Adare Application - Appendix D - Urban Design Report 2018-05-16

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urbanism +
urbanism
AMBERFIELD
PEACOCKE, HAMILTON
URBAN DESIGN REPORT
URBANISMPLUS
MAY 2018
A vibrant new
community that
embraces the Waikato
River at Peacocke,
Hamilton’s premier new
growth area.
J0629
Urbanismplus Ltd
Level 1, 10 O’Connell Street, Auckland City. Ph. 09 302 2488
urbanism +
CONTENTS
SECTION 1 - THE PLAN AND THE REPORT 1 6.2 Archaeological Reserve
1.1 Introduction 6.3 The Peacocke Family
1.2 Report Scope and Structure 6.4 Storytelling
1.3 Key Project Components
1.4 Project Process SECTION 7 - ECOLOGY 47
1.5 Project Team 7.1 Areas of Ecological Value
7.2 Natural Environments
SECTION 2 - THE SITE AND ITS CONTEXT 3
2.1 Hamilton City SECTION 8 - OPEN SPACE 49
2.2 Statutory Framework 8.1 Neighbourhood Parks
2.3 Peacocke Growth Area 8.2 Passive Recreation Areas
2.4 The Site 8.3 Active Recreation Area
2.5 Geotechnical Constraints
2.6 Opportunities and Constraints SECTION 9 - THREE WATERS 57
9.1 Storm Water
SECTION 3 - FROM VISION TO MASTERPLAN 13 9.2 Pump Stations
3.1 The Vision 9.3 Water Supply
3.2 The Conceptual Framework
3.3 Urban Design Principles SECTION 10 - GEOTECHNICAL 59
3.4 The Masterplan 10.1 Existing Soil Conditions
3.5 The North 10.2 Response to Soil Conditions
3.6 Central
3.7 The South SECTION 11 - MOVEMENT 61
3.8 The Island 11.1 Public Transport
11.2 Connectivity with Peacockes Road
SECTION 4 - THE NEIGHBOURHOOD CENTRE 29 11.3 Street Network
4.1 Retail and Employment Uses 11.4 Hierarchy
4.2 Neighbourhood Centre Open Spaces 11.5 Active Transport
4.3 Community Uses
4.4 Residential Uses in the Neighbourhood Centre SECTION 12 - BALANCE LOTS 69
4.5 Neighbourhood Centre Urban Design Guidance 12.1 West of Peacockes Road
12.2 South of Stubbs Road
SECTION 5 - THE LIVING ENVIRONMENT 33
5.1 Residential SECTION 13 - STAGING 71
5.2 Block Design 13.1 The Indicative Staging Plan
5.3 Lot Layout 13.2 Adaptability
5.4 Interface with Peacockes Road
5.5 Lot Size Mix and Approach SECTION 14 - DISTRICT PLAN COMPLIANCE 73
5.6 Lot Count 14.1 Relevant Information Requirement Provisions
5.7 Provision for Future Medium Density 14.2 Appendix 1.4 Design Guides
5.8 Dwelling Design
5.9 Residential Urban Design Guidance APPENDIX 89
A Urban Design Panel’s Feedback
SECTION 6 - CULTURAL AND ARCHAEOLOGICAL 43
6.1 Cultural and Archaeological Areas
SECTION 1 - INTRODUCING: THE PLAN AND THE PROJECT
1.1 Introduction
Weston Lea Limited, representing the Peacocke family as the long-term land owners since the 1880’s, proposes to
develop a major new settlement at Peacocke, Hamilton.
In pre-European times the land was cultivated extensively by Māori as part of the gardens of Kirikiriroa, “the long
stretch of gravel.”
Since the 1880’s members of the Peacocke family have worked this land. The initial land holding, known as Weston
Lea, was transformed into a highly productive farm with 600 dairy cows and a Friesian stud, using new agricultural
methods and the pioneering of flood irrigation methods in the Waikato. Several generations on, the land remains
within the Peacocke family, who now wish to develop a legacy for future generations.
The site is exceptional in that it extensively bounds the Waikato River, can accommodate a whole new community of
well over 2,000 people, and will be in reach of the city’s key destinations. Its scale, proximity and setting must rank
amongst the rarest combination of attributes in the country.
The opportunity is to create a highly liveable community that embraces the river, nurtures the environment and
celebrates the stories of those who have gone before. Hamilton’s economy will be enhanced by providing attractive
living conditions for high net worth individuals who create jobs, as well as for those entering the market at affordable
levels.
1.2 Report Scope and Structure
This Urban Design Report covers the Amberfield land at Peacocke, Hamilton (“the Site”) and supports the Amberfield
Resource Consent Application for Subdivision and Assessment of Environmental Effects. This report was produced by
Urbanismplus. Urbanismplus led the urban design and masterplanning work, with support from Boffa Miskell who
also produced the open space design.
The report establishes the philosophical basis of the project and illustrates how this manifests in conceptual and
design terms. It describes how a wide range of disciplines are directed toward an integrated outcome that supports
the vision. Each discipline area is addressed at a conceptual level, and references are made to the technical reports
that underscore them and support the Resource Consent application. It describes the consultation process, and how
it influenced the design outcome.
1.3 Key Project Components
The Site (excluding the balance lots, refer to Section 12) comprises approximately 105ha of land bounded by the
Waikato River on the eastern and northern sides, Peacockes Road on the western side, and extending to just south of
Stubbs Road. The land generally falls from Peacockes Road toward the river and is undulating with several
pronounced terraces. A large gully defines what once was an island. Good views of the river are afforded from
several vantage points, while, due to its steep banks, the river remains out of sight in other areas.
The proposed subdivision provides for 862 residential lots, resulting in a total of 909 dwellings under a scenario in
which a selection of 41 ‘parent lots’ are further subdivided to accommodate approximate 88 medium density
dwellings. Including a further 50 to 76 dwellings to be located in the neighbourhood centre (termed suburban centre
in the Peacocke Structure Plan) a total of 959 to 985 dwellings could be achieved on the Site. Lot sizes vary from over
700m2 down to 400m2, and building heights vary from one to two storeys. Future subdivision of 'parent lots' will
enable medium density typologies, with lot sizes potentially down to 200m2. An illustrative version of the
neighbourhood centre suggests it can accommodate some 5,000 to 10,000m2 of retail/commercial uses, in addition
to the above mentioned number of residential units. In the subdivision plan the centre is defined by two superblocks.
The design for the centre will be finalised in due course when market preferences are refined. Areas of biodiversity
and most indigenous trees are retained, and a network of open spaces are provided with approximately 6ha of
residential parks, including an archaeological / cultural reserve of approximately 1.6ha.
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ABOVE FIG. 1-1: The Site looking Northwards. (Image source: Boffa Miskell).
A well-connected street network comprises a range of street types to respond to traffic needs and living conditions.
Bus routes are envisioned along Peacockes Road and possibly linking into the ‘Island’. Extensive provision is made for
cycling and walking.
1.4 Project Process
The approach was to take people along with the process. Local and regional authorities, and Iwi groups were
consulted in several rounds of conversation. An inclusive vision which reflects their collective values was defined.
This was then translated into a concept (the physical manifestation of the vision) which translates into a masterplan,
and subdivision plan (the mechanism that delivers the vision). Care has been taken throughout these sequences of
actions to ensure all disciplines are fully integrated, and a unified outcome is delivered. The Urban Design Panel was
consulted (refer to Appendix A, Urban design Panel Feedback).
References
AMBERFIELD RESOURCE CONSENT APPLICATION FOR SUBDIVISION AND ASSESSMENT OF ENVIRONMENTAL EFFECTS:
 Appendix P: Cultural Impact Assessment
 Section 6: Consultation
1.5 Project Team
The project team comprises the following entities:
Strategic Property Solutions (Development Management), Robert Makgill (Barrister and Legal), Merestone Ltd (Lead
Planning Consultant), O'Callaghan Design (Technical Overview Consultant), Whitehorse (Project Management),
Wynn Williams (Legal Support), Urbanismplus (Masterplan and Urban Design), Boffa Miskell (Landscape Design,
Cultural Liaison, Terrestrial Ecology and Freshwater Ecology), Harrison Grierson (Civil Engineering and Surveying),
Awa (Stormwater and ICMP), Traffic Design Group (Traffic and Transportation), Jacobs (Wastewater/Water supply
Modelling), WG Archaeology (Archaeology), and SK Archaeology (Archaeology).
URBAN DESIGN REPORT - AMBERFIELD PAGE 2

SECTION 2 - THE SITE AND ITS CONTEXT
The masterplan design has been informed by the statutory and the spatial context of the Site, as well as the Site
itself, with all its technical and commercial opportunities and constraints.
2.1 Hamilton City
Hamilton is New Zealand’s largest inland city, which sits along the banks of 16 kilometres of the Waikato River, New
Zealand’s longest river. Hamilton accommodates a population of approximately 160,000 people and plays a major
economic role for the region and country, due to its mild climate and strategic location. Hamilton is at the heart of
rich agricultural and pastoral lands, as well as being close to two main sea ports in Tauranga and Auckland, and
international airports located in Hamilton and Auckland, making it a hub for industry, innovation, and services. There
are significant opportunities for import and export, a thriving dairy industry, and world class research and
biotechnology industries.
Hamilton has a young, ethnically diverse population who enjoy the many sporting, educational and cultural facilities
and recreational opportunities that Hamilton offers. It is home to the internationally recognised University of
Waikato, the 25,800 person capacity Waikato Stadium, 145 parks and gardens including the international award
winning Hamilton Gardens, 63 sports areas, and over 1000 hectares of open space. It also regularly hosts many
regional and national sporting, cultural, and special interest events.
By 2041, the population of Hamilton is expected to increase to around 225,000 residents (Hamilton Urban Growth
Strategy), which provides demand for higher end as well as affordable housing. To accommodate this growth, careful
management and planning is required.
The Hamilton Urban Growth Strategy outlines where and how the expected growth can be accommodated, with
Peacocke being one of the greenfield growth areas strategically selected to extend Hamilton in a southerly direction.
References
HAMILTON CITY COUNCIL DISTRICT PLAN:
 Hamilton Urban Growth Strategy
 Hamilton City Council website
2.2 Statutory Framework
The masterplan design has been guided by the statutory framework, with the development to be aligned with a
range of objectives and policies, rules and standards, and design guidance. The urban design principles described in
Section 3.3 integrate with this framework for an outcome which is an asset to Hamilton, and provides an exemplar
development for recognition further afield.
The Site is located within the Hamilton City territorial authority area, and is therefore subject to the Hamilton City
Operative District Plan 2017 (‘the Plan’). The Site forms part of the Peacocke Structure Plan, which is an urban
growth area identified in the Plan for long term growth in Hamilton (see Figure 2-2 for the Structure Plan diagrams).
Section 3.4 and Appendix 2 of the Plan contains the objectives, policies, rules, and plan diagrams for Peacocke. This
is in addition to the other statutory requirements of the Plan, including Special Character Zone provisions in Chapter
5. Peacocke is identified as a Special Character Zone in Section 5.1.5, due to strong landscape features and a unique
natural area. The Amberfield Resource Consent Application for Subdivision and Environmental Effects document and
appendices address all relevant provisions in the Plan.
Key Peacocke Structure Plan requirements for the Site include a Suburban Centre at the intersection of Peacockes
Road and a new east-west arterial, a ‘Focal Point’ link with the river from this centre, an active recreation reserve in
the southwest of the Site, and reserves with cycle ways and walkways along the river and the gully.
In terms of the urban design assessment, the information requirements are found throughout Appendix 1.2 of the
Plan, and are addressed within this report. The specific requirements and the response referencing report sections
can be found in Section 14 of this report. The Plan also requires the proposal to be in alignment with the urban
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Rototuna
Rotokauri
Ruakura
Peacocke
ABOVE FIG. 2-1: Hamilton growth areas.

design objectives and policies in Section 25.15 of the Plan, and with the applicable design guides in Appendix 1.4.
Design guides relevant to the urban design assessment of this application are 1.4.1 Subdivision Design Guide, and
1.4.2 Residential Design Guide.
The Plan also refers to Vista: Hamilton City Design Guide which while not a statutory document, is a key high level
design guide outlining the City’s expectation for better design environments. The proposal is also considered to be
consistent with the design elements outlined in Vista, and advice from the Urban Design Panel (refer to Appendix A)
has been incorporated into the masterplan.
References:
 Urban Design Report - Section 13
2.3 Peacocke Growth Area
As growth in Hamilton exceeds the capacity to utilise existing infrastructure and services in parts of the city suitable
for regeneration, four areas have been determined for greenfield growth; Rotokauri, Rototuna, Ruakura, and
Peacocke. Peacocke is approximately 720Ha in area and is located at the southern boundary of Hamilton City,
adjoining the Waipa District.
The conceptual diagram of the Peacocke Growth Area (Figure 2-3) offers a high level appreciation of the
relationship between developable areas and the large environmentally sensitive interior. Areas of higher integration
where communal users may be viable are indicated in red. There are good sub-regional linkages to the north, west
and south.
While the other three growth areas have their own special attributes, Peacocke is distinguished by its setting on the
Waikato River, proximity to the CBD, Hamilton Airport, and connection to the Southern Links state highway and
urban arterial routes network. Peacocke is also distinguished by being the only growth area to the south of the CBD,
creating a balance to northern growth in terms of city structure.
This location provides good access to employment in the heart of the city, Waikato Hospital, Ruakura innovation
precinct, the University of Waikato, and Hamilton Airport. The Waikato River provides high amenity value through
views, proximity and access, and premium public space options, including access to the Hamilton Gardens via a
future new river crossing. The Waikato River combined with an extensive gully system provides opportunities for
interesting walking and cycling networks, and recreation spaces.
It is envisaged that the transition from rural to urban will respond to the natural characteristics of the land, and
existing and proposed infrastructure, as it accommodates residential development, an extensive network of
reserves, two sites for active recreation, and a suburban centre. Three character areas have been determined for
Peacocke; terrace, gully, and hills areas, with each area having different desired outcomes which correspond with
the landscape.
ABOVE FIG. 2-2: The Peacocke Structure Plan diagrams.

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ABOVE FIG. 2-3: Conceptual diagram of the Peacocke Growth Area.

