Manderson Bush Private Plan Change

Image shows aerial view of a flat section and bush under the blue sky

Overview

The Manderson Bush Private Plan Change request proposes rezoning around 77 hectares of rural land for residential, conservation and amenity use. 

If approved, the plan change would allow for up to 900 new homes while protecting the remnant kahikatea forest known as Manderson Bush. It also includes a proposed recreation reserve alongside the forest for community use. 

We notified and consulted on the plan change earlier this year. A hearing held in early September was adjourned while the Hearings Panel seeks further information from the parties. A decision is expected before Christmas.

Key parts of the proposal

  • Protection of an 8-hectare remnant kahikatea forest (Manderson Bush) as a conservation and amenity reserve, which will be vested in the Council.
  • Creating an open space recreation reserve next to Manderson Bush.
  • Enabling the construction of around 800–900 new homes, including medium-density residential housing along the central road network in the structure plan.
  • Constructing a stormwater management and treatment network to manage stormwater safely.
  • Reducing the land area currently identified as Flood-Prone Overlay in the District Plan.
  • Introduce a new chapter in the District Plan called the Manderson Bush Development Area.
  • Include Manderson Bush in the schedule of significant sites in Section 17: Cultural and Heritage of the District Plan.
  • Introduce a new definition in the District Plan for the Manderson Bush Development Area.

The development would include a connected, easy-to-walk street layout, with roads and paths linking to Peters Avenue and Gillespies Line, and possible future connections to Cloverlea Road. Select the image in the photo gallery below to view the structure plan in full size.

Technical documents

Plan change request documents

Private plan change request for land at Manderson Bush, Cloverlea, Palmerston North(PDF, 8MB)

Appendix A: Combined Titles(PDF, 1000KB)

Appendix B: Rangitāne o Manawatū - Cultural Impact Assessment(PDF, 40MB)

Appendix C: Gillespies Line - Manderson Block: Flood Hazard Assessment(PDF, 27MB)

Appendix D: Kākātangiata - Geotechnical Hazards(PDF, 9MB)

Appendix E: Kākātangiata Master Plan - Ecology Advice(PDF, 7MB)

Appendix F: Wildlands review of Kākātangiata ecology advice(PDF, 4MB)

Appendix G: Kākātangiata - Preliminary Site Investigation(PDF, 16MB)

Appendix H: Noise Review(PDF, 735KB)

Appendix I: Services Report(PDF, 2MB)

Appendix J: Assessment of Highly Productive Land in Kākātangiata(PDF, 1MB)

Appendix K: Urban Design & Landscape Report(PDF, 33MB)

Appendix L: Transportation Assessment Report(PDF, 19MB)

Appendix M: Stormwater Management Report(PDF, 8MB)

Plans

Structure plan(PDF, 3MB)

Location of the Manderson Bush site proposed to be rezoned(PDF, 749KB)

PNCC modification documents

Manderson Bush Development Area - Chapter(PDF, 438KB)

Manderson Bush Development Area provisions - Consequential changes report(PDF, 684KB)

Other documentation

PNCC Request for Further Information - 8 December 2025(PDF, 281KB)

PNCC Additional Information Request - 30 January 2026(PDF, 256KB)

Forbes ecology review- December 2025(PDF, 12MB)

Confirmation from Horizons Regional Council re modelling - 15 December 2025(PDF, 1MB)

Manderson Bush request for further information response - 18 December 2025(PDF, 6MB)

Flood Modelling Memo - 13 March 2026(PDF, 3MB)

Stormwater Modelling Memo - 29 July 2026(PDF, 8MB)

Submissions

We received 82 submissions on the proposal, and 3 further submissions.

If you indicated that you'd like to speak to your submission at a hearing, please note that the hearing date has been set for 1 and 2 September 2026. . 

Download and read the summary of submissions(PDF, 912KB)

Original submissions(PDF, 60MB)

Further submissions(PDF, 707KB)

Hearing

The following documents include minutes from the Hearings Panel, along with evidence and information submitted for the hearing, which was held in early September 2026. The hearing was adjourned while the Hearings Panel seeks further information from the parties. A decision is expected before Christmas.

