if appropriate, approval.

9. If the Minister accepts the Council recommendation the SHA will be established by way of Order in Council. The process of securing development rights under the provisions of HASHAA can then commence.

Purpose 10. The purpose of this Policy is to establish the process and the evaluation criteria that will guide

Council in making decisions on whether to accept a proposal for an SHA and recommend to the Minister that a proposed SHA be established.

11. This policy will inform Council’s performance of its functions under HASHAA and will be applied in a manner which gives effect to the Accord. In the event of any conflict the HASHAA will prevail.

Policy 12. All proposals for an SHA will be processed and evaluated by Council in accordance with this

policy.

13. In order that Council meets its statutory responsibilities under the HASHAA, Local Government

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Act 2002 (LGA), Resource Management Act 1991 (RMA) and any other related legislation, Council reserves itself full discretion to accept or reject a proposal for recommendation to the Minister.

14. All proposals for an SHA shall demonstrate to Council’s satisfaction that the following criteria will be met:

a) Development within the proposed SHA will achieve the purpose of HASHAA in a manner consistent with the Accord;

b) Development within the proposed SHA will place no additional financial burden on Council compared to no development occurring, either now or in the future

c) All infrastructure necessary to service the proposed SHA including but not limited to transport, waste water, potable water and storm water is available or will be made available by the developer at no cost to Council in advance of all identified infrastructure demand arising.


a) Demand for the qualifying development: The extent to which development of the proposed housing types will achieve the purpose of the HASHAA and the Accord which will include an assessment of proposed housing typology, dwelling and section sizes, and density;

b) Predominantly residential: The extent to which the proposed development is predominantly residential with the primary purpose of creating residential housing supply;

c) Locational considerations: The extent to which the proposed SHA is consistent with Council’s strategic land use planning. If inconsistent, the extent to which it may materially compromise or alter Council’s strategic land use planning and the effects of that inconsistency including effects on planned and existing infrastructure. The extent to which the proposed SHA affects Council’s ability to meet its statutory requirements under the National Policy Statement on Urban Development Capacity. Proposals for SHAs will be considered in all areas except: • all Special Character Zones (excluding Peacocke Terrace Area and the Jebson

Place development site at 5A Cassidy Street) • all Open Space Zones • significant archaeological, historic and cultural sites • electricity transmission corridors • Natural Hazard Areas (except where effects can be appropriately managed) • Significant Natural Areas

d) Infrastructure: The extent to which the proposed SHA will absorb capacity within Council’s existing infrastructure, including but not limited to parks and reserves, transport and three waters network infrastructure and how the developer will pay for that use of capacity. The extent to which the existing infrastructure is inadequate to service the development and the developer’s ability and commitment to provide that necessary infrastructure and services at no cost to Council either now or into the future,

e) Scale: The extent to which the proposed SHA will deliver beyond a prescribed minimum of 10 dwellings.

f) Design quality: The extent to which the proposed SHA adheres to the key urban design qualities expressed in the Ministry for the Environment’s New Zealand Urban Design Protocol (2005) and the effects of any non-adherence;

g) Development agreement: The extent to which a satisfactory development agreement can be entered into between Council and the developer which secures HASHAAs intended outcomes in a manner that is consistent with Council’s Growth Funding Policy including but not limited to recovery of development contributions for

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utilized infrastructure capacity and the delivery of all necessary infrastructure and services without placing a financial burden on Council.

16. Council will process and assess proposals quarterly with applications which meet all the necessary information requirements upon receipt being subject to approval within that quarter. Proposals can be made by any party, including Council.

17. Upon receipt of a proposal, Council staff will undertake an initial evaluation of the proposal to determine its level of consistency with this policy. At this stage, based on this initial evaluation, full council will determine, at its sole discretion, whether to continue with the evaluation or to reject the proposal.

18. If the evaluation proceeds to detailed stage beyond this point, Council will:

a) based on the nature of the proposal evaluate whether and to what extent it is necessary to seek public feedback including from statutory agencies and relevant Iwi;

b) seek comment and evaluative input from relevant Council departments;

c) fully assess the proposal in accordance with this policy, and in particular the criteria set out in clause 14 and the considerations set out in clause 15;

d) identify its key requirements for the draft development agreement;

e) receive staff recommendations;

f) decide whether to reject the proposal, or accept the proposal in principle.

19. If a proposal is accepted in principle, Council will then enter into negotiations with the proponent to secure, through a development agreement, the delivery of the outcomes set out in the proposal and any other outcomes required by Council, including the provision of any necessary infrastructure required to service the proposal.

20. If negotiations lead to a legally binding development agreement, on terms acceptable to Council, Council will, at its discretion, consider accepting the proposal for recommendation to the Minister.

21. If a proposal is accepted under clause 20 of this policy, Council will then collaborate with the proponent in making the recommendation to the Minister that the proposed SHA be established.

22. Once an SHA proposal is lodged with Council, all Council staff time and other costs of processing and evaluating the proposal, including negotiating any development agreement, will be on-charged to the developer or proponent of the SHA. Fees and charges will be set according to Council’s then operative Resource Consent and Engineering Fees and Other Charges Schedule. Fees and charges relating to any consequent resource consent application or plan change application will be charged separately.

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