Surrounding Neighbourhoods and Land Uses
Bader, Fitzroy, Glenview, Deanwell, and Melville are existing suburbs which lie to the west of Peacocke. Riverlea is
located on the opposite side of the Waikato River, at the north-eastern end of Peacocke, with Hamilton East
adjacent to the Hamilton Gardens.
Industrial land lies to the northeast of Peacocke, across the Waikato River, and accessed through Riverlea. The area
south of Peacocke is rural land located in the Waipa District, with rural-residential land located to the east within the
Waikato District. Figure 2-4 shows the Peacocke site context.
Local Centres (red: a, b, c, d, and e)

Existing local centres adjacent to the growth area located at Fitzroy (a) Bader (b), Glenview (c), Hamilton East (d),
and Riverlea (e).
Supermarkets (blue: f, g. h, I and j)

Current supermarkets include New World at Riverlea (f), Grey Street Supermarket in Hamilton East (g), Pak ‘n Save
(h) and Countdown (i) in the CBD, and New World at Glenview (j). Consultant Property Economics analysis supports
potential for a further supermarket in the Peacocke Area.
Schools (orange: k, l, m, n, o and p)

The following schools are located nearby Glenview Primary School (k), Melville Primary School (l), Melville
Intermediate School (m), Melville High School (n), Deanwell School (o), and St Pius X (p). North of the river nearby
schools are Hillcrest Normal School (q), and Silverdale Berkdale Normal Middle School (r). Consideration is being
given by the Ministry of Education to the possibility of an additional school in the Peacocke Area.
Large open spaces (green: s)

A series of large parks and playing fields (s) are located to the west of the growth area and over the river to the
north, including the Hamilton Gardens. Consideration is being given to the possibility of additional sports parks in
the Peacocke Area.
The environment (purple: t and u)

The geographic conditions across the growth area are varied with more extreme variations of topography, and
concentrations of vegetation in the centre. Vegetation is sparse in the eastern area (the Site), with the exception of
the river edge and parts of the Mangakotukutuku Gully (t). The growth area has several rainwater catchments. The
catchment in the area of the Site is bounded by Peacockes Road to the west and Stubbs Road to the south. Long-
tailed bats (u) are located in the rural-urban fringe of Hamilton, with a key roosting habitat located at Hammond
Bush on the eastern bank of the river. At night they use the river to navigate.
Heritage (purple: v)
Māori in pre-European times settled along the banks of the Waikato River, where they developed techniques
associated with the cultivation of food, especially kumara. These included the use of borrow pits to condition the
soil, of which some 100 are located on the Site. The Nukuhau Pa (v) is located just south of the Site on the river edge.
Transport network (black: w, x, y and z)

Current access to the growth area from the CBD is via Bader Street (w), and via Dixon Road (x) from the suburbs to
the west. A future bridge (y) to the north over the Waikato River will give easy access to the university, research
areas, and the Hamilton Gardens. At a city-wide scale the ‘Southern Links’ project (z) will form a bypass which
connects the CBD, Airport and SH1. The southern end of the Peacocke growth area will link into this network. The
growth area is bisected by two arterials, with Peacockes Road providing access to the Site, including bus and cycle
travel. Additional cycle links will run along this road as well as the river edge.
References:
 Appendix E: Landscape and Visual Assessment.
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ABOVE FIG. 2-4: Peacocke site context.

2.4 The Site
The total property subject to the subdivision application comprises approximately 135ha of land within the 720ha
Peacocke growth area (see Figure 2-5). Excluding the indicated balance lots west of Peacockes Road and south of
Stubbs Road, the Site comprises approximately 105ha of land. It is this Site that forms the basis for the masterplan
drawings in this report, while only conceptual layouts have been prepared for the balance lots, in line with statutory
requirements (refer to Section 12). The Waikato River adjoins the eastern and northern boundaries, Peacockes Road
forms the western boundary, and the Site extends to slightly south of Stubbs Road. Adjacent farmland, also
identified for future growth, forms the southern boundary.
The topography of the Site is undulating, with the overall slope falling from Peacockes Road toward the Waikato
River. Unique features characterise the land. There are several pronounced terraces located on the Site, and a large
gully defines a former island. The topography provides several optimum vantage points providing views of the river,
while in other places obscuring views of the river cutting through the landscape (see the Site photographs in Figure 2
-6a-m).
The Site is predominantly classified as a ‘Terrace Area’ in the Peacocke Structure Plan. This area prioritises utilisation
of the river frontage. It recognises that this part of the land has a high level of amenity that would benefit higher
density housing and to which public access is encouraged. A small area is ‘Hill Area’, for which the Plan advocates
that roads and accessways should follow contours to minimise disturbance of the topography, with higher density
along the ridgeline and steep slopes planted with indigenous vegetation.
The Site is currently rural land used for dairy farming, with fencing, and other structures associated with this activity.
The characteristics associated with this predominant land use are evident, however the vegetation along the river
bank and in the gully provide special qualities. Other unique qualities come from the historical use of the land, which
has been recognised to be productive land for Māori food production in times past, with remnants of modification
evident on the Site.
References
 Appendix G and H: Terrestrial and Freshwater Ecological Assessments.
 Appendix Q: Archaeological Assessment.
 Appendix J: Geotechnical Assessment.
 Appendix K: Preliminary Site Investigation.
2.5 Geotechnical Conditions
The soils across the majority of the Site have high soakage characteristics, with perched groundwater tables in some
areas. Steep slopes combined with the presence of groundwater creates potential instability. Several areas have
been determined where development should be avoided, while in other areas remediation to create stabilisation is
required.
2.6 Opportunities and Constraints
While the Site has several constraints, these are far outweighed by the opportunities.
Opportunities
Foremost amongst these are the opportunities for views, recreation and historic symbolism represented by the
adjoining Waikato River. The gully, possibly a historic channel of the Waikato River, which defines the ‘Island’,
provides an unusual and dramatic natural setting which deserves to be enjoyed widely from the public realm. The
undulating terrain which generally steps down to the river offers vistas beyond the Site, most dramatically from the
Knoll.
Selected locations at the bends of the river offer enchanting longitudinal views of the water. The special history of
the Site offers opportunities to celebrate its rich heritage, cultural and archaeological attributes. Good future
transport links offer the prospect of a well-connected community. These include the future new bridge over the
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Knoll
Amberfield
Gully
Island
ABOVE FIG. 2-5: The Site (indicated by red outline) and rural balance lots (indicated in yellow outline).

Waikato River, city-wide cycle links and bus services, as well as efficient access to the airport via the Southern Links
project. There is an opportunity to induce diversity of use and a focal point for the community in the form of a
‘village’ defined in the Structure Plan as a Suburban Centre, where Peacockes Road intersects with the east-west
arterial. This will offer the convenience of some local retail, employment opportunities, reducing the need to travel.
Constraints
Foremost amongst the constraints are the extreme level changes in certain areas, which demand highly calculated
design responses to avoid excessive retaining walls, earthworks, or torturous access road alignments. The section of
long and narrow Site lined by Peacockes Road presents design challenges to ensure the layout does not either turn
its back on the road or result in too many repetitive side streets. Views of the river are intermittent due to stretches
of steeply dropping embankments with heavy vegetation.
Site photographs
ABOVE FIG. 2-6a: The grounds of the existing dwelling. ABOVE FIG. 2-6b: The existing dwelling.
ABOVE FIG. 2-6c: View of the Waikato River from the Site. ABOVE FIG. 2-6d: Waikato River access from the Site.
ABOVE FIG. 2-6e: Northern terraces. ABOVE FIG. 2-6f: Lower mid-terrace.
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ABOVE FIG. 2-6g: Archaeological reserve.
ABOVE FIG. 2-6h: The Knoll. ABOVE FIG. 2-6i: Existing track across the gully, which will be become
a cycle/walking path.
ABOVE FIG. 2-6j: The Island viewed from the north. ABOVE FIG. 2-6k: Looking south from the Island.
ABOVE FIG. 2-6l: Vegetation in the gully. ABOVE FIG. 2-6m: Gully looking north.

A community that welcomes the future and
celebrates the Māori and Peacocke heritage.
SECTION 3 - FROM VISION TO MASTER PLAN
The Council’s vision for growth in Hamilton is linked to a wider joint regional vision as described in Future Proof; “to
have a diverse and vibrant metropolitan centre strongly tied to distinctive, thriving towns and rural communities”.
In the Hamilton City Operative District Plan, Chapter 3.4 states that; “the vision for the Peacocke area is that it will
become a high quality urban environment that is based on urban design best practice, social well-being, and
environmental responsibility. The Council’s goal for Peacocke is that development will respond positively to its
natural setting and built form to develop a number of well-connected neighbourhoods based on an urban
development concept that respects and restores the area’s natural environment.”
3.1 The Vision
The vision for this Site is informed by the aforementioned broader aspiration for the growth area, the attributes of
the Site, and the aspirations of a future community. It is enabled through a conceptual framework, in combination
with a set of urban design principles. The former being site-specific and physical, and the latter theoretical and value
based.
3.2 The Conceptual Framework
The conceptual framework seeks to reconcile two fundamental dynamics (see Figure 3-1).
The first dynamic is that of nature, the river, the land, and the history of all who have inhabited this place,
represented on Figure 3-1 by the green street alignments. They are sinuous and flow with the contours, and echo
the flow of the river. Their design allows for the earth to be touched lightly, major natural water flows to be
maintained, and the movement of soil to be limited to well below the average.
The second dynamic is that of human intervention and urbanism, represented on Figure 3-1 by the red alignments.
These are direct and straight, purposefully connecting across the Site toward the river, and the cultural reserve in the
southern part of the Site.
Combined these alignments form a network which binds the entire community together. Networks are important.
They offer freedom of choice, and efficiency of movement. They stimulate more pedestrian and cycle use, which in
turn stimulates more community interaction, improvement of safety conditions, and enrichment of social conditions.
In combination, they are unequivocally public, enabling all to engage with the salient features of the Site, such as the
river, the gully, the gardens of the existing dwelling, and the elevated knoll.
The conceptual framework is robust and can evolve over time as all cities do. It can absorb a range of uses and
development densities that respond to user preferences and locational attributes.
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ABOVE FIG. 3-1: The conceptual framework.

3.3 Urban Design Principles
A holistic approach has been applied and two overarching imperatives are adopted. The first is that for city-wide
sustainability reasons this growth area must be developed efficiently so more housing, of the appropriate mix, is
provided within the urban boundaries. This will help the city gain high returns on its infrastructure investment,
minimise pressure on the environment in the other peripheral areas, and deliver better outcomes than conventional
sprawl developments. The second is that living standards are of the highest order and that in addition to high quality
houses, most, if not all, dwellings have good solar access, and good indoor-outdoor flows to private open space.
In addition to meeting these imperatives, the development displays the following design attributes (see Figure 3-2):
Responsive
It will be a responsive environment in relation to the landform. North-south street alignments will follow the
contours and work in with the terraces, minimising earthworks and allowing overland flow paths to follow historic
alignments. Access to and along the river will be maximised. Areas of biodiversity will be respected and celebrated.
Legible
It will be a legible environment which is easily navigated. Key natural features such as, the ‘Knoll’, the gully, the
gardens of the existing dwelling, the ‘Island’ and the Waikato River will all be highly visible and accessible from the
public realm. Legibility is further assisted by the deformed grid pattern which offers many choices of movement
direction.
Connected
It will be a highly connected environment made possible by a street network which offers safe walking and cycling
options. Additional dedicated walkways and cycle paths will link all key destinations, including the village, river edge,
residential parks, and the archaeological reserve. Provision for buses will be made along Peacockes Road and onto
the ‘Island’. These physical connections and places to meet will contribute to a more connected community,
energised by the social interaction within the public realm.
Diverse
It will be a diverse environment which reflects a cross-section of society. There will be a wide range of housing
choices with lots which vary from over 700m2 for larger families down to lots of around 400m 2 for smaller
households, first-time buyers, or the elderly. Values will range from the aspirational to the affordable. The plan
allows for future medium density in specific areas earmarked to be further subdivided from parent lots.
Unique
It will be an environment that celebrates the uniqueness of its history, geography, and future aspirations. A strong
sense of place will be engendered through the open space design, and a sense of identity will be reinforced by
celebrating Māori and more recent history through the street furniture design, public artworks, and an
archaeological reserve.
These principles are strongly aligned with those articulated by the Council under the headings Contextual Design,
Concentration, Accessibility and Connectivity, Legibility and Identity, and Innovation.
References
 Urban Design Report - Section 14.
HAMILTON CITY COUNCIL DISTRICT PLAN:

 Section 3.4 ‘Peacocke’.
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ABOVE FIG. 3-2: Urban design principles.

3.4 The Masterplan
Natural features, networks and neighbourhoods
Peacockes Road will form a backbone, provide access at key points, and accommodate the heavier long distant
movement functions. A more pedestrian friendly internal north-south street will connect the neighbourhoods. Each
neighbourhood will celebrate their own distinctive natural features, such as mature trees, terraces, knolls, and
gullies. All will associate with the river, some via the gully. See Figure 3-3 for the masterplan attributes.
Four Neighbourhoods
The Site naturally divides itself into four distinctive neighbourhoods:
 The North;
 Central;
 The South; and
 The Island.
The northern neighbourhood will set the standard, offering a diverse range of housing choices from the earliest
stages, outstanding open spaces experiences, and will introduce residents to the river. The centre acts a hub which
connects all neighbourhoods and forms the heart of the community. The southern neighbouhood, late in the
development staging, offers the opportunity to respond to future market changes and the possible inclusion of a
sports park. The Island celebrates its geographic singularity as well as the cultural and archaeological uniqueness of
the whole Site.
Their differences are celebrated, yet they are held together by a robust street network, a web of paths for walking
and cycling, and above all a high degree of publicness which is bound to translate into a strong community spirit.
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Northern Bend
River Edge Drive
Entry Park
Terraces
Northern Entry
Future showroom / café
Knoll Park
Lower-Mid Terrace
Peacockes Road
Neighbourhood Centre
Island ‘Headland’
Amenity Reserve
Bridge Road
Gully
The Island
Gully Park
Cultural Reserve
Island ‘Headland’
Amenity Reserve
Stubbs Road
RIGHT FIG. 3-3: Key

masterplan attributes.

Natural features, networks, and neighbourhoods.
The South The Island Central
Stubbs
Road
Neighbourhood
Centre
Gully
Park
Archaeological
Reserve
ABOVE FIG. 3-4: Artist impression of the masterplan.
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The North
North
Entry
Peacockes Road
The Knoll North

Bend
Waikato River

The north will set the standard, offer many
housing choices, and introduce residents to
open spaces and the river.
3.5 The North
The northern terraces step down toward the north and east to embrace the river (b). Toward the south the
topography climbs to form a knoll which affords long distance views. This area is a natural starting point for the
project, given its proximity to the rest of Hamilton.
The masterplan will commence development at the northern entry (g) which is framed by mature trees. Those
entering the neighbourhood will be directed toward an entry park (e), an early example of the quality place-making
which will prevail in the rest of the settlement. From there residents can receive an early introduction to the river at
the northern bend (a). Streets will follow the contours in order to absorb the level differences between terraces (f),
where the land is too steep for roads. Wide pedestrian links (d) will provide good walking and cycling access. The four
north-south streets will allow for several house types and sizes to be progressed independently of each other. This
will induce great diversity, and flexibility to respond to changes in market conditions.
The river edge will be lined by a low speed lane (c), with parking and adjacent paths for walking and cycling (l). This
will ensure the river edge is truly public and safe. The existing dwelling with its mature trees and lawns will be
incorporated with the adjacent knoll (i) to form a high-quality destination park (h), possibly attracting visitors from
beyond the settlement.
The street network will re-connect with Peacockes Road at the mid entry (k). During construction this will serve as
the construction access, allowing construction to progress toward the south, leaving new inhabitants undisturbed.
On the western side dwellings will front onto Peacockes Road (j) to provide an attractive interface. In some instances
cul-de-sacs (m) will be applied, where the landform, geometry, and traffic constraints dictated. These will be short
and straight, and in one of three cases will connect through to Peacockes Road for pedestrian and informal cycling
connectivity.
PAGE 21
urbanism +
NOTE:
Tree locations are
indicative only.
LEGEND
a Northern bend
b River edge
c Low speed lane
d Pedestrian links
e Entry park
f Terraces
g Northern entry
h Knoll Park
i The knoll
j Dwellings front onto
Peacockes Road
k Mid entry
l Walking / cycling
shared path
m Cul-de-sacs
RIGHT FIG. 3-5: The North.