Minute 1 of independent hearing panel - 9 June 2026(PDF, 118KB)

Minute 2, 15 June(PDF, 290KB)

Minute 3, 24 July(PDF, 139KB)

Notice of Hearing and Procedure sheet – September 2026(PDF, 477KB)

Minute 4, 19 August(PDF, 182KB)

s42A reports

Adam Forbes – Ecology.pdf(PDF, 1MB)

Tim Preston – Flood Effects.pdf(PDF, 1MB)

Aaron Phillips – Parks & Reserves(PDF, 200KB)

Reiko Baugham – Stormwater.pdf(PDF, 973KB)

Duncan Tindall – Transport(PDF, 245KB)

Sarah Jenkin – Planning.pdf(PDF, 3MB)

Plan Change proponent evidence

Final statement of evidence by Michelle Farrell - Stormwater.pdf(PDF, 3MB)

Final statement of evidence by Mike Nixon - Transport.pdf(PDF, 7MB)

Evidence of F Colegrave - Economic.pdf(PDF, 1MB)

Matthew Currie evidence.pdf(PDF, 474KB)

MBDA provisions.pdf(PDF, 530KB)

Statement of Evidence by Kevin Judd.pdf(PDF, 577KB)

Statement of Evidence by Philip Wallace - Flooding.pdf(PDF, 2MB)

Statement of Evidence by P Thomas - Planning.pdf(PDF, 414KB)

Hearing highlights of Michelle Farrell – Stormwater(PDF, 420KB)

Bundle of Authorities(ZIP, 36MB)

Graphic bundle

0. File index(PDF, 181KB)

Section A: Plan Change Figures

1. Structure Plan Manderson Bush(PDF, 3MB)

2. Manderson Bush Proposed Zoning(PDF, 250KB)

3. Manderson Bush Proposed Amended Flood Prone Overlay(PDF, 190KB)

Section B: River Edge Flood Assessment – Appendix C

4. Figure 5-3: Envelope of peak flood depths, 0.5% AEP scenarios(PDF, 340KB)

Section C: Wildlands Ecology Review – Appendix F

5. Figure 3: Suggested Buffer Planting for Mandersons Bush Palmerston North(PDF, 319KB)

Section D: Resonant Servicing Assessment – Appendix I

6. Figure 2: Existing Wastewater Network(PDF, 200KB)

7. Figure 3: Existing Water Network(PDF, 206KB)

Section E: Ag First HPL Report – Appendix J

8. Figure 1: Land Use Capability map of Palmerston North City Council(PDF, 200KB)

9. Figure 5: Kakatangiata LUC map(PDF, 180KB)

Section F: McIndoe / Local Design Report – Appendix K

10. Manderson Bush Design Report (page 27)(PDF, 197KB)

Section G: Commute Transportation Assessment – Appendix L

11. Figure 2-2: Public Transport(PDF, 342KB)

12. Figure 2-3: Walking Catchment(PDF, 203KB)

13. Figure 2-3: Cycling Catchment(PDF, 159KB)

14. Figure 3-1: PNITI Works(PDF, 300KB)

Section H: GHD Stormwater Assessment – Appendix M

15. Figure A1: Pre development 200 Year ARI – Max Water Depth(PDF, 1MB)

16. Figure A2: Post development 200 Year ARI – Max Water Depth(PDF, 2MB)

17. Figure A3: Conveyance Concept Design(PDF, 1MB)

18. Figure A4: Subcatchments and Wetland Areas(PDF, 1MB)

Section I: McIndoe Urban / Local Kakatangiata Urban Growth Area

19. Illustrative Masterplan(PDF, 58MB)

20. Preferred Masterplan(PDF, 2MB)

Section J: Future Development Strategy

21. Existing Extent of Kakatangiata in FDS(PDF, 404KB)

22. FDS Implementation Plan - Kakatangiata Residential Growth Area(PDF, 206KB)

Section K: Operative District Plan

23. Map 9.2: City West Potential Residential Growth Area(PDF, 557KB)

Document bundle

0. File index(PDF, 179KB)

Section A: Background documents

1. Palmerston North City Development Strategy(PDF, 889KB)

2. Planning and Strategy Committee Under Separate Cover(PDF, 134MB)

3. Kakatangiata Structure Plan and District Plan Change Stakeholder Engagement Panels(PDF, 12MB)

4. PNCC letter to landowners on Kakatangiata Urban Growth Study Area(PDF, 484KB)

5. Agenda of Planning Strategy Committee(PDF, 3MB)

6. Palmerston North City Council 10-Year Plan 2021-2031 Te Mahere Turo(PDF, 24MB)

7. Palmerston North Housing Capacity Assessment 2021(PDF, 2MB)

8. Kakatangiata Illustrative Masterplan Land Use Areas and Indicative Lot Numbers(PDF, 58MB)

9. Kahu Environmental Advice on HPL(PDF, 10MB)

10. CR Law advice to PNCC on application of NPSHPL