Proposed Plan Change No 2 Te Awa Lakes Updated Request for Plan Change Prepared for Perry Group Limited 21 August 2019 Document Quality Assurance Bibliographic reference for citation: Bloxam Burnett & Olliver 2019. Proposed Plan Change No 2 Te Awa Lakes: Report prepared by Bloxam Burnett & Olliver for Perry Group Limited. Prepared by: John Olliver and Kathryn Drew Bloxam Burnett & Olliver Reviewed by: John Olliver Bloxam Burnett & Olliver Status: Final Revision / version: 3 Issue date: 21 August 2019 Template revision: 20170704 0000 Cover photograph: © Boffa Miskell Limited, 2017 CONTENTS Executive Summary 1.0 Introduction 1 Background 1 Description of Proposal 3 Purpose of the Plan Change 7 Summary of Proposed Changes to the Operative Hamilton City District Plan 8 Site Description 9 Site History 11 Description of Locality 12 2.0 Section 32 Evaluation 13 Evaluation of Issues 13 Alternatives Considered 15 Evaluation of Benefits and Costs 17 Reasons for Option Chosen 28 Advice from Iwi Authority 29 3.0 Proposed Amendments to the Operative District Plan 30 Background to Existing Zoning 30 Existing Consent Approvals 31 Master Plan 33 Proposed Provisions 35 Other Consents and Authorisations 36 Proposed Ownership Structure 37 4.0 Statutory and Strategic Framework 41 Legal Framework for Plan Change Request 41 Part 2 of Schedule One RMA 42 Section 31 RMA 43 Section 32 RMA 43 Sections 74 and 75 RMA 45 Part 2 RMA 45 National Policy Statements 46 Regional and Strategic Planning Assessment 52 5.0 Assessment of Environmental Effects 67 i Existing Environment and Permitted Baseline 67 Infrastructure Effects 68 Transportation effects 71 Landscape and Visual Effects 74 Economic Effects 76 Noise Effects 79 Geotechnical Effects 79 Ecological Effects 80 Archaeological Effects 81 Contamination Effects 82 Cultural Effects 82 Reverse Sensitivity Effects 86 Biosecurity Effects 89 Positive Effects 90 Summary of Environmental Effects 90 6.0 Consultation 92 Hamilton City Council 92 Waikato District Council 92 Waikato Regional Council 93 New Zealand Transport Agency 93 Future Proof Partners 93 Tangata Whenua 94 Nearby Landowners and Residents 94 Fonterra 95 Affco 95 First Gas 96 7.0 Statutory Assessment 97 Overview 97 Council Functions and District Plan 97 Section 32 and Part 2 Assessment 97 National Policy Assessment 100 Regional Policy Assessment 101 Waikato Tainui Environmental Plan Assessment 118 8.0 Conclusion 120 ii Appendices - Volume 1 Schedule One: Amendments to Operative Hamilton City District Plan Appendix 1: Urban Design Figures prepared by Boffa Miskell Appendix 2: Urban Design Statement prepared by Boffa Miskell Appendix 3: Subcatchment Integrated Catchment Management Plan prepared by Bloxam Burnett & Olliver and including the Stormwater Management Plan prepared by Stormwater Solutions/CKL Appendix 4: Integrated Transportation Assessment prepared by Stantec Appendix 5: Landscape and Visual Effects Assessment prepared by Boffa Miskell Appendix 6: Assessment of Economic Effects prepared by RCG Ltd Appendix 7: Acoustic Report prepared by Marshall Day Acoustics Appendix 8: Geotechnical Summary Report prepared by CMW Geosciences Appendix 9: Assessment of Ecological Effects prepared by Kessels Ecology Appendix 10: Archaeological Assessment prepared by Dr Caroline Phillips Appendix 11: Environmental Site Investigation prepared by Coffey Services (NZ) Ltd Appendix 12: Certificates of Title Appendix 13: Copies of existing Resource Consents Appendix 14: Consultation Notes Appendix 15: Report on Tangata Whenua Consultation prepared by Boffa Miskell and Cultural Impact Assessment Appendix 16: Lighting and Glare Assessment prepared by LDP Ltd Appendix 17: Updated Odour Assessment prepared by Pattle Delamore Partners Appendix 18: Water Quality Technical Review by NIWA Appendix 19: Industrial Development Viability Assessment prepared by Essentia Consulting Group Ltd Appendix 20: Economic assessment prepared by Market Economics Appendix 21: Te Awa Lakes; Response to BERL Report prepared by Castalia Strategic Advisors Appendix 22: Lake Water Quality Assessment and Design Approach prepared by River Lake Ltd Appendix 23: Alligator Weed Management Report prepared by Better Biosecurity Ltd Appendix 24: Update to Stormwater Infrastructure Assessment prepared by Aurecon iii Tables Table 1: Certificate of Title Details ................................................................................................... 10 Table 2: Evaluation of Benefits and Costs ......................................................................................... 18 Table 3: Evaluation of Alternative Rules, Benefits and Costs .............................................................. 23 Table 4: Schedule of Existing Resource Consents .............................................................................. 