The central area acts a hub which connects all
neighbourhoods and forms the heart of the
community.
3.6 Central
The mid-section of the Site is long and narrow, and bounded by Peacockes Road to the west. It perches above the
lower-mid terraces which are retained as open space. The area will be bisected by a future east-west arterial (c)
which will link through to Glenview and the airport to the south. The intersection with Peacockes Road will form an
important crossroad, the ideal setting for a neighbourhood centre (a). The Central neighbourhood will act as a hub
linking all areas together, the north, the south, and the island to the east. It will be the area with the highest diversity
of use and a place where the whole community can come together.
At its core will be the neighbourhood centre which can be a focus for gatherings, events, markets, shopping, and
some local employment. It provides an opportunity for specialty shops and a supermarket. It will be highly walkable
with small public spaces, an area for markets and a village park or the potential for a green (d) which will connect to
the open space network that links with the river (b) and the network of shared paths along it (e).
Note that the design of the neighbourhood centre and its open spaces are illustrative only. This area is defined by
two superblocks in the subdivision application, and will be dealt with through a future application.
Logic dictates that more people will be located within easy walking distance of the centre. Future applications
anticipate medium density housing, such as terrace and town houses in the immediate vicinity, even low-level
apartments if these are viable.
Development of the core area will occur in the later stages of development, in order to assist its viability. In the
subdivision the centre is defined by two Superlots, as it is impossible to predict precise design response required to
meet the market’s needs so many years ahead.
PAGE 23
urbanism +
NOTE:
The design of the
Village Centre and its
open spaces are
illustrative only, this
area is defined by
two superblocks in
the subdivision
application, and will
be dealt with through
a future application.
Tree locations are

indicative only.
LEGEND
a Village Centre
b Gully
c Future east-west
arterial
df Village park
e Walking / cycling
shared path
RIGHT FIG. 3-6: Central.

The south, late in the development staging,
offers the opportunity to respond to future
market changes and the possible inclusion of a
sports park
3.7 The South
This area stretches from south of the neighbourhood centre (a) at the bridge road (b) to Stubbs Road (c) in the south.
The middle part is relatively flat with rolling hills beyond. The eastern edge will be lined with a low speed lane (d),
with paths for walking and cycling (e) which overlook the gully (f) opposite the island (g). A residential park (h) is
located in the bend, a location with good access from the rest of the neighbourhood.
Smaller lots (i) will be concentrated toward the northern end, close to the neighbourhood centre, while the edge
lanes will be lined with larger lots. This area will be late in the development sequence and may, if demand dictates,
accommodate smaller, more affordable lots than indicated here. If a sports park (j) were to be accommodated, it
would be located in the mid-section alongside Peacockes Road.
On the western side dwellings will front onto Peacockes Road (k) to provide an attractive interface. In some instances
cul-de-sacs (l) will be applied, where the landform, geometry, and traffic constraints dictated. These will be short and
straight, and in one of two cases will connect through to Peacockes Road for pedestrian and informal cycling
connectivity.
PAGE 25
urbanism +
NOTE:
Tree locations are
indicative only.
LEGEND
a Village Centre
b Bridge Road
c Stubbs Road
d Low speed lane
e Walking / cycling
shared path
f Gully
g The Island
h Gully park
i Smaller lots
j Possible sports park
(darker area)
k Dwellings front onto
Peacockes Road
l Cul-de-sacs
RIGHT FIG. 3-7: The South.

The island celebrates its geographic singularity
as well as the cultural and archaeological
uniqueness of the whole site.
3.8 The Island
Historically the Waikato River (a) bifurcated at this point to form an island. The changes in flow have left a dry gully
(b) that dramatically defines this hilltop settlement. Densities will be kept at moderate levels so as to not concentrate
too many people in this more remote neighbourhood. While walking distances to the centre are reasonable, they are
on undulating levels.
The Island will have two road connections (c). The northern one will be over a bridge (d) which will dip down into the
valley in sympathy with the landform, and the southern one will be at a lower level over a culvert (i). These roads will
be projected very directly across the Island to the Archaeological Reserve (e), emphasising its importance, and as an
encouragement to visitors to traverse the Island. The perimeter of this area will be bounded by a low speed lane (f),
and paths for walking and cycling (g). The latter will link into the wider walking and cycling network. The street design
will allow for a bus route on and off the Island.
The Archaeological Reserve will preserve examples of food cultivation techniques by Māori in pre-European times. It
will be located in the cultural context of the nearby Nukuhau Pa, just to the south of the Site. Two small ‘belvedere’
parks (h) will be located on the northern and southern tips of the Island. These will afford unique longitudinal views
of the river and will echo the Māori mantra of ‘Waikato of a hundred chiefs, at every bend a chief’.
PAGE 27
urbanism +
NOTE:
Tree locations are
indicative only.
LEGEND
a Waikato River
b Gully
c Road connections
d Bridge
e Archaeological
reserve
f Low speed lane
g Walking / cycling
shared path
h Island ‘headland’
amenity reserve
i Culvert bridge
RIGHT FIG. 3-8: The Island.

A place of social and material exchange where
the community comes together.
ABOVE FIG. 4-1: Artist impression of the neighbourhood centre.
SECTION 4 - THE NEIGHBOURHOOD CENTRE

The masterplan includes a ‘neighbourhood centre’ in the location indicated for the suburban centre in the Peacocke
Structure Plan, on the intersection of Peacockes Road and a projected east-west road. This road will be extended
into the Site and become the ‘main street’, which will intersect with the local road running from north to south
through the masterplan.
The subdivision application does not include a specific design for the neighbourhood centre, but includes two
‘superlots’ located on either side of the north-south road. These have been derived from design concepts for the
neighbourhood centre, based on commercial advice around Gross Floor Areas (GFAs) of retail and employment uses.
The neighbourhood centre will provide valuable non-residential amenity to complement the living environment. The
design approach for the neighbourhood centre has been as follows:
 A rich mixture of uses will be combined in the neighbourhood centre.

 The neighbourhood centre will be walkable and also easily accessible by bike and private vehicle.
 The public realm consisting of streets, walkways and plazas will be vibrant and safe, due to their active edges.
 Neighbourhood centre open spaces and streets will be inclusive and multi-functional.
PAGE 29
urbanism +
To be replaced with latest CAD layout
ABOVE FIG. 4-2: Indicative neighbourhood centre structure.
ABOVE FIG. 4-3: Indicative neighbourhood centre concepts.
NOTE:
The design of the neighbourhood centre and its open spaces are illustrative only, this area is defined by two
superblocks in the subdivision application, and will be dealt with through a future application.

4.1 Retail and Employment Uses
The masterplan design for the neighbourhood centre allows for between approximately 3,000 and 6,600m² GFA
retail and between approximately 2,100 and 3,300m² GFA commercial uses, in addition to medium or higher density
housing.
The masterplan allow for a combination of specialty retail, as well as possibly an anchor store immediately off the
main street. Commercial uses can be located immediately adjacent to retail uses in order to create attractive settings
for businesses.
Buildings will line street edges, walkways, and public open spaces. Large expanses of off-street car parking in highly
visible locations will be avoided. Instead parking will be dispersed and arranged in the form of on-street parking.
Possible necessary off-street parking will be located behind buildings with safe and well-overlooked walkways
connecting to entrances located on the street. The visual impact of both on- and off-street parking will be softened
by trees and other vegetation. The service area for a possible anchor store will be out of direct view by locating it
behind buildings and screening it by vegetation.
4.2 Neighbourhood Centre Open Spaces
Open spaces will function as visual focal points and areas for community interaction and events. At the eastern end
of the main street an open space will also provide longer distance views of the gully and the landscape along the
river, providing the neighbourhood centre with an attractive setting and a clear sense of place. This space, likely
featuring a mixture of hard and soft landscaping, will connect through to the larger, more vegetated public open
space on the gully edge, as discussed above.
4.3 Community Uses
The masterplan allows for a community use. This could take the form of a hall for hire by the community, possibly
with a commercial component, i.e. a restaurant, pub, or café. The setting of this facility on the edge of the proposed
public market and event space, would make it an ideal location for small community events, while a possible
commercial use could be enriched by outdoor seating.
PAGE 31
urbanism +
4.4 Residential Uses in the Neighbourhood Centre
Retail and employment buildings in the neighbourhood centre could have apartments above, if the market allows for
this type of development and its parking demand can be met in a way not detracting from the public realm quality in
and around the centre.
Additionally, the neighbourhood centre will likely provide an incentive for medium density housing immediately
adjacent to retail and employment. The estimated capacity of this will be between 50 and 76 dwellings.
4.5 Neighbourhood Centre Urban Design Guidance
The urban design guidance for the neighbourhood centre will be agreed at the time of submitting the resource
consent for this part of the development. The guidance will ensure active edges to streets and public spaces and a
high degree of connectivity, resulting in safety and high vitality in the public realm.
References:
PEACOCKE STRUCTURE PLAN:
 Objective 3.4.1.3: Develop only on suitable slopes and avoid modification of landforms.
 Objective 3.4.1.4: Integrate movement routes with surrounding neighbourhoods.
 Objective 3.4.1.5: Ensure that higher density development is linked to social and natural amenity.
 Objective 3.4.1.6: Encourage an overlapping mix of land uses.
 Objective 3.4.1.7: Provide a public edge to the gully and river.
 Objective 3.4.1.8: Utilise natural promontories and edges to develop distinct urban areas.
 Objective 3.4.1.9: Locate neighbourhood centres within walking distance to recreational areas.
 Objective 3.4.1.10: Future-proof the Peacocke Structure Plan area.
 Objective: 3.4.1.11: Locate large recreation areas on flat sites at the periphery of dense urban areas.
 Objective 3.4.1.12: Develop the neighbourhood as the building block of the area.
 Objective 3.4.1.14: Regenerate existing suburbs through shared amenities.

A diverse and sociable living environment.
ABOVE FIG. 5-1: Artist impression of medium density housing.
SECTION 5 - THE LIVING ENVIRONMENT

The design of the residential environment has been approached as follows:
 The residential area will comprise a mix of lot and dwelling sizes and types.
 Design will promote interaction between the private property and the public realm (streets, parks, and non-
residential facilities).
 Orientation and views are important considerations for the design of the lot layouts.
5.1 Residential Activity
The majority of the Site will be used for residential activity, mostly in the form of residential lots that will
accommodate free-standing dwellings, but with a portion of more intensive housing, such as duplex and terraced
dwellings in suitable locations. Lot sizes and dimensions are such that live-work dwellings can easily be
accommodated.
5.2 Block Design
The masterplan is based on a perimeter block principle resulting in a connected street network, the minimisation of
rear lots, and dwellings that front other dwellings across the street and back onto other backs or sides. The block
layout aims to achieve:
PAGE 33
urbanism +
ABOVE FIG. 5-2: Diagrammatic cross section for design approach to slope.
 Optimum block sizes to ensure a balance between walkability (small blocks) and infrastructure costs (large
blocks).
 Blocks with a robust average width to ensure lot depths for the efficient accommodation of a wide range of
dwelling typologies.
 North-south orientation of blocks where possible in response to the landform, in order to create east-west
lots with optimum solar access.
The following constraints have further influenced the design of the block layout:
 The very steep areas that deny lateral street links and result in a few long blocks.
 Geotechnical constraints which dictate the extent and shape of the developable area.
 Requirements around entrances into the Site and distances between intersections on Peacockes Road.
 The location of natural features to be preserved and incorporated as public open spaces.
On steep land level differences will be accommodated at the rear of the lots, in the middle of the block, in the form
of planted batters. This is to avoid large retaining structures on, or near, the interface with the public realm (refer to
cross section Figure 5-2).
The combination of the design principles and these constraints has resulted in a wide variety of block sizes,
orientations and shapes generally more or less rectangular.
Block lengths will generally be between 80 and 200m, with a few up to 300 and 400m where the Site geometry and
topography necessitates. In four locations in the northern part of the Site, block lengths will be reduced through
pedestrian-only connections.
Block widths will mostly be between approximately 60 and 80m, with some at approximately 100m where the Site
geometry and topography necessitates.
5.3 Lot Layout
The perimeter block arrangements will ensure that the majority of the lots have street frontage. The river and gully
edges, and most park edges, have been lined with public streets, resulting in lots fronting onto these spaces across
the narrow Park Edge Road.
Lots are mostly rectangular in size to enable efficient development and useable private open spaces. Street
boundaries are at least 10m wide and lots are able to accommodate a 15m diameter circle, in line with District Plan
requirements. The exception to this is that 13 corner lots can accommodate this circle, but with it encroaching into
the 3m front setback along the long boundary of these corner lots. Care has been taken that these lots are at least
16.5m wide so that a 12m wide dwelling can fit within the setback and yard requirements (3m from the side street
and 1.5m from the side boundary). This is similar to a complying 15m wide ‘middle lot’ for which a 1.5m side setback
applies to both side boundaries.
Most lots have an east-west orientation to allow morning or afternoon sun into the backyards and onto the frontage
of the dwelling. South facing backyards are minimised, and where possible frontages face towards attractive views.

