Whareroa North Plan Change
Decision on Plan Change 36 to the Taupō District Plan
The decision on Plan Change 36 has now been notified. You can find the public notice, decision and the new plan change text below. Alternatively you can view the plan change within the Eplan (sections 3a, 4a and Appendix 8 – additions underlined and deletions struck-through).
Any person who made a submission on Plan Change 36 – Whareroa North may appeal the Commissioners decision on their submission to the Environment Court. In accordance with Clause 14 of the First Schedule of the Resource Management Act 1991, appeals must be in the prescribed form and lodged with the Environment Court within 30 working days of serving the notification of the decision.
| 2 July 2020: Whareroa private plan change decision reached |
|---|
| A panel of independent commissioners has approved the rezoning of land in Whareroa North from Rural to Residential, as part of a private plan change application by The Proprietors of Hauhungaroa No 6. Read the full media release |
Proposed Plan Change 36 to the Taupō District Plan - Request to rezone Rural Land to Residential at Whareroa North
What is a request for a private plan change?
The Resource Management Act 1991 (RMA) allows anyone to apply for changes to district or regional plans through a request for a private plan change. Part II of the First Schedule of the RMA sets out procedural matters for local authorities to follow in dealing with requests for plan changes.
Taupō District Council has accepted a request from The Proprietors of Hauhungaroa No 6 for Plan Change 36 which means that the plan change remains a private plan change with Council administering the process of notifying the plan change application.
The Plan Change request seeks to:
Rezone a 14.63ha area north of Whareroa Stream adjoining the existing Whareroa settlement. The area is zoned under the Operative Taupō District Plan as Rural Environment. The applicant is seeking a Residential Environment zone to enable a maximum of 160 dwellings with densities ranging between 500m2 to 1,100m2.
Map showing location affected by Plan Change 36
Hearing
The Hearing for Plan Change 36 took place on June 17 and 18, 2020.
Procedural minutes from the Hearings Panel can be found in the documents below:
- Procedural Minute 1 (PDF, 400KB)
- Procedural Minute 2 (PDF, 331KB)
- Procedural Minute 3 (PDF, 191KB)
- Procedural Minute 4 (PDF, 331KB)
- Procedural Minute 5 (PDF, 397KB)
- Council Memo - Request to defer Hearing (PDF, 101KB)
- Proponent Memo - Response to deferring Hearing (PDF, 138KB)
- Procedural Minute 6 (PDF, 473KB)
- Procedural Minute 7 (PDF, 330KB)
- Meeting notice (PDF, 185KB)
Enquiries about this plan change can be directed to Hilary Samuel, phone (07) 376 1591 or email hsamuel@taupo.govt.nz.
Submissions
Further submissions closed on 20 March 2020. Thank you for the submissions received.
Copies of submissions received are available on request to info@taupo.govt.nz.
