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Proposed Plan Change 14 – Rezoning part of C10 Growth Cell

Proposed Plan Change 14 (PC14) seeks to rezone part of the C10 growth cell at Hautapu (bounded by Zig Zag Road, Swayne Road, and the Waikato Expressway) from rural to industrial.

Key steps and dates

All appeals to PC14 have now been resolved and the Environment Court has issued a Consent Order. The Waipa District Plan will be amended to include the agreed changes and PC14 will become fully operative on Thursday 19 February 2026.

Milestones Date
PC14 fully operative. 19 February 2026
PC14 operative date publicly notified and advice sent to appellants/submitters. 12 February 2026
Environment Court Consent Order issued. 3 February 2026
Environment Court assisted mediation. 11 November 2025
Appeal period closed. 24 July 2025
Decision publicly notified and sent to submitters. This information is held under the Decision heading below. 12 June 2025
Hearing closed. 24 April 2025
Market Economics Information requested by Panel received and sent to submitters 14 April 2025
Reconvened Hearing held 08 April 2025
Hearing Schedule for Reconvened Hearing on Tuesday 8 April 2025 sent to submitters 4 April 2025
Comments on Council Staff Right of Reply received and sent to submitters 03 April 2025
Council Staff Right of Reply and response to Directions #2, #4 and #5 received and sent to submitters 31 March 2025
Hearing Panel Direction #5 received and sent to submitters. Direction #5 addresses the receipt of additional information from M Bourke and provision of that information to all parties. This information is held under the Hearing Directions heading below. 27 March 2025
Hearing Panel Direction #4 received and sent to submitters. Direction #4 addresses the receipt of additional information from Fonterra and provision of that information to all parties. This information is held under the Hearing Directions heading below. 25 March 2025
Hearing Panel Direction #3 received and sent to submitters 20 March 2025
Hearing Panel Direction #2 received and sent to submitters 17 March 2025
Hearing adjourned (Hearing to recommence 8 April 2025) 6 March 2025
Hearing held 6 March 2025
Legal Submissions sent to submitters 28 February 2025
Non-Expert Evidence sent to submitters 26 February 2025
Waipā District Council rebuttal evidence sent to submitters 24 February 2025
Expert Evidence statements received and sent to submitters 17 February 2025
Section 42A Report sent to submitters 03 February 2025
Notice of Hearing date and Direction #1 sent to submitters 30 January 2025
Hearings Panel Direction #1 received 29 January 2025

Milestones Dates
Further Submissions close 5pm, Thursday 29 August 2024
Summary of submissions 15 August 2024
Submissions closed 5pm, Friday 19 July 2024
Public notification20 June 2024
Waipā District Council adoption 5 June 2024
Application lodged 10 May 2024

Hearings

What is Proposed Plan Change 14?

Proposed Plan Change 14 seeks to bring forward the development of part of the post-2035 C10 Growth Cell as shown in Figure 1 below. This is proposed to be achieved through the rezoning of the land from Rural Zone to Industrial Zone, inclusion of the Mangaone Precinct Structure Plan and amendments and additions to the text within the District Plan.

Figure 1: C10 Growth Cell with area subject to the Proposed Plan Change outlined in black

The key elements of the Mangaone Precinct Structure Plan, as outlined in the Proposed Plan Change 14 documentation are:

  • “Protection and enhancement of the Mangaone Stream and associated wetlands and ecology (including bat habitat) with the potential for a network of pedestrian and cycle paths to be provided;
  • The identification of a Collector Road and Local Roads, as well as points of connectivity to the wider roading network;
  • Stormwater detention and management devices (precise locations to be confirmed at the subdivision consenting phase);
  • A Central Focal Area that will provide for small-scale retail and service activities to establish that will service the day-to-day needs of the industrial businesses in the area; and
  • Proposed landscaping treatments at the site edges (particularly along the Mangaone Stream, Swayne Road and Zig Zag Road).”

Proposed Plan Change 14 seeks to amend the Operative Waipā District Plan as follows:

  • Rezone the following land parcels from Rural Zone to Industrial Zone;
    • Lot 2 DP 529042; and
    • Sections 1, 4 and 7 SO 499872.
  • Insert Appendix S27 – Mangaone Precinct Structure Plan;
  • Amend Appendix S20 – Bardowie Industrial Precinct Structure Plan;
  • Add new definitions and amend objectives, policies, performance standards and assessment criteria within:
    • Section 7 – Industrial Zone;
    • Section 15 – Infrastructure, Hazards, Development and Subdivision;
    • Section 16 – Transportation; and
    • Section 21 – Assessment Criteria and Information Requirements.

Documentation

The Decision incorporates 3 parts being:

Part A - Decision Report
Part B - Decisions on Submissions
Part C - District Plan Track Changes

From 12 June 2025 PC14 has legal effect and has been incorporated into the ePlan. The closing date for lodgement of appeals on PC14 is Thursday 24 July 2025.

The links below are to Directions on PC14 made by the Hearings Panel.

The link below is the information from Market Economics that was requested by the Hearing Panel on 8 April 2025.

PC14 - Market Economics Information

The links below are information that was received from Fonterra on 21 March 2025. This relates to Direction #2.

01. PC14 Fonterra - Email
02. PC14 Fonterra - Additional stormwater information
03. PC14 Fonterra - Additional economic information

The link below is information that was received from M Bourke on 25 March 2025. This relates to Direction #5.

01. M Bourke - Additional Information

The following document was tabled at the reconvened Hearing on 8 April 2025

The links below are to the comments received from submitters on 03 April 2025 in response to Direction #2. These relate to the further amendments to PC14 provisions recommended by Council Staff:

The links below are documents prepared by Council staff in response to Directions #2, #4 and #5 of the Hearing Panel.

The following documents were tabled by submitters at the Hearing on 6 March 2025

The following links are for the Legal Submissions received on 28 February 2025.

The following Legal Submission was received late on 5 March 2025

Henmar Trust Legal Submission
Appendix to Henmar Trust Legal Submission

The links below are for the non-expert evidence received by Council on 26 February 2025

The following Statement of Evidence was received late on 5 March 2025

Statement of Evidence - M Bourke (Henmar Trust)

The link below is to the rebuttal evidence of Waipā District Council

The below Rebuttal evidence has been received from Transpower and will be addressed by Fonterra and Waipā District Council at the Hearing. Direction #1 from the Hearing Panel did not provide submitters with the ability to lodge rebuttal evidence. Access to this document is provided for transparency purposes.

Transpower Rebuttal Evidence Statement

The links below are for the expert evidence received by Council from submitters on 17 February 2025.

The links below are for the Section 42A Report and its associated Appendices as prepared by Council staff.

The following Further Submissions have been received:

The links below are for the Summaries of Submissions and the Public Notice of the Summaries for PC14.

The following Submissions have been received:

The information submitted in support of Proposed Plan Change 14 by Fonterra Ltd is provided below.

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