Lots have been designed with the intention that dwellings will generally be located near the street, resulting in clear
distinction between a front yard (and side yard in the case of corner lots) visually open to the street, and a private
back yard turned away from the street. While not part of the masterplan design, it is envisaged that future design
guidance ensures that the design of fences will complement this principle. Low and visually permeable fences will
enable visual connections between the dwelling and the street, while a taller and closed fence or hedge will protect
the privacy of the back yard. In the case of corner lots, also the side yard along the dwelling will be visually open to
the street, while only the side boundary of the backyard along the street will be screened off for privacy.
Rear lots have only been resorted to where necessitated by the land form and block geometry. They are generally
relatively large in order to compensate for the lower on-site amenity and outlook. Corner lots will generally have a
slightly greater width in order to allow for street setbacks on two sides.
5.4 Interface with Peacockes Road
In the masterplan design urban blocks have been laid out in such a way that residential lots will front onto Peacockes
Road. This will provide a visually attractive interface, as back fences located along the road are avoided. Frontages
will promote security through passive surveillance from ground floor living areas overlooking the street
environment. In some instances lots will be located side-on with this road, which will allow passive surveillance from
side windows. As described above, fence design will enable passive surveillance from fronts and sides and result in
an attractive interface with Peacockes Road.
5.5 Lot Size Mix and Approach
A wide variety of lot sizes has been aimed for in order to create a diverse community and respond to different
market demands. The approach for the location of the various lot mix categories include the following:
 Larger lots will generally be located on steeper land, in larger blocks, and in locations along the river and gully
edges.
 Conventionally sized and smaller lots will generally be located on flatter land.
 Smaller lots will generally be located near the neighbourhood centre and near public open space amenities.
 Smaller lots fronting onto Peacockes Road have been avoided in order to provide an appropriate spacing
between driveways connecting with this road.
5.6 Lot Count
The subdivision application includes a total number of 862 residential lots, in the following mix:
Lot area Proposed Percentage
number of lots of total lots
Larger than 700m² 123 14%
Between 600 and 699m² 130 15%
Between 500 and 599m² 274 32%
Between 400 and 499m² 335 39%
5.7 Provision for future Medium Density
The masterplan design anticipates medium density housing (duplex or terraced dwellings) on smaller lots to be
applied for in a future application, should there be sufficient demand. As a minimum lot size of 400m² is stipulated in
the District Plan’s density requirements, a series of complying ‘parent lots’ have been established, which may be re-
designed into smaller lots, should the need arise. Refer to Figure 5-3 for the distribution of the lot size categories,
showing, in orange, a possible outcome for the subdivision of these 41 parent lots for development with 88 medium
density dwellings. This would generate a total dwelling yield of 909 (862 minus 41, plus 88). Further subdivision of
the parent lots will be subject to separate subdivision and land use consent applications in the future.
Refer to the inset on Figure 5-3 for an example of how a cluster of parent lots can be subdivided for medium
density housing.
PAGE 35
urbanism +
LEGEND
>700m2
600-699m2
500 - 599m2
400-499m2
<400m2
RIGHT FIG. 5-3: Proposed

residential lot mix with (inset) a
sample of ‘parent lots’ subdivided
into smaller lots for medium
density housing.

In this scenario the 909 dwellings (outside the neighbourhood
centre), will consist of the following mix:
Lot area Proposed Percentage
number of lots of total lots
Larger than 700m² 117 13%
Between 600 and 699m² 127 14%
Between 500 and 599m² 262 29%
Between 400 and 499m² 315 35%
Smaller than 400m² 88 10%
With the above lot mix, an overall density of 10.61 households per
hectare will be achieved over the Site, excluding the gully and
riverside esplanade as shown in Figure 5-4.
5.8 Dwelling Design
The masterplan has been designed according to the following

approach to the design of the dwelling layouts:
 High quality street frontages with living rooms and front doors
facing the street, and garages not dominating.
 Effective vehicle crossings with minimum disruption of the
footpath and disturbance of indoor living spaces and
bedrooms.
 Appropriate parking standards and provision which minimise
the visual impact while satisfying market needs.
 Setback and building coverage standards that address shading ABOVE FIG. 5-4: Site development areas.
impacts and permeability needs.
The range of lot sizes will result in a range of dwelling typologies, at different price levels, that respond to the
opportunities presented by the Site, its zoning, and demographics. These include:
 Family dwellings;
 Duplexes; and
 Terraced houses.
Refer to Figures 5-5 through to 5-8 for a selection of typical dwelling typologies and reference images. It should be
noted that the larger lots could also accommodate double-storey dwellings with generally a smaller footprint than
single-storey dwellings, e.g. to capitalise on attractive views from the first floor. More specifically, the various lot size
categories are expected to accommodate the following dwelling types:
Typical dwelling types Lot area Typical width

Single-storey, double-garage, standalone Larger than 700m² 20m
Single-storey, double-garage, standalone Between 600 and 699m² 17.5-20m
Single- or double-storey, double- or single-garage, Between 500 and 599m² 15-17m

standalone
Double- or single-storey, single- or double-garage, Between 400 and 499m² 15m
standalone or semi-detached
Double-storey, single-garage, semi-detached or terraced; Smaller than 400m² 9-10m
or Double-storey, double-garage accessed off a rear lane,
semi-detached or terraced
PAGE 37
urbanism +
LARGE SIZE LOTS (over 600m²): standalone, single- or double-storey
Single-storey
20+m lot width 17+m lot width
Double-storey
ABOVE FIG. 5-5: Indicative dwelling typologies and precedent photographic references for large lots (over 600m²).
MEDIUM TO LARGE SIZE LOTS (400-600m²): standalone, single- or double-storey
17+m lot width 15+m lot width Single-storey
ABOVE FIG. 5-6: Indicative dwelling typologies and precedent photographic references for medium to large size lots (400-600m²).

5.9 Residential Urban Design Guidance
The subdivision is designed to enable compliance with Hamilton City Council’s range of guidance and rules in the
Hamilton City Operative District Plan (‘the Plan’), as referenced below. In several instances more restrictive standards
are advised. Further detail is to be provided in the development management process, post-subdivision, including
building materials, landscape elements, and architectural standards. The guidance below is considered to be aligned
with the design expectations of the high level guidance provided in Vista.
Massing - Site Coverage, Building Height, Setbacks, and Height in Relation to Boundary
 Please see the Plan Chapter 5 Special Character Zones: 5.4.2 Site Coverage, 5.4.4 Building Height, 5.4.5 Height
in Relation to Boundary, and 5.4.6. Building Setbacks.
Residential Buildings Separation and Privacy

 Please see the Plan Chapter 5 Special Character Zones: 5.4.9 Residential Buildings - Separation and Privacy.
 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.10 Acoustic Amenity.
Interface Between Public and Private

 Please see the Plan Chapter 5 Special Character Zones: 5.4.7 Interface Between Public and Private.
 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.4 Interface Between Public and Private
Land.
 Further guidance: at least one living space (i.e. Kitchen, dining, living) are to be located at the front of the
dwelling with windows facing the street.
Dwelling Appearance
 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.7 External Appearance.
Fences and Walls

Land.
 Please see the Plan Chapter 5 Special Character Zones: 5.4.8 Fences and Walls.
 Further guidance:
 Front fences are to be no higher than 1m.
 Side fences within the front yard setback are to be no higher than 1m, and thereafter rising at an angle
of 45 degrees to a maximum height of 1.8m.
 Balance of the side fences and rear fences are to be 1.8m.
 Corner lots are to have fencing no higher than 1m for the length of the façade adjacent to the street, as
well as within the front yard setback, as described above.
Solar Access and Orientation

 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.5 Building Orientation and Siting.
 Further guidance: the majority of living rooms are to be orientated to the east, north, or west.
Garages and Accessory Buildings

 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.6 Access, Garages and Parking.
Land.
 Further guidance: all garages are to be set back at least 1m from the front façade of a dwelling.
Outdoor Living Areas

 Please see the Plan Chapter 5 Special Character Zones: 5.4.11 Outdoor Living Area.
 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.8 Private Outdoor Living Areas.
Service Areas
 Please see the Plan Chapter 5 Special Character Zones: 5.4.12 Service Areas.
 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.11 Service Areas.
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MEDIUM SIZE LOTS (over 400-500m²): standalone or duplex, double-storey
Ground First Ground First

Duplex 12-14m lot width Duplex 11-13m lot width
Double-storey
street or
rear lane
park
Rear lane typology

ABOVE FIG. 5-7: Indicative dwelling typologies and precedent photographic references for medium size lots (400-500m²).
SMALL SIZE LOTS (under 400m²): duplex or terraced, double-storey
Ground First
Duplex 10m lot width
Double-storey
First
street or
rear lane
park
Ground
Ground First
Terraced 8m lot width
Rear lane typology

ABOVE FIG. 5-8: Indicative dwelling typologies and precedent photographic references for small lots (under 400m²).

Pedestrian and Vehicle Entrance
 Please see the Plan Appendix 1.4.1.3 General Design Guidance Design Element 2: Pedestrian Accessways.
 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.6 Access, Garages and Parking.
Permeable Surfaces and Planting

 Please see the Plan Appendix 1.4.1.3 General Design Guidance Design Element 5: Landscaping and Vegetation.
 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.9 Landscaping and Vegetation.
 Please see the Plan Chapter 5 Special Character Zones: 5.4.3 Permeable Surface and Planting.
Stormwater Efficiency
 Please see the Plan Appendix 1.4.2 Residential Design Guide: 1.4.2.12 Water Efficiency.
Lighting
 Please see the Plan Appendix 1.4.1.3 General Design Guidance Design Element 2: Pedestrian Accessways.
 Further guidance: Street lighting in the public realm in the areas along the river esplanade and gully is to be
designed in such a way that light spill into these areas is avoided, refer to international best practice guidance,
such as Stone, E.L. (2013) Bats and lighting: Overview of current evidence and mitigation guidance, Chapter 6.
PAGE 41
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NOTE: This page has been intentionally left blank

Celebrating the Waikato of a hundred chiefs, at
every bend a chief - “Waikato Taniwharau, He
piko he taniwha, He piko he taniwha.”
ABOVE FIG. 6-1: Artist impression of the Archaeological Reserve.
SECTION 6 - CULTURAL AND ARCHAEOLOGICAL

The Site has a rich history. The approach for making this visible in a meaningful and inspiring way will be as follows:
 The history related to Māori occupation and utilisation of the Site, as well as the more recent agricultural
utilisation by the Peacocke family is celebrated.
 Iwi consultation has informed the design of the masterplan, and protection, reinstatement and/or
enhancement of indigenous biodiversity.
 The destruction of archaeological sites will be mitigated through identification, investigation and the
development of a cultural/archaeological reserve.
 The rich history of the Site will also be referenced through naming, artwork and streetscape design.
6.1 Known Important Cultural and Archaeological Areas
The Site contains a number of areas that are valuable for cultural and historic reasons (refer to Figure 6-2).
Early on, when Māori settled on the site and in other sites lining the Waikato River, they had to adapt from a
tropically-focused culture to one adapted to the temperate climate of Aotearoa / New Zealand. Key to this process
PAGE 43
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Public open space
celebrating historic
cultural significance
Archaeological reserve
with representative area
of Māori horticulture
Public open space

celebrating historic
cultural significance
Nukuhau Pa
RIGHT FIG. 6-2: Cultural

and archaeological areas.

was adaptation of tropical food plants and, more specifically, the techniques associated with their cultivation. These
included an intensive process where the soils were adapted to be more suitable for kumara growing. This adaptation
involved the quarrying of sand and gravel, and using it to make planting structures on already high-quality soils. Each
of the quarries, called ‘borrow pits’, produced 1,000 to 1,500m³ on average and in some examples up to 3,000m³.
Approximately 100 borrow pits are thought to be located within the Site, thousands of others on other sites along
the Waikato River.
This site is believed to have played an important strategic role for Māori in pre-European times. Especially the
locations in the bends of the Waikato River would have been strategic points from which to overlook the Waikato
River. This is signified by the saying, “Waikato Taniwharau, He piko he taniwha, He piko he taniwha.” (Waikato of a
hundred chiefs, at every bend a chief.)
6.2 Archaeological Reserve
An archaeological reserve, located on the far eastern side of the ‘Island’ (refer to Figure 6-3), will display the
agricultural history of the borrow pits described above.
The location of this proposed archaeological reserve has been selected for the following reasons:
 The location contains representative surface features typical of a pre-European Māori horticulture site in the
Waikato.
 The site is well-preserved from an archaeological perspective.
 It is located in a typical landform, adjacent to the river with views across the river to where other horticulture
sites had been and, views to the river itself, and with a visual connections to the nearby Nukuhau Pa, located
just to the south of the Site.
 The area includes a remnant geological feature left from the lahar that travelled down the Waikato River
following the last eruption of Taupo.
The reserve will comprise a large lawn area with interpretation panels. It will possibly be marked as a place of
significance with a pouwhenua (pou). Care has been taken not to disturb existing ground levels in the vicinity, and
wastewater pipes and pumps do not transgress the area.
ABOVE FIG. 6-3: Location of the proposed archaeological reserve.
6.3 The Peacocke story
On the 9th of January 1858 Colonel the Hon. Stephen Ponsonby Peacocke, his wife Isabella Anne Louisa and six
children disembarked from the ‘Westminster’ at Lyttelton Harbour. They had lived in England, Jersey, and the island
of Madeira, before seeking out New Zealand as “a land with good prospects and a mild climate.”
They settled in Akaroa for a short time, before moving to Auckland, and then to Howick. In the 1880’s, one of their
sons, John Fitzroy Beresford Peacocke (‘Nino’), purchased a farm named ‘Weston Lea’ from the step-father of his
wife, Florence Henrietta.
Thus began the Peacocke ownership of the land of which part is now known as Amberfield.
PAGE 45
urbanism +
Nino’s son Egerton Francis (Frank) Joseph Peacocke purchased the land from his father in 1905, as a place to settle
with his newlywed, Emily Ethel. At that time, only a small part of the land had been cleared for the homestead. It
was such a “rabbit infested area of fern and scrub that his friends had wanted to shout him a ‘consolation-party’
when he took it on.”
Not one to shy from hard work, Frank took on the challenge, and tried new agricultural methods with great success.
A few years later, he had developed a highly productive farm with five herds consisting of 600 dairy cows, including a
Friesian Stud. He developed a large reservoir and pioneered flood irrigation methods in the Waikato. His brother
Noel, an architect, designed the new homestead which was built in 1912.
Over this time, Weston Lea became a “true homestead,” where the couple’s three sons and three daughters grew
up. 36 Grandchildren affectionately remember Frank and Emily and the many events held at Weston Lea. Several
generations on, the land remains within the Peacocke family.
6.4 Storytelling
In addition to the archaeological reserve,

other aspects of the masterplan, streetscape
and public open space design will convey the
historic significance of the Site. As explained
above, the northern and southern ends of
the ‘island’ will be developed as public open
spaces. Through interpretation elements,
public art, and naming the story of how
these locations would have been used will
be told.
Additionally, throughout the Site

opportunities will be created to refer to the
pre-European history of the Site as well as
that of the Peacocke Family, through
streetscape elements, including entrance
features, as well as naming.
ABOVE FIG. 6-4: Design concepts for story telling and interpretation (image source:
Boffa Miskell).
References
 Appendix Q: Archaeological Assessment.
 Appendix P: Cultural Impact Assessment.
THE PEACOCKE STRUCTURE PLAN:

 Objective 3.4.1.15: Protect historic and culturally significant sites.
 Objective 3.4.1.16: Protect surrounding rural views behind ridgelines, distance views to the City and regional landscape features.
THE PEACOCKE STORY:

 The Peacocke Family, Neville and Rosha Peacocke, written prior to a family reunion in 1980.

An ecologically sensitive environment where
nature can flourish.
SECTION 7 - ECOLOGY
The Site contains areas of freshwater and terrestrial ecological value, for which is approached as follows:
 Areas of ecological value are retained and enhanced.