31 Table 5: Land Development Capacity Requirements .......................................................................... 47 Table 6: HCHA Targets .................................................................................................................... 49 Table 7: Industrial Land Allocations from the RPS ............................................................................. 53 Table 8: Population Growth Allocations in Hamilton City ................................................................. 102 Table 9: Criteria for alternative land release at Te Rapa North ......................................................... 105 iv Te Awa Lakes – Executive Summary Perry Group Ltd (“Perrys”) own large landholdings strategically located at the northern gateway into Hamilton. The land has previously been used for sand quarrying activities, but those activities are now effectively disestablished. Perry’s request a private plan change to enable their Vision and development of the site. The landholding is currently zoned partly for industrial uses and is partly Deferred Industrial within the (Operative) Hamilton City Council District Plan (“ODP”). This landholding is herein referred to as Te Awa Lakes and is approximately 62 hectares, bounded by the Waikato Expressway to the west and north, the Waikato River to the east, and Hutchinson Road to the south. The plan change has multiple purposes. The overriding purpose is to rezone the land to enable the range of activities associated with establishing a tourism and recreational destination for the region, supported by new residential and business uses. There are also a range of other purposes that underpin the plan change as follows: To establish a new tourist and recreational attraction (an adventure park) for the city and region that utilises a strategic site with all the right attributes for such an attraction, adjacent to the Waikato Expressway and the Waikato River. To implement an economically feasible set of alternative uses for a site that has been found to have significant geotechnical and physical constraints making its previously earmarked industrial use unviable for the foreseeable future. To enhance employment opportunities through new businesses created within and around the new development To positively enhance the industrial and environmental constraints of the area through synergistic improvements and growing urbanisation. To make a contribution to remedying the short to medium term shortfall in housing supply in Hamilton. To efficiently utilise the applicant’s existing investment in infrastructure for the site. To establish a development that is compatible with and enhances the Waikato River frontage of the site, both visually and through improved public access that is more compatible than the previous industrial use and zoning. To be a catalyst for the better utilisation of the Waikato River itself. To provide services that complement and support the existing business, education and residential community of Horotiu and to provide further housing choice in a location close to major industrial employment. The existing Industrial/Deferred Industrial zoning does not provide for the above mix of activities and in addition: • The zoning does not (and realistically could not) anticipate the opportunity to establish a regionally significant tourist attraction, including an adventure park that involves innovative reuse and repurposing of the worked out sand quarry. • The widely variable uncontrolled fill across about half of the site is not as well suited to large industrial buildings that are susceptible to more differential settlement than small, lightweight residential building footprints on raft foundations. v • Hamilton City Council entered into a Housing Accord with the Government in December 2016, recognising that there is a shortfall of housing supply to meet demand in Hamilton. Housing supply targets have been established for the next 3 years. This has placed greater weight on the importance of serviced residential land, such as Te Awa Lakes. • Concurrently, as a result of Future Proof initiatives over recent years, there is now ample industrial land available, with some risk of oversupply. This is confirmed by 2017 Business Land Capacity studies that there is surplus capacity. The private plan change seeks that more appropriate zoning, overlays, objectives, policies and rules be included in the ODP over this landholding to enable the alternative activities to occur. The process for this private plan change has tried to be as proactive as possible. We have engaged early with Hamilton City and other regulatory bodies to ensure we gain as much coordination and collaboration as possible.