Further Documentation
Plan change documents
Incorporation Legal Submission - 9 June 2020
Joint Witness Statements - 5 June 2020
- PPC36 Joint Witness Statement Economics.pdf (PDF, 283.8KB)
- PPC36 Joint Witness Statement Ecology.pdf (PDF, 153.2KB)
- PPC36 Joint Witness Statement Infrastructure.pdf (PDF, 205.1KB)
- PPC36 Joint Witness Statement Geotechnical.pdf (PDF, 759KB)
- PPC36 Joint Witness Statement Landscape.pdf (PDF, 1.3MB)
- PPC36 Joint Witness Statement of Planners.pdf (PDF, 371.4KB)
Incorporation Rebuttal Evidence - 5 June 2020
- Answers to Panel Questions.pdf (PDF, 358.3KB)
- Rebuttal Evidence Economics.pdf (PDF, 227.4KB)
- Rebuttal Evidence Ecology.pdf (PDF, 884.4KB)
- Rebuttal Evidence Geotechnical.pdf (PDF, 148.2KB)
- Rebuttal Evidence Infrastructure Roading Bridge.pdf (PDF, 211.2KB)
- Appendix 1 to Infrastructure Rebuttal Evidence.pdf (PDF, 156.8KB)
- Rebuttal Evidence Landscape.pdf (PDF, 355.8KB)
- Appendix to the Landscape Rebuttal Evidence.pdf (PDF, 3.6MB)
- Rebuttal Evidence Planning.pdf (PDF, 480.8KB)
- Appendix to Planning Rebuttal Evidence.pdf (PDF, 3.7MB)
Taupō District Council Rebuttal Evidence – 15 May 2020
- Whareroa TDC Rebuttal - Planning and Panel Questions.pdf (PDF, 736.3KB)
- Legal Memorandum - PPC36 Whareroa - Scope and Maori roadway_bridge issues.pdf (PDF, 235KB)
- Whareroa TDC Rebuttal - Bridge Crossing.pdf (PDF, 489.9KB)
- Whareroa TDC Rebuttal - Geotechnical 15.05.2020.pdf (PDF, 299KB)
- Whareroa TDC Rebuttal - Economic.pdf (PDF, 267KB)
- Whareroa TDC Rebuttal - Landscape.pdf (PDF, 222.3KB)
- Whareroa TDC Rebuttal - Ecology.pdf (PDF, 199.1KB)
- Whareroa TDC Rebuttal - Infrastructure and Reserves.pdf (PDF, 583.6KB)
- Whareroa TDC Rebuttal -Transport.pdf (PDF, 58KB)
- Whareroa TDC Rebuttal - Archaeology.pdf (PDF, 182.4KB)
Submitters evidence
Incorporation evidence - 29 April 2020
Planning
Landscape
Ecology
Geotechnical
- Harshad Phadnis - Expert Evidence on behalf of the Proponent.pdf (PDF, 1.8MB)
- Appendix 1.pdf (PDF, 1MB)
- Appendix 4.pdf (PDF, 10.6MB)
- Appendix 5.pdf (PDF, 2.3MB)
- Appendix 6.pdf (PDF, 8.5MB)
- Appendix 7a.pdf (PDF, 29.4KB)
- Appendix 7b.pdf (PDF, 24KB)
- Appendix 7c.pdf (PDF, 19.7KB)
- Appendix 7d.pdf (PDF, 21.6KB)
- Appendix 7e.pdf (PDF, 25.8KB)
- Appendix 11a - IBA1070-110 - Proposed Development View U6 Photo Viewpoint 1 from Whareroa Road.pdf (PDF, 164.2KB)
- Appendix 11b - Proposed Development View U6 Photo Viewpoint 2 from No. 30 Turangitukua Terrace.pdf (PDF, 163.8KB)
- Appendix 11c - IBA1070-112 - Proposed Development View U6 Photo Viewpoint 3 from Lake Taupo.pdf (PDF, 155.5KB)
- Appendix 12 - IBA1070-SK150 Proposed Geotec Location Plan.pdf (PDF, 913KB)
- Appendix 13 .pdf (PDF, 294.1KB)
- Appendix 14.pdf (PDF, 462.9KB)
Economics
Infrastructure, roading and bridge
Stormwater
- Tony Kelly - Expert Evidence for Proponent.pdf (PDF, 220.7KB)
- Appendix 1 - 1070-SK650 Pre-development Catchment B .pdf (PDF, 2.7MB)
- Appendix 2 - IBA 1070-656 Conceptual Design Stormwater Catchment Analysis Pre & Post Development.pdf (PDF, 1.6MB)
- Appendix 3 - Stormwater Device Concepts 1070-SK660.PDF (PDF, 2.4MB)
- Appendix 4 - IBA1070-SK07 - Access Road Option D Profile View 9m Formation 12.5 Maximum Grade.pdf (PDF, 1.1MB)
Trustee
Trust administrator
- Merilyn Connolly evidence on behalf of the Proponent.pdf (PDF, 227.9KB)
- Attachments A to F - to Merilyn Connolly evidence for the Proponent.pdf (PDF, 17.6MB)
- Attachment G - to Merilyn Connollys evidence for the Proponent.pdf (PDF, 1.6MB)
- Attachment H - to Merilyn Conollys evidence for the Proponent.pdf (PDF, 303.7KB)
Archaeology
Council Section 42A Report - 22 April 2020
The s42A report (known as the planner’s report) is required under the RMA and provides an analysis of the information provided by the applicant and any submissions.