 Where possible, ecological areas are integrated in the open space network and made accessible to the new
residents of the area.
 Areas and items of lower ecological value, but high landscape amenity, are retained and celebrated within the
masterplan.
7.1 Areas of Ecological Value
The main areas of ecological value include the riverbank and the gully. These areas will be kept in their current
natural state, with the exception of the construction of walkways and cycle ways, and two crossings through / over
the gully. Additionally, the removal of pest species will have to take place.
Six watercourses have been identified on the Site. All have been adversely affected by the surrounding landuses. The
majority of the reaches of each watercourse have been determined to be of negligible to low ecological value, with
one reach of moderate value. This reach forms part of the watercourse in the gully, which is proposed to be
mitigated in a 159m section of permanent watercourse, and a 586m section of intermittent watercourse (see Figure
7-1).
The ecological value of the riverbank is mainly related to long-tailed bats, which feed and roost in this area, and
move along the corridor, connecting between significant bat habitats surrounding the Site. The masterplan design
has taken this into account by locating the street along the river edge in such a way that established vegetation will
be retained and light spill minimised. The type and location of street lighting specified in the streetscape design will
further assist with protecting the bat habitat and maintaining a dark river corridor.
The existing gully and its watercourse and vegetation will be protected and enhanced by keeping residential lots
away from it and through the retention of ecologically valuable vegetation along its edges. In the design of the gully
crossings connecting between the south-western part of the Site and the ‘Island’ the ecological values of the gully
have been taken into account.
7.2 Other Natural Environments
Mature trees located outside the riverbank and gully areas will be retained at the future showroom /café and
northern entry. However, the value of these areas will be mainly in their potential to provide character and visual
amenity, rather than ecological.
References
 Appendix G and H: Terrestrial and Freshwater Ecological Assessments.

 Objective 3.4.1.2: Create ecological and open space links between gully and river.
PAGE 47
urbanism +
LEGEND
Watercourse type
Ephemeral
Intermittent
Permanent
Outside Site
Development extent
Proposed mitigation
Culvert
Site boundary
RIGHT FIG. 7-1: Watercourse

location and ecological
mitigation (image source:
Boffa Miskell).

Good places that celebrate, involve, and
inspire.
ABOVE FIG. 8-1: Artist impression of the Knoll Park.
SECTION 8 - OPEN SPACE

All public open spaces together form a network of spaces that fulfil functions as neighbourhood parks, passive
recreational areas and corridors, well connected walkways and cycleways, and active recreation facilities for
organised sports, if the 7ha sports park is realised. The masterplan includes places and spaces that:
 Are multi-functional, active, safe, and have a pleasant microclimate.

 Have a strong sense of place and identity that combines historic and contemporary references.
 Have, in most cases, been selected for their valuable natural characteristics including mature vegetation,
distinctive landforms and / or views.
 Offer high quality opportunities for community recreation and communication to promote health and social
well-being.
PAGE 49
urbanism +
LEGEND
Indicative site boundary
Local purpose (amenity)
reserve
Recreation reserve
Land to be retained for
showroom / café function
Historic reserve
Area of proposed gully and
riparian planting and
existing vegetation to be
retained
Flat to gently rolling area
of usable grass space
Potential 7ha sports fields
(not part of subdivision
application)
500m walkable catchment
to neighbourhood park
8 Provision for future open
space in neighbourhood
centre
RIGHT FIG. 8-2:

Distribution of
public open
spaces (image
source: Boffa
Miskell).

8.1 Neighbourhood Parks
The masterplan includes the neighbourhood parks shown

in Figure 8-2. These have been distributed to provide
access to one or several of these within easy walking
distance. These places and spaces include the following:
 (1) Entry space: This is a small area of mature and

valuable vegetation located at the northernmost
entrance to the Site. This area will provide instant
amenity and visual identity for the development.
 (2) Pocket park: This will form a public open

space statement at the termination of the view
shaft along the first entrance street into the
development. It will be surrounded by the ABOVE FIG. 8-4: Entry space landscape concept (image source:
frontages of dwellings and create residential Boffa Miskell).
amenity early on in the development of the Site.
This space will also provide openness at an
important junction between the entrance street,
the north-south street through the Site (right turn
at the roundabout), the connection with the
closest point of the river (straight on at the
roundabout), and the neighbouring land (left at
the roundabout).
 (3) Knoll park: This space includes an area of

mature ornamented trees to be retained, and a
pronounced high point (‘knoll’) with unobstructed
views out over the Site, particularly to the east and
ABOVE FIG. 8-5: Pocket park landscape concept (image
south. The current dwelling on the knoll will source: Boffa Miskell).
accommodate a non-residential use, such as a
café, showroom, or community facility. It will fulfil
a neighbourhood park function for the northern
half of the development, and will provide a wide
variety of functions, including visual amenity and
identity, play opportunities, and areas for
community interaction. Dwellings will front onto
this space where the topography allows this,
which is along the northern, western and southern
edges. Two walkways will connect this space with
the riverbank.
ABOVE FIG. 8-3: Precedent images for the knoll park (image ABOVE FIG. 8-6: Knoll park landscape concept (image source:
source: Boffa Miskell). Boffa Miskell).
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urbanism +
 (4) Southwestern neighbourhood park: This space,
located on a flat area of land on the edge of the
gully, will fulfil a neighbourhood park function for
the southern half of the development. It will
accommodate play facilities, and a space for
community members to interact. Views over the
vegetated gully banks will provide visual amenity.
This space will be fronted on by the dwellings along
the long western side as well as the southern side.
ABOVE FIG. 8-8: Southwestern neighbourhood park landscape

concept (image source: Boffa Miskell).
ABOVE FIG. 8-7: Precedent images for the neighbourhood

park (image source: Boffa Miskell).
 (5 and 6) Island ‘headland’ amenity reserves:

These spaces, located on the northern and
southern ends of the ‘Island’ respectively, have
been selected as they provide opportunities for the
celebration of their importance in the past as
strategic observation points along the river. These
spaces will provide play and community interaction
opportunities and will feature art and
interpretation elements celebrating their historic
cultural functions. They will enable attractive public
views to and along the river.
ABOVE FIG. 8-9: Northern island headland amenity reserve
 (7) Archaeological reserve: This space will be an landscape concept (image source: Boffa Miskell).
archaeological reserve. Refer to Section 6 for more
details.
 (8) Neighbourhood centre open space: This will be

a public open space associated with the Village
Centre. It will contain a mixture of paving, lawn and
planting, and will be available for community
events and social interactions by those using the
facilities in the Village Centre. It will function both
as ‘village green’ and ‘plaza.’
 There is a space earmarked for a possible active

recreation area, i.e. sports fields. Refer to the
description in Section 8.3 for more details.
ABOVE FIG. 8-10: Southern island headland amenity reserve
landscape concept (image source: Boffa Miskell).

Cross section A-A’
Cross section A-A’
Cross section C-C’

Cross section C-C’
ABOVE FIG. 8-11: Selection of cross sections illustrating design concepts for the water edge conditions (image source: Boffa Miskell).
8.2 Passive recreation areas
In addition to the above, the passive recreation areas also comprise the Waikato River and gully edges. Along these
open space edges a public corridor will be established to accommodate a shared cycling and walking route that has
the potential to connect with the Te Awa River Ride, as explained above. Existing vegetation will be largely retained
and enhanced. As the river banks are steep in most places, the exact location for the paths will vary in elevation and
distance from the street. However, frequent connections, sometimes in the form of a spur, will be established
between the street network and the recreational route along the river and gully in order to optimise access to these
assets for all residents. Detailed design measures will address accessibility, safety and security aspects. For further
details on passive movement see Section 11 Movement.
8.3 Active recreation area
The masterplan allows for the accommodation of a 7ha sports field facility in the southwest of the Site, in line with
the Peacocke Structure Plan, and assuming Hamilton City Council can meet the timing in respect of its long-term
funding for purchase, development and maintenance of the proposed sports park. Although the masterplan contains
urban blocks and residential lots in this area, these can be replaced by a sports fields area, as identified in the
Structure Plan. This would contain four sports fields and hard courts for the various codes, club and changing rooms,
and a car park. The location is selected based on its relatively flat landform, reducing the need for earthworks and /
or large retaining structures required to create level playing fields. Also the location in close proximity to Peacockes
Road has been a key consideration for making the facility accessible for the wider Peacocke community.
Streets on all edges of the fields would result in a truly public space with views onto it from the surrounding streets.
On the northern, southern and half of the eastern sides, dwellings will front, across the street, onto the sports fields.
This will further enhance passive surveillance. It could also be considered an attractive interface for the residents,
and a point of difference for property sales.
PAGE 53
urbanism +
LEGEND
Indicative site
boundary
Reserves
Amenity and buffer
planting
Flat to gently rolling
areas of grass usable
space
Gully slope planting
Gully minor valley tree
fern & Nikau planting
Riparian planting (20m
corridor)
Existing river and gully
vegetation
RIGHT FIG. 8-12:

Waikato River edge
and gully existing
vegetation and
proposed planting
(image source:
Boffa Miskell).

References
 Appendix I: Integrated Transport Assessment.

 Objective 3.4.1.1: Protect and enhance significant natural areas.
 Objective 3.4.1.11: Locate large recreation areas on flat sites at the periphery of dense urban areas.
 Objective 3.4.1.13: Create a continuous network of open space.
PAGE 55
urbanism +

Water flows are absorbed to ensure clean
streams and rivers.
SECTION 9 - THREE WATERS
The approach to three waters; storm water, waste water and potable water supply is as follows:
 All infrastructure will be efficient and easy to maintain.

 Storm water areas are integrated within the streetscape and designed to provide residential amenity.
 Large storm water treatment areas, such as ponds, are avoided.
 Possible negative impacts of above-ground waste water infrastructure are avoided.
9.1 Storm Water
The masterplan design is based on storm water runoff minimisation in the first instance, and then treatment within
the road reserve. This will be achieved by Bio Retention Devices which will collect and treat storm water run-off.
Figure 9-1 shows the locations of these Bio Retention Devices throughout the masterplan. It should be noted that
these areas are widely distributed throughout the Site, while a greater concentration of these is aimed for along the
western side of the north-south Local Road acting as the ‘spine’ for the street network. In response to storm water
requirements, direct property access (and therefore interruption of the zone Bio Retention Devices by driveways), on
this side of the street has been minimised where possible. This has been achieved either by a side-on layout or the
introduction of rear lanes.
As explained under the description of the street cross sections (Section 11.4), in each street there will be a finely
balanced combination of on-street parking, street trees, and Bio Retention Devices adjacent to the carriageway. in
the Local Roads and most Minor Local Roads, this zone will be located on either side of the carriageway. In some
Minor Local Roads and in the Park Edge Road this zone will be on one side of the carriageway.
9.2 Pump Stations
Wastewater pump stations will be located as depicted on Figure 9-1. These locations have been selected based on
waste water requirements, combined with urban design considerations, including the following:
 Avoiding interruption of important views;

 Avoiding prominent and highly visible locations;
 Avoiding locations immediately adjacent to residential lots, but instead providing a buffer in the form of a
public street; and
 Minimising negative impacts on the amenity of public open spaces.
9.3 Water Supply
All residential lots and other uses within the masterplan area will be connected with the public potable water
reticulation.
References
 Appendix L: Wastewater Disposal Report.
 Appendix M: Bulk Water Supply Report.
 Appendix N: Sub-Catchment Integrated Catchment Management Plan.
 Appendix O: Infrastructure Report.

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urbanism +
LEGEND
Storm water
Overland flow paths
Bio-retention devices
located between
parking bays
Wastewater
Pump station
Minor pump station
Land use
Residential
Village centre
Public open space
River
RIGHT FIG. 9-1: Storm

water approach and
wastewater pump station
locations.

All development respects soil conditions, in
housing areas, parks and reserves.
SECTION 10 - GEOTECHNICAL
The existing soil conditions and response to these conditions are as follows:
10.1 Existing Soil Conditions
The existing soil conditions predominantly consist of sandy silts along the length of the Site with some presence of
sand / clay material in the higher land closer to Peacockes Road. There are bands of sandy material throughout the
Site. The presence of thin layers of clay material across parts of the Site result in some areas with a perched
groundwater table.
The soils have been confirmed to have high soakage characteristics across the majority of the Site.
The presence of existing steep slopes on the side of the Waikato River along much of its length and on the sides of
the main gully system separating The Island, results in some areas of potential instability on the Site. This potential
instability is also influenced by the nature of the sandy soils and the presence of groundwater in parts of the exposed
slopes. Slope stability analysis of the Site has identified specific areas where development should be avoided (areas
indicated in pink in Figure 10-1) and areas where some geotechnical engineering remedial measures will be
required to achieve stable ground suitable for development (areas indicated in yellow in Figure 10-1).
10.2 Response to Soil Conditions
The presence of the sandy soils on the Site has enabled the design of the development to proceed with confidence
that there are not large volumes of unsuitable soils on the Site that would otherwise require relocating into
undeveloped open areas or removal from the Site. This has allowed the design to create the open areas with minimal
earthworks alteration, and thus reduce the extent of change to the natural character of the Site in the open space
areas.
The high soakage characteristic of the soils has assisted the design to utilise low impact storm water disposal to
ground and thus avoid large piped outlets around the Site.
The design of the development has avoided the areas where the risk of slope instability is high or is unable to be
remediated by reasonable engineering solutions. These areas have been incorporated into the open space areas and
add to retaining the natural character of the Site.
References
AMBERFIELD PEACOCKE RESOURCE CONSENT APPLICATION FOR SUBDIVISION AND ASSESSMENT OF ENVIRONMENTAL EFFECTS:
 Appendix J: Geotechnical Assessment.
PAGE 59
urbanism +
RIGHT FIG. 10-1:

Development response to
the geotechnical conditions.

A safe, connected and legible movement
network.
SECTION 11 - MOVEMENT
The movement system integrates vehicle, bus, cycle, and pedestrian movements. The street network does most of
the work, as all streets will accommodate vehicular, cycle and pedestrian movement. A separate system of
recreational walking and cycling connections will run along the riverbank and along the central gully.
The aims for the movement network include the following:
 An efficient movement network that is integrated with land uses, is legible, and has a high degree of
connectivity.
 Liveable streets that balance pedestrian, cycle and vehicular demands.
 The promotion of community life and safety through strong visual connections between buildings, streets,
and public spaces.
 Early consideration of rubbish removal and access by emergency and service vehicles.
11.1 Public Transport
Peacockes Road performs the main north-south movement function and provides the connection to adjacent areas
and the wider network. Peacockes Road will accommodate a bus route and bus stops in locations yet to be
determined. Due to the Site being long and narrow, the majority of the dwellings will be within walking distance
from Peacockes Road. The area to the east of the gully may however be at too great a distance for a convenient walk
to a bus stop on Peacockes Road. For this reason, and to provide a convenient turn-around for buses, the street
network has been future-proofed to possibly accommodate a bus looping through the area to the east of the gully
(refer to Figure 11-1). As outlined above, the ‘Local Road with Cycle Lanes’ will have a wider carriageway due to the
presence of cycle lanes, which will allow for buses as well as cyclists.
11.2 Connectivity with Peacockes Road
The proposed street network allows for nine vehicular intersections with Peacockes Road at regular intervals (refer
to Figure 11-1). The spacings between these comply with Council requirements for connections to minor arterial
roads, which is the classification for the northern part of Peacockes Road, up to the area earmarked for the
neighbourhood centre. One of these connections is for the neighbourhood centre ‘main street’, for which the exact
location is not part of the subdivision application. These vehicular connections allow for dispersal of traffic across the
movement network and direct access to all parts of the Site.
Additionally, two streets will run up to Peacockes Road, but connect only for pedestrians. These connections, one in
the north and one in the south, are aligned with access to the streets along the river and gully edges respectively,
and provide pedestrians with east-west connectivity at a finer-grain than vehicular traffic. An added benefit is that
these streets will also provide visual connections from Peacockes Road into and through the Site. Further, three short
dead-end streets are included in the movement network in locations where the requirements for the minimum
distance between connections to Peacockes Road did not allow a connection, but the lot layout required access.
Complying turning heads for trucks are included at the termination of these five streets that do not connect through
to Peacockes Road. These turning heads will contain generous areas of planting to provide visual amenity for the
surrounding dwellings. In the case of the two streets running up to Peacockes Road these planted areas will provide
a visually attractive interface with this road, and convey a positive message of the quality of the living environment
created on the Site.
As a result of lots fronting onto Peacockes Road (as discussed in detail in Section 5 The Living Environment),
individual driveways will connect onto Peacockes Road, and kerbside parking will be provided, resulting in ‘friction’
and therefore an appropriate degree of traffic calming.
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urbanism +
LEGEND
Bus route on
Peacockes Road
Possible bus route
Southern Links
proposed arterial
Vehicular entrances
Pedestrian and
informal cycling
connection
Indicative main street
Proposed streets
RIGHT FIG. 11-1: Connections

with Peacockes Road, and
possible bus route.

11.3 Street Network
The street network will be laid out in a deformed grid pattern, resulting from the ‘natural and historic’ north-south
connections combining with the ‘urban’ east-west connections (refer to ‘Conceptual framework’ in Section 3.2). This
grid pattern provides for a highly connected network that will be efficient and legible, as connections between
destinations will be direct and as short as possible.
Multiple cross intersections will be provided, to further assist with legibility. Detailed design includes small off-sets in
the carriageways of the give-way legs of the intersection, in order to signal the priority situation and avoid conflict
between crossing vehicle movements. In four instances these cross intersections will take the form of a roundabout,
due to the function of the streets involved.
In the three locations where streets meet the proposed ‘Island Headland Amenity Reserves’ (refer to Figure 11-4),
small triangular spaces are proposed in the centre of the road reserves, forcing the street to widen as these
approach these reserves on the northern and southern tips of the Island. The function of these spaces is to visually
reduce the length of the streets leading to the reserves, and open up the corridor so as to increase the area from
which the river is visible and to enhance the experience of these views.
11.4 Hierarchy
The internal street network will have a ‘flat’ hierarchy of local

roads (refer to Figures 11-4 and 11-8). This is due to the high
degree of connectivity and therefore dispersal of traffic, and
the long and narrow shape of the Site defined by the river to
the east and Peacockes Road to the west. It consists of two
types of local streets (cross sections Figures 11-2 and 11-3),
and three types of minor local streets (cross sections Figures
11-6 to 11-8).
Local Road
The Local Road will run from north to south, one block east of
Peacockes Road. It will connect the various neighbourhoods
and the neighbourhood centre, and intersect with the
majority of the east-west streets, of which most will be Minor
Local Roads. The Local Road will provide direct property
access, although in several locations the lots on the western
side of the street have been designed in such a way that
access will be from side streets or the rear. This is to limit
driveways interrupting the continuity of the storm water
zone. The overall width of this street type will be 20m and its
cross section will comprise the following elements:
ABOVE FIG. 11-2: Cross section of Local Road.
 Two 3m wide general travel lanes in the centre.
 Two parking / tree / storm water zones on either side
of the carriageway, 3.5m in width on the western side
(designed to fulfil an extensive storm water role), and
2.5m in width on the eastern side.
 Two 2.5m wide footpaths on the outside of the
parking / tree / storm water zones.
 Two 1.5m wide berms between the footpath and the
property boundary. These berms will contain
underground services.
Local Road with Cycle Lanes

Five Local Roads with Cycle Lanes will connect between
Peacockes Road (which will feature an off-street shared (cycle ABOVE FIG. 11-3: Cross section of Local Road with Cycle Lanes.
and pedestrian) path), and the recreational cycling and
PAGE 63
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LEGEND
Peacockes Road and
Proposed East-West
Arterial
Local road: 20m
Local road with cycle
lanes: 20m
Other streets
Triangular medians
where streets meet
‘Island Headland
Amenity Reserves’
RIGHT FIG. 11-4: Network of

Local Roads.

walking routes along the river and the gully. This street type
will loop through the island. This is to make allowance for a
possible bus route through the island, as this street type is
also suitable for the accommodation of buses, due to the
wider carriageway. The Local Road with Cycle Lanes will also
provide direct property access. Its overall width will be 20m
and its cross section will comprise the following elements:
 Two 3m wide general travel lanes in the centre.

 Two 1.8m wide cycle lanes adjacent to the travel
lanes.
 Two 2.2m wide parking / tree / storm water zones
adjacent to the travel lanes.
ABOVE FIG. 11-5: Cross section of Minor Local Road (parking both
Minor Local Road (parking both sides) sides).
The Minor Local Road with parking on both sides is widely
applied through the street network. It will mainly provide
property access and will have a very limited through-traffic
function. Its overall width will be 16.4m and its cross section
will comprise the following elements:
 Two 2.8m wide general travel lanes in the centre.

 Two 2.4m wide parking / tree / storm water zones
adjacent to the travel lanes.
Minor Local Road (single parking lane)

The Minor Local Road with parking on only one side will be
used mainly for short dead-end streets. Its main function will ABOVE FIG. 11-6: Cross section of Minor Local Road (single parking
lane).
be to provide property access. Its overall width will be 14.1m
and its cross section will comprise the following elements:

 One 2.5m wide parking / tree / storm water zone
adjacent to the travel lanes on the side of the street
where the storm water function is most required and
fewer driveways will interrupt the continuity of this
zone.
Minor Local Park Edge Road

The Minor Local Park Edge Road will be applied to locations ABOVE FIG. 11-7: Typical cross section of Minor Local Park Edge
along public open spaces, most notably the river bank and Road. Note that in areas where an off-street shared path cannot be
accommodated the 2m footpath is replaced by a 3m shared path.
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urbanism +
LEGEND
Peacockes Road and
Southern Links
Minor local road: 16.4m
Minor local road (single
parking lane): 14.1m
Minor local park edge
road: 13.5m
Other streets
RIGHT FIG. 11-8: Network of

Minor Local Roads.

the gully edges. As it will be a street with properties on only one side, the traffic volumes will be relatively low. The
main function of this street type is to provide property access on one side and a public interface to the parks,
riverbank, and gully edges on the other side.
Its overall width will be 13.5m and its cross section will comprise the following elements:

 One 2.9m wide parking / tree / storm water zone adjacent to the travel lanes on the side of the public open
space where the storm water function is most required and no driveways will interrupt the continuity of this
zone.
 A 2.0m wide footpath adjacent to the parking / tree / storm water zone on the side of public open space. In
areas where an off-street shared path cannot be accommodated this footpath is replaced by a 3.0m wide path
shared between pedestrians and cyclists.
 A 1.5m wide footpath adjacent to the travel lanes on the side of the properties.
 A 1.5m wide berm between the footpath and the property boundary. These berms will contain underground
services.
11.5 Active Transport
Peacockes Road will accommodate a shared pedestrian and cycle route on its eastern side, passing along the
frontage of the Site. This route is designed to facilitate long-distance north-south movement. The eastern part of the
Site will accommodate a recreational walking and cycling route along the river, and also the edges of the gully will
accommodate walking and cycling routes (refer to Figure 11-9). These will potentially form part of the Te Awa River
Ride in the future along the Waikato River, from Ngaruawahia in the north to Karapiro in the south.
The street network has been designed to facilitate cycling on all streets. Due to the connected nature of the street
network, vehicular traffic will be dispersed over the network, resulting in traffic volumes that will be low enough for
safe cycling conditions on the general travel lanes mixed with vehicles. However, in order to facilitate even more
convenient and safe connections between the shared path along Peacockes Road and the recreational routes along
the river and the gully, on-street dedicated cycle lanes of 1.8m width are proposed on five key east-west streets
(refer to Figures 11-3 and 11-9). For the following reasons on-street cycle lanes instead of cycle lanes on the side of
the footpath are opted for:
 The subject streets will have relatively short lengths and therefore a relatively high frequency of intersections,
for which complicating arrangements are required in the case of cycling along the footpath.
 Cycling will take place on the side of the parked cars where drivers expect traffic.
 Conflicts between parked cars and cycling on the footpath are avoided.
The street network has been designed to facilitate walking along all streets. All typical street cross sections will have
a footpath of at least 1.5m, and in some instances 2.0 or 2.5m in width. In most cases the parking / tree / storm
water zone will provide a buffer between the pedestrian and moving vehicles. Supplementing the pedestrian
network along streets will be the recreational routes along the river and the gully, and the two non-vehicular
pedestrian connections to Peacockes Road, all discussed above. Additionally, in the northern part of the Site there
will be four midblock walkways. These will provide additional permeability through the relatively long blocks, and
connectivity to and from public open spaces in locations that are too steep for a street connection. These
connections have been designed as 10m wide corridors with good visibility from the street network, in order to
optimise safety. Detailed design measures including lighting, vegetation, materials, and possible other furniture will
have to supplement this.
References
AMBERFIELD CONSENT APPLICATION FOR SUBDIVISION AND ASSESSMENT OF ENVIRONMENTAL EFFECTS:
 Appendix I: Integrated Transport Assessment.

 Objective 3.4.1.4: Integrate movement routes with surrounding neighbourhoods.
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LEGEND
Shared path on Peacockes
Road
Cycle lane in road reserve
Shared path in park or
esplanade reserve (or as part
of the Minor Local Park Edge
Road in locations where an
off-street path cannot be
accommodated)
Low speed cycle friendly
street without cycle lanes, as
these will clash with high
pedestrian use
Alternative external cycle
links to consider
Significant natural areas
10m wide mid-block walkway
RIGHT FIG. 11-9: Cycle

network.

Balance lot concepts that are compatible with
the masterplan for the main part of the Site.
SECTION 12 - BALANCE LOTS
As explained, as a result of the subdivision there will be balance lots created (refer to Figure 12-3). These areas have
been considered at a conceptual level in order to ensure that these areas will be capable of future development. The
final subdivision layouts for those areas will be developed at a later stage and will be subject to separate resource
consents and more detailed design consideration.
12.1 West of Peacockes Road
This is a relatively steep parcel of land, and therefore engineering constraints will likely to a large extent influence
what can happen on this land. This balance lot will likely accommodate relatively large residential lots accessed off a
new road intersecting with Peacockes Road (refer to Figure 12-1).
12.2 South of Stubbs Road
Also this land is relatively steep, and therefore engineering constraints will likely to a large extent influence what can
happen on this land. Allowance has been made in the masterplan for two future street connections from Stubbs
Road into this area, while other access will be off Peacockes Road. A connected street network is likely possible as
per the layout indicated (refer to Figure 12-2).
References:
ABOVE FIG. 12-1: Concept layout for the balance lot west of ABOVE FIG. 12-2: Concept layout for the balance lot south of Stubbs
Peacockes Road. Road.
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ABOVE FIG. 12-3: Masterplan with concept layouts for the balance lots (marked in red) west of Peacockes Road and south of Stubbs Road.

A flexible strategy that can respond to market
changes and minimises disturbances during
construction.
SECTION 13 - STAGING
The approach to the staged development of the Site has been as follows:
 All stages will contain a mixture of lot sizes and types.

 Undertaking ongoing construction in such a way that residents of the early stages will not feel they are living
on a building site, as construction access from Peacockes Road will be via routes not yet developed, instead of
through newly constructed residential neighbourhoods.
 Potential to stage higher density units, as the market dictates demand.
13.1 The Indicative Staging Plan
The development of the Site will be undertaken in several stages. It is intended to commence development in the
north of the Site, with the ‘Island’ second, and the last of the residential development adjacent to the
neighbourhood centre.
It is intended that the first stage will be developed from the northern entrance street. From this street several
clusters of different lot size categories located along this street or side streets can be pursued at different
development speeds in order to respond to market conditions.
13.2 Adaptability
Blocks and lots have been designed with dimensions that allow for adjustments to lot sizes at a later stage, in order
to respond to changing market conditions. As outlined above, this applies particularly to the component of medium
density housing. Lots of 9 or 10m wide by 24m deep have been included in the masterplan design. In the subdivision
application two or three of these lots have been combined into parent lots that can later be combined and possibly
re-subdivided into wider lots, e.g. 12m, or conversely, narrower lots of e.g. 8m in width to allow for a row of
terraces.
References:
 Objective 3.4.1.14: Regenerate existing suburbs through shared amenities.
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An approach that embraces Hamilton City
Council’s vision.
SECTION 14 - DISTRICT PLAN COMPLIANCE
Amberfield information requirements for the Urban Design Report from the Hamilton City Operative District Plan.
14.1 Relevant Information Requirement Provisions
Provision Details Required for Information location in this

application report or the application
APPENDIX 1.2 INFORMATION REQUIREMENTS
1.2.1 All Applications
1.2.1 d) Site plan/s. Subdivision Sections 3.4 to 3.8.
1.2.2 Additional Information Requirements
1.2.2.1 General
1.2.2.1 How the proposal will promote any design Subdivision Sections 2.2, 3.3, 4.5, 5.9,
General a) guidance referenced in the District Plan. and 13.2.
iii.
1.2.2.2 Subdivision
1.2.2.2(b) viii. Existing trees and other vegetation proposed Subdivision See application Appendix E:
Scheme Plan for retention or removal. Landscape and Visual
Assessment.
1.2.2.2 (c) The site analysis shall identify, and where Subdivision Sections 4.3, 6 and 8.
Site Analysis relevant provide detail of, how the proposed
(AEE) subdivision addresses (avoids, remedies or
mitigates) adverse effects (on and or from), or
where possible enhances (the values of):
viii. Reserves, parks and open space.
xiii. Impacts on community facilities.
xiv. Surrounding character.