- Section 42A Report.pdf (PDF, 1.4MB)
- Attachment C - Recommendation on Submission Points.pdf (PDF, 412.6KB)
- Attachment D - Economics.pdf (PDF, 578.9KB)
- Attachment E - Landscape.pdf (PDF, 1.2MB)
- Attachment F - Ecology.pdf (PDF, 1.2MB)
- Attachment G - Archaeology.pdf (PDF, 327.4KB)
- Attachment H - Geotechnical.pdf (PDF, 859.7KB)
- Attachment I - Infrastructure and Reserves.pdf (PDF, 1.5MB)
- Attachment J - Transport.pdf (PDF, 404KB)
Further information provided - 6 April 2020
Further information provided - 26 February 2020
Further information provided - 23 December 2019
Economic Cost Benefit Assessment – November 2019
Further information provided - 21 October 2019
Further information provided - 7 June 2019
Appendix 2: Cheal Consultants Preliminary Stormwater Assessment report (DOCUMENT LATER REPLACED 21 OCTOBER 2019 - see section below)
Appendix 3: Updated Whareroa North Concept Plan (DOCUMENT REPLACED 21 OCTOBER 2019 - see section below)
Further information provided - 19 October 2018
Further information provided - 3 October 2018
Attachment 3: Revised Whareroa North Concept Plan (DOCUMENT REPLACED 21 OCTOBER 2019 - see section below)
Attachment 4: Cheal Consultants memo on stormwater matters (LATER REPLACED BY REPORT OCTOBER 2019 - see section below)
Supporting documents referred to in application
- Archaeological Survey and Assessment of Effects (PDF, 673.6KB)
- Report on Lizard Survey (PDF, 254KB)
- Lizard report appendices (PDF, 2.8MB)
- Report on long-tailed bat survey (PDF, 238.7KB)
- Appendix to Bat Report (PDF, 1.1MB)
- Cultural Impact Assessment 2008 (PDF, 699.9KB)
- Bioresearches Ltd Ecological Assessment 2005 (PDF, 16.3MB)
Initial application received in December 2017
- Whareroa North Plan Change Report (PDF, 5.2MB)
- Appendix 1: Whareroa North Project key milestones (PDF, 24KB)
- Appendix 2A: Title of Pt Hauhungaroa No 6B Block (PDF, 965KB)
- Appendix 2B: Title of Pt Hauhungaroa No 6A Block (PDF, 866KB)
- Appendix 3: Infrastructure Report KeySolutions Ltd (PDF, 17.8MB)
- Appendix 4: Landscape and Visual Assessment (PDF, 5.2MB)
- Appendix 5: District Plan provisions proposed to be amended (DOCUMENT LATER REPLACED 21 OCTOBER 2019 - see section below) (PDF, 4.8MB)
- Appendix 6A: Taupo District Plan Section 3e.1 to 3e.5 (PDF, 5.8MB)
- Appendix 6B: Taupo District Plan Section 3e.6.1 (PDF, 875KB)
- Appendix 7: Excerpts Southern Settlements Structure Plan (PDF, 7.4MB)
- Appendix 8: Section 32 Evaluation Report (PDF, 819.2KB)
- Appendix 9: Consultation documentation (PDF, 2.3MB)
- Appendix 10A: TDC NES advice (PDF, 188.9KB)
- Appendix 10B: WRC NES Advice (PDF, 207.1KB)