1.2.2.2 (d) A Subdivision Concept Plan is made up of the Subdivision and See the following three
Subdivision following components, which are described masterplan rows of this table.
Concept Plan further below.
Context Analysis Plan
Site Analysis Plan
Concept Plan
1.2.2.2 (d) i) A context analysis plan identifies the constraints Subdivision and Sections 2, (in particular
Context and opportunities within the wider site context masterplan 2.6), and 3.4.
Analysis Plan (minimum 800m radius from the site); and helps
to establish how development of the site either
mitigates (constraints) or maximises
(opportunities) these elements. The elements to
be considered include but are not limited to:
a) The wider transport network both existing
and proposed, identified within the Structure
Plan and Transport Corridor Hierarchy Plan
(transport corridors, cycle and pedestrian
routes).
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1.2.2.2 (d) i) b) Opportunities to connect and integrate with Subdivision and Continued, see previous
Context adjacent transport networks. masterplan page.
Analysis Plan
c) Existing and planned:
i. Open spaces, parks, and green linkages.
ii. Local centres, community facilities (e.g.
schools, parks), passenger transport and direct
routes to these.
iii. Residential areas, surrounding subdivision lot
density, housing typologies or styles, parks and
networks.
d) Existing infrastructure and reticulated

services (including overhead transmission lines),
available connections and capacity.
e) The form and scale of the built and natural

environment.
f) The amenity and character of the wider area.
g) Notable natural (e.g. significant trees),

heritage and cultural features.
h) Landscape or landform features such as

wetlands, streams, rivers, vegetation.
i) Significant views and aspects.

1.2.2.2 (d) ii) As in 1.2.2.2 (c) above. Subdivision and Sections 2.3, 2.4 and 3.4.
Site Analysis masterplan
Plan
1.2.2.2 (d) iii) The concept plan shall be prepared once the Subdivision and Sections 1.4, 3.4, 11 and
Concept Plan context and site analysis plans have been masterplan 13.2.
completed and there is a good understanding of
the opportunities and constraints within the See application Appendix E:
site and the wider neighbourhood. Landscape and Visual
Assessment.
a) A subdivision concept plan shall specifically
include the following information.
ii. The location and dimension of public
reserves.
iii. The location and dimension of shared-use
pedestrian/cycle accessways.
iv. The intended use of each lot in the
subdivision will integrate with all neighbouring
sites either as already developed or as
proposed in accordance with existing resource
consents.
b) In preparing the concept plan the assessment

criteria in Appendix 1.4.1.3 shall also be
considered.

1.2.2.2 (d) iii) c) Concept plans within the Peacocke Structure Subdivision and Continued, see previous
Concept Plan Plan Area shall be prepared in accordance with masterplan page.
the neighbourhoods identified in Appendix 2.3.
d) All concept plans shall be prepared by the

applicant in consultation with Council officers as
necessary and other stakeholders prior to
completing detailed subdivision proposals for
the resource consent. Council officers shall use
the concept plan to assess the subdivision
application and will as necessary require
compliance with concept plan for subdivision
through conditions of consent and consent
notices.
1.2.2.3 Master Plan for Peacocke Character Zone Neighbourhoods
1.2.2.3 a) The Master Plan will need to outline the street Required for Section 11.
Transport pattern as well as set out the street typologies subdivision
Network that will be used in the development, the (1.2.2.14) See application Appendix I:
pedestrian and cycle network and how this links Addressed in Integrated Transport
with the City’s/area’s transport network and 1.2.2.2(b) xxii, Assessment.
open space network. As part of the Master Plan xxiv; 1.2.2.2(c)
a broad Integrated Transport Assessment will vii, viii, x, and
be required (refer to Appendix 1.2.2.14). within an ITA.
Masterplan
requirement.
1.2.2.3 c) The Master Plan will need to identify the Subdivision Section 7.
Natural natural and ecological systems within the area (addressed in
Environment and demonstrate how these areas have been subdivision See application Appendix G
Network either integrated into the urban design or how Context and H: Terrestrial and
they are to be protected. The integration of the Analysis Plan), Freshwater Ecological
natural environment into the urban form has and masterplan Assessment.
strong links to how the open space system is
developed and the establishment of the land
use patterns.
1.2.2.3 d) The Master Plan will need to demonstrate how Subdivision Sections 8, and 11.5.
Open Space the open space links with the natural (addressed in
Network environment, the Waikato River esplanade, the subdivision See application Appendix E:
transport network, and land uses; how the Context Landscape and Visual
pedestrian and cycle networks have been Analysis Plan), Assessment.
integrated into the open space network and and masterplan
river esplanade.
1.2.2.3 e) The Master Plan will need to identify the Subdivision and Sections 3.4 to 3.8, 5 and
Land Use location of commercial and community facilities masterplan 11.
as well as residential densities. It will need to
also develop the street pattern taking into
account the open space, natural environment
and transport network. The street pattern will
also need to take into consideration the
development principles set out in the structure
plan and the transport corridor hierarchies.
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urbanism +
1.2.2.3 f) The approach proposed for the urban form of Subdivision and Sections 3.1 to 3.3, 5.2, 5.3,
Detailed the neighbourhood will need to be developed. masterplan 5.7, 5.8, 5.9 and 13.2.
Development This will demonstrate the urban design and
Response architectural responses to the opportunities
and constraints within the neighbourhood and
will need to consider the design guides set out
in Appendices 1.4.1, 1.4.2 and 1.4.3.
1.2.2.4 Landscaping Plan
1.2.2.4 See application Appendix E:
Landscaping Landscape and Visual
Plan Assessment.
1.2.2.14 Integrated Transport Assessment
1.2.2.14 See application Appendix I:
Integrated Integrated Transport
Transport Assessment.
Assessment

14. 2 Appendix 1.4 Design Guides
Criteria Details Criteria Comments

fulfilled
APPENDIX 1.4.1 SUBDIVISION DESIGN GUIDE
1.4.1.3 General Design Guidance
Design a) Public open spaces should be bounded by Yes Public open spaces are bounded
Element 1: public transport corridors where possible (refer by transport corridors where
Public Figure 1.4.1a). possible. Each public open space
Interfaces has road boundaries on some
b) Where a transport corridor boundary is not edges.
practicable, private-way boundaries with public
open spaces should be provided to ensure that Please see Sections 8 and 11 of
buildings front on to public open spaces (refer this report.
Figure 1.4.1b).
c) Private ways where abutting public open

spaces should ensure sightlines to the public
open space via permeable fencing (see rule
15.4.6).
Design Pedestrian accessways should: Yes, Passive surveillance over
Element 2: where pedestrian accessways will be
Pedestrian a) Be designed in a manner consistent with applicable facilitated.
Accessways CPTED principles – facilitating passive
surveillance and adequate lighting where Please see Sections 3, 4, 5 and 11
appropriate (refer Figures 1.4.1e and 1.4.1f) of this report for pedestrian
accessways.
b) Include clear and coherent direction signs.
Lighting and signage to be
c) Be of an easy gradient and where possible considered at a later stage.
avoid the need for steps
Design a) All public open spaces should be of an Yes A range of public spaces with
Element 3: appropriate size and dimensions to allow for differing functions are integral to
Public Open their anticipated primary function. Land to be the masterplan.
Spaces vested as public open space will be accepted by
the Council only if it is suitable for the intended The function of each space has
functions. determined the character and
presence of natural and built
b) Subdivision layout should provide, where elements. Functions include
appropriate, opportunities for connections that ecological, stormwater and
support the integration of pedestrian and cycling passive or active recreation.
networks within and between the transport and
open space networks (refer Figure 1.4.1g). Opportunities for walking and
cycling through and/or alongside
c) Public open spaces should be designed in a public open spaces are provided.
manner consistent with CPTED principles. Paths are accessible and well-
connected.
d) All public open spaces should:
i. Incorporate natural features that contribute to Please see Sections 3.4 to 3.8, 4.2,
the functioning of ecological corridors, transport 8 and 11.5 of this report, and
corridors and stormwater functions, where application Appendix E:
relevant. Landscape and Visual
ii. Look to incorporate existing trees and features Assessment, which contains
of interest (natural and cultural). greater detail on open spaces.
iii. Provide recreational amenity .
iv. Contribute to the development of a coherent
open space network.
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fulfilled
Design v. Be easily accessible where appropriate for all Continued, see previous page.
Element 3: aspects of the community.
Public Open vi. Be provided as identified on any relevant
Spaces Structure Plan.
e) Walking and cycle paths should be provided

where appropriate within the public open space
network and should be well connected:
i. Through the public open space network.
ii. With adjacent streets.
iii. With other open spaces, community facilities
and any other likely destinations.
f) The provision of public open space under high-

voltage transmission lines will be considered on
a case-by-case basis having regard to the
appropriate use of the land.
g) Neighbourhood parks should be reasonably

flat and be designed and located to provide a
focal point for a neighbourhood (refer Figure
1.4.1h).
h) Where required, car parking should be

accessible, appropriately landscaped and
designed so that traffic movement can occur in a
safe and efficient manner.
Design a) The proposed transport network layout Yes The transport network has been
Element 4: should: designed to create a safe and
Transport i. Create sufficient separation distances and efficient network for all modes of
Network space to provide for safe vehicle access to and transport. It connects to the future
Layout from the transport network. Southern Links network, designed
ii. Where possible avoid the need for direct to accommodate future urban
vehicle access from allotments on to the growth.
strategic or arterial transport network.
iii. Minimise local transport corridor connections Essential vehicular, cycle and
to arterial or strategic transport corridors. pedestrian entrance points to the
iv. Protect, provide for and be integrated with Site have been identified along
any planned transport corridors identified in Peacockes Road.
Structure Plans or by designations.
v. Create an accessible, walkable neighbourhood There is a ‘flat’ hierarchy of local
by: roads, as the high connectivity will
Providing a highly connected network of lead to a dispersal of traffic.
transport corridors that enables relatively direct Rather than indicating hierarchy,
trips in and between neighbourhoods and to the use of landscaping and lane
local activity points (such as shops, parks, widths indicate prioritised
schools and passenger transport stops). functions of the street according
Avoiding transport infrastructure designs that to the surrounding land use
disadvantage mobility impaired, pedestrians and context.
cyclists by hindering their ability to move safely
and easily. Please see Section 11 of this
report for further detail, and
application Appendix I: Integrated
Transport Assessment.
fulfilled
Design vi. Provide links for pedestrians and cyclists and Continued, see previous page.
Element 4: use of passenger transport for daily activities
Transport that create an attractive, friendly, efficient,
Network connected, safe and accessible environment.
Layout vii. Enhance personal safety and perceptions of
safety and minimise potential for crime,
vandalism and fear.
viii. Avoid large blocks as these increase the trip
lengths between points reducing connectivity,
accessibility and the attractiveness of walking or
cycling.
ix. Unless physically constrained avoid culs-de-
sac and other layouts that reduce transport
network connectivity.
x. Provide for strong connections to existing,
committed and proposed development in
adjacent areas, to help with connection and
integration.
b) In accordance with the transport corridor

hierarchy, the layout should provide a logical
and legible network of connected transport
corridors, these corridors should:
i. Contribute to a transport network that is
accessible for the whole community by
maximising connections and opportunities for
route and mode choice.
ii. Provide local or collector transport corridors
for safe property access.
c) The hierarchy of transport corridors should be

reinforced by incorporating design elements
appropriate to the transport function and
surrounding land use (guidance is available in
Appendices 15-5 and 15-7). This may include
using landscaping, street materials, and space
allocation (e.g. carriageway widths) to signal
changes in hierarchy that directs through-traffic
to and along higher-order transport corridors
and encourages lower speeds in residential or
pedestrian-oriented environments.
d) When considering layouts that connect to

existing areas the effects of that connection,
such as increased traffic volumes, should be
compatible with the form and function of the
existing transport network and the surrounding
land use.
Design a) Subdivision layout should seek to provide Yes Some clusters of mature trees are
Element 5: opportunities for retaining existing mature trees. to be retained.
Landscaping
and Please see application Appendix E;
Vegetation Landscape and Visual Assessment.
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fulfilled
Design b) Streetscape should reflect the functions and Yes The streetscape character reflects
Element 5: characteristics of the road type in the network the functions and character of the
Landscaping with larger, uniform and more formally street.
and organised trees on major transport corridors and
Vegetation smaller, less-regimented variation along local Please see application Appendix E:
streets. Landscape and Visual Assessment.
1.4.1.4 General Residential Zone
Design a) Where possible blocks should be no more Yes The majority of the blocks are
Element 1: than two allotments deep (refer Figures 1.4.1i perimeter blocks no greater than
Block and and 1.4.1j). two lots deep. There are some
Allotment exceptions to this, where the
Layout and b) Allotments should be orientated so that topography and geometry
Orientation dwellings can be located in a manner where necessitated some rear-lots and
their front door and main living area face the short cul-de-sacs to provide access
adjacent transport corridor – rear sites should to some lots.
generally be avoided (refer Figure 1.4.1k).
Block and lot orientation are
c) Block length should be limited to ensure high designed to maximise sunlight and
levels of accessibility and connectivity. daylight, with roads aligned north/
south, and lots east/west, where
d) Blocks and allotments should be designed to possible. The front door and main
enable good sunlight and daylight into future living areas are to face the street
dwellings. This can be achieved by: while the private backyard is
i. Aligning roads north/south and allotments located away from the street.
east/west where possible.
ii. Providing south-facing allotments with north- Cul-de-sacs have been used in
facing backyards for outdoor living. several blocks adjacent to
iii. Ensuring sunlight access to transport Peacockes Road to obtain a
corridors, including the selection of trees to balance between providing
allow sunlight to penetrate through winter. entrances to the Site off Peacockes
Road and efficient use of the land.
e) Through allotments should be avoided (refer The cul-de-sacs are free of private
Figure 1.4.1m). ways.
f) Culs-de-sac should be avoided where possible. Please see Section 5 of this report.
Where they are proposed as part of a
subdivision, the applicant shall provide:
i. Justification and reasons why a more
integrated movement network cannot be
provided.
ii. How the proposal manages to achieve
appropriate connectivity and accessibility.
g) Where they cannot be avoided, culs-de-sac

should be straight and short (unless physically
constrained for example by topography,
infrastructure or geotechnical factors) (refer
Figure 1.4.1n).
h) Where culs-de-sac cannot be avoided, they

should, where appropriate, provide pedestrian
and cycle links to other streets and/or open
spaces at their heads to create connectivity and
accessibility (refer Figure 1.4.1o)

fulfilled
Design i) More than one private-way accessing on to a Continued, see previous page.
Element 1: cul-de-sac should be discouraged where
Block and possible.
Allotment
Layout and Where this is proposed, the applicant shall
Orientation provide justification and reasons showing how
the proposal will achieve appropriate
connectivity (including safe pedestrian access),
how CPTED principles, visitor parking,
emergency access and refuse collection are
addressed.
APPENDIX 1.4.2 RESIDENTIAL DESIGN GUIDE (RESIDENTIAL AND SPECIAL CHARACTER ZONES)
1.4.2.3 Site a) To ensure good overall design outcomes, the Yes Lot sizes and shapes have been
Size and site should be of an appropriate size to designed to enable standards in
Dimensions accommodate the proposed number of the urban design guidance to be
residential units and ancillary spaces, such as car complied with.
parks and outdoor living areas.
Please see Sections 5.3 to 5.9 and
b) Where possible, the site should have an 11.
adequate length of transport corridor frontage
to allow residential units to be oriented parallel
to the transport corridor (refer Figure 1.4.2a).
1.4.2.4 a) Where appropriate, the site layout and Yes The lot layout, dwelling design and
Interface building design should promote passive urban design guidance ensure
Between surveillance of adjoining or adjacent public passive surveillance from the
Public and spaces (including transport corridors). majority of lots.
Private Land
b) To achieve this, the following aspects need to Please see Sections 5.3, 5.8 and
be considered: 5.9.
Where possible, ensure units have a public front

and a more private side or rear.
Promote a clear definition between public, semi-
private and private spaces through the use of
design features which may include low boundary
walls and landscaping as appropriate.
Avoid bland, featureless elevations, high blank
walls and non-permeable fencing.
Where possible, orientate habitable rooms,
balconies and entrances towards the public
space (including transport corridors - refer
Figure 1.4.2b, c and d).
1.4.2.5 a) Buildings should be oriented and located to Yes The urban design guidance in
Building allow adequate daylight and sunlight to reach Section 5.9 includes building
Orientation principal living rooms and outdoor spaces. orientation and density and refers
and Siting to this section, and further
b) Buildings should be positioned to minimise guidance.
overshadowing of adjoining buildings or private
outdoor spaces.
c) Buildings should be oriented, sited and

designed to accommodate outdoor living areas,
service areas and storage areas as well as
permeable surfaces.
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fulfilled
1.4.2.6 a) Where possible, garages and car parking Yes The urban design guidance in
Access, should not dominate the frontage and should be Section 5.9 includes access,
Garages and located to the side or rear of the building to garages and parking and refers to
Parking reduce visual impact (refer Figure 1.4.2e). this section, as well as further
standards and guidance.
b) When locating garages and outdoor parking
spaces, consideration should be given to safety See application Appendix E:
for users. Landscape and Visual Assessment
and Appendix I: Integrated
c) Where possible, driveways should not be Transport Assessment.
located side by side. Preferably use shared
driveways to serve more than one residential
unit.
d) The design of the vehicle entry and exit to the

site should ensure safety for the residents and
pedestrians and the safe and efficient operation
of the transport network.
e) The design and landscaping of car parks

should contribute to the amenity of the
development and the safety of users.
1.4.2.7 a) When viewed from any transport corridor or Yes The urban design guidance in
External public open space, buildings should be designed Section 5.9 includes external
Appearance to create visual interest through appropriate appearance and refers to this
modulation, articulation, and architectural section.
expression (refer Figure 1.4.2f).
b) Features such as balconies, canopies, porches,

bay windows, dormers and pediments can also
be used to break up continuous building mass
and large roof forms.
c) Height should not exceed the relevant District

Plan standard unless the particular design will:
i. Contribute to identity and local character.
ii. Add interest.
iii. Where appropiate, create local landmarks.
d) Where similar buildings are grouped or joined

together, visual interest should be promoted
through high quality architectural design,
including the use of varying design features, e.g.
roof form, canopies, porches, balconies,
windows, colour and materials.
1.4.2.8 a) Private or communal outdoor living areas Yes The urban design guidance in
Private should be located either to the north, east or Section 5.9 includes access,
Outdoor west of the residential unit, readily accessible garages and parking and refers to
Living Areas from a living area within the residential unit this section, as well as further
(refer Figure 1.4.2g). The private outdoor living standards.
area may be at ground level or an upper-storey
balcony.

fulfilled
1.4.2.8 b) Outdoor living areas should be sited and Continued, see previous page.
Private designed to ensure safe use.
Outdoor
Living Areas c) Outdoor living areas should be of appropriate
size and dimensions to suit both occupancy and
residential unit type. Regard should be given to
available shared outdoor space (for multi-unit
development) and the proximity of the site to a
public open space.
d) Outdoor living areas should be should be

located and designed to achieve an adequate
level of visual privacy, protected from being
overlooked from windows and private outdoor
living areas of adjacent residential units.
Responses could include:
i. The shape and position of buildings, spaces
and windows.
ii. Varying levels.
iii. Separation distance.
iv. Screening such as hedges.
v. Offset and high sill windows.
vi. Opaque glass.
1.4.2.9 a) Where possible, existing mature trees should Yes The urban design guidance in
Landscaping be retained where they contribute to site Section 5.9 includes landscaping
and amenity. and vegetation and refers to this
Vegetation section, as well as further
b) Landscaping and vegetation should standards.
complement the layout of the site and the
buildings See application Appendix E:
Landscape and Visual Assessment.
1.4.2.10 a) Attached dwellings should be designed to Yes The urban design guidance in
Acoustic minimise sound transmission between Section 5.9 includes acoustic
Amenity residential units. amenity and refers to this section.
b) Noise-producing activities such as driveways

and/or car parks should be separated from
bedroom windows of adjacent residential units.
c) Residential units should be designed with

appropriate acoustic treatment to maintain
residential amenity.
1.4.2.11 a) Outdoor service areas should be provided for Yes The urban design guidance in
Service solid waste and recycling storage without Section 5.9 includes service areas
Areas creating adverse visual, noise or odour effects and refers to this section, as well
for residents or neighbours. as further standards.
b) The waste and recycling storage in outdoor

service areas should be easily accessible for
residents and collection agencies.
1.4.2.12 a) Water-sensitive techniques should be used Yes The urban design guidance in
Water where possible. Section 5.9 includes water
Efficiency efficiency and refers to this
section.
PAGE 83
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fulfilled
1.4.2.12 b) Sites should ensure a sufficient area of Continued, see previous page.
Water permeable surface to manage the volume of
Efficiency stormwater entering the reticulated system (e.g. See Section 9.1 and application
through stormwater collection and detention); Appendix E: Landscape and Visual
or be able to provide alternative stormwater Assessment.
solutions.
c) Landscaping should be used to minimise and

control the impacts of stormwater run-off. This
could be through use of vegetation filtration
techniques (e.g. swales and rain gardens, refer
Figures 1.4.2h and 1.4.2i) and choosing
appropriate plant species.
d) The reuse of water including grey water

should be considered and adopted where
appropriate. (Also see Waikato Regional Council
requirements.)
1.4.2.13 In addition to the above design guidelines, the N/A Not applicable in the subdivision
Integrated following should be considered when preparing application.
Residential and assessing a resource consent application for
Developme an integrated residential development:
nts
a) Developments should be designed to
minimise adverse impacts on neighbouring sites,
the streetscape and the character of the area.
b) This includes, where applicable,

consideration of building height and the impact
on views and vistas to and from the site and the
natural landform.
c) The built form should be residential in

nature and scale and where possible avoid
excessive repetition of architectural styles.
d) As much as possible, developments should

have a unique identity and sense of place whilst
respecting the character of the surrounding
context.
e) Developments should be designed in a way

that provides an appropriate level of on-site
amenity through the use of landscaping and
communal open space, building placement and
maintenance of privacy.
f) Access arrangements should be carefully

considered, including the provision of rear
access lanes and ensuring garages do not visually
dominate.
g) Developments should ensure an integrated

service space is provided and that it is easily
accessible.

fulfilled
APPENDIX 1.4.3 MEDIUM-DENSITY RESIDENTIAL DESIGN GUIDELINES
NOTE: The subdivision application does not include lots that will be developed at medium density, but the
masterplan envisages this in locations specifically earmarked. There are parent lots which can be further subdivided
in several ways which can meet the medium density guidelines below. Specific boundaries have not been
prescribed, and these further application to subdivide the parent lots will need to be assessed against this criteria
at this time.
1.4.3.3 Site a) Site coverage: up to 50%. N/A at
Coverage this stage
1.4.3.4 a) Net site permeability: at least 20% of the net N/A at
Permeable site area. The front yard requirements are to be this stage
Surfaces included in this percentage.
b) Front sites only: Permeability forward of the

building line of the dwelling planted in grass,
shrubs and trees: at least 50%.
1.4.3.5 a) Height of buildings: up to 12.5m. N/A at
Building this stage
Height
1.4.3.6 Building setback from: a) Transport corridor N/A at
Building boundary – local and collector transport this stage
Setbacks corridors: minimum distance 3m.
b) Transport corridor boundary – arterial

transport corridors
Except that any garage or carport facing the
transport corridor should be set back a minimum
of 8m: minimum distance 5m.
c) Waikato Expressway (Designation E90 and

E90a): minimum distance of: i. 35m from the
designation boundary, or ii. 40m from the actual
carriageway edge of the Waikato Expressway if:
1. The location of the carriageway within the
designation corridor of the Waikato Expressway
has been confirmed in writing by the Requiring
Authority, or 2. Construction is underway or
completed.
d) Boundary of a Comprehensive Development

Area or zone boundary: minimum distance 1.5m.
1.4.3.7 a) Rainwater storage devices for the supply of N/A at
Water non-potable water for outdoor use and indoor this stage
Manageme toilets , and for the purpose of stormwater
nt soakage or detention, should be provided.
1.4.3.8 a) The front wall of all accessory buildings that N/A at
Interface are detached (including carports and garages) this stage
Between and an integral part of the design and
Public and construction of the dwelling, should be:
Private i. Located no further forward of the front
building line of the dwelling than 0.5m if the
garage door is to face the street;
ii. Located forward of the front line of the
dwelling (but not encroaching into the front
setback) by no more than 8m if the garage door
is 90 degrees to the street;
PAGE 85
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fulfilled
1.4.3.8 b) At least one principal room should have a N/A at
Interface clear-glazed window facing the street. For corner this stage
Between sites and sites with two transport corridor
Public and frontages, this is required only on the transport
Private corridor frontage from which vehicular access is
provided.
1.4.3.9 a) All fences should have a maximum height of N/A at
Fences 1.8m except for those adjoining an open space this stage
zone (refer to 15.4.6).
1.4.3.10 a) Residential buildings should maintain an N/A at
Residential appropriate set back from the nearest part of this stage
Buildings – any other residential building, except:
Separation i. No separation is required between buildings
and Privacy that are attached.
ii. Where windows are located and designed
(including by glazing) to avoid views between
rooms in different buildings, the separation
distance could be reduced.
b) To ensure privacy, any balcony at upper-floor

level should be appropriately set back from
adjacent residential buildings. This does not
apply along a transport corridor, access way,
right-of-way, private way, access lot, or entrance
strip less than 6m wide.
1.4.3.11 a) Each residential unit, except for when a N/A at
Outdoor communal area is provided, should be provided this stage
Living Area with an outdoor living area that is:
i. For the exclusive use of each residential unit.
ii. Readily accessible from a living area inside the
residential unit.
iii. Free of driveways, manoeuvring areas,
parking spaces, accessory buildings and service
areas.
iv. Located on a side of the residential unit which
faces north, east or west.
b) Outdoor living areas for residential units to

have areas and dimensions as follows.
Residential Units Outdoor Shape
living area
per unit
i. Single 40m² Capable of containing

dwellings, a 6m-diameter circle
duplex dwellings
and dwellings in
comprehensive
residential
developments
ii. Ancillary 12m2 No dimension less

residential units than 2.5m
iii. Apartments 12m2 No dimension less

than 2.5m

fulfilled
1.4.3.11 c) The outdoor living area for an ancillary N/A at
Outdoor residential unit should be separate from the this stage
Living Area outdoor living area provided for the principal
residential unit.
Note
1. Any communal open space is optional and is
additional to the above provisions.
1.4.3.12 N/A at
Service Description Minimum this stage
Areas Requirements
a) Single dwellings, 20m2

duplex dwellings and
Minimum dimension
dwellings in
3m
comprehensive
residential
developments
b) Service area per Additional 10m2

ancillary residential
Minimum dimension
unit
2.5m
c) Apartments 10m2
Minimum dimension
2.5m
d) All service areas Readily accessible from

each residential unit
Not visible from a

public place
PAGE 87
urbanism +

APPENDIX
A Urban Design Panel’s Feedback
PAGE 89
urbanism +

urbanism +
REPORT PRODUCTION
Text and Diagrams

Kobus Mentz
Wayne Bredemeijer
Kirsten Hauschild
Yan Xue
Additional Graphics
Boffa Miskell Ltd
Perspectives
ASAP
Kobus Mentz
Photographs
Urbanismplus Ltd
Boffa Miskell Ltd

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1.2 Report Scope and Structure

1.3 Key Project Components

1.4 Project Process

1.5 Project Team

The project team comprises the following entities:

URBAN DESIGN REPORT - AMBERFIELD PAGE 2

2.1 Hamilton City

2.2 Statutory Framework

ABOVE FIG. 2-1: Hamilton growth areas.

URBAN DESIGN REPORT - AMBERFIELD PAGE 4

2.3 Peacocke Growth Area

ABOVE FIG. 2-2: The Peacocke Structure Plan diagrams.

ABOVE FIG. 2-3: Conceptual diagram of the Peacocke Growth Area.

URBAN DESIGN REPORT - AMBERFIELD PAGE 6

Local Centres (red: a, b, c, d, and e)

Supermarkets (blue: f, g. h, I and j)

Schools (orange: k, l, m, n, o and p)

Large open spaces (green: s)

The environment (purple: t and u)

Transport network (black: w, x, y and z)

ABOVE FIG. 2-4: Peacocke site context.

URBAN DESIGN REPORT - AMBERFIELD PAGE 8

2.5 Geotechnical Conditions

2.6 Opportunities and Constraints

URBAN DESIGN REPORT - AMBERFIELD PAGE 10

URBAN DESIGN REPORT - AMBERFIELD PAGE 12

3.1 The Vision

3.2 The Conceptual Framework

ABOVE FIG. 3-1: The conceptual framework.

URBAN DESIGN REPORT - AMBERFIELD PAGE 14

HAMILTON CITY COUNCIL DISTRICT PLAN:

URBAN DESIGN REPORT - AMBERFIELD PAGE 16

Natural features, networks and neighbourhoods

The Site naturally divides itself into four distinctive neighbourhoods:

River Edge Drive

RIGHT FIG. 3-3: Key

URBAN DESIGN REPORT - AMBERFIELD PAGE 18

The South The Island Central

ABOVE FIG. 3-4: Artist impression of the masterplan.

The Knoll North

URBAN DESIGN REPORT - AMBERFIELD PAGE 20

RIGHT FIG. 3-5: The North.

URBAN DESIGN REPORT - AMBERFIELD PAGE 22

Tree locations are

RIGHT FIG. 3-6: Central.

URBAN DESIGN REPORT - AMBERFIELD PAGE 24

RIGHT FIG. 3-7: The South.

URBAN DESIGN REPORT - AMBERFIELD PAGE 26

RIGHT FIG. 3-8: The Island.

URBAN DESIGN REPORT - AMBERFIELD PAGE 28

ABOVE FIG. 4-1: Artist impression of the neighbourhood centre.

SECTION 4 - THE NEIGHBOURHOOD CENTRE

 A rich mixture of uses will be combined in the neighbourhood centre.

ABOVE FIG. 4-2: Indicative neighbourhood centre structure.

ABOVE FIG. 4-3: Indicative neighbourhood centre concepts.

URBAN DESIGN REPORT - AMBERFIELD PAGE 30

4.2 Neighbourhood Centre Open Spaces

4.3 Community Uses

4.5 Neighbourhood Centre Urban Design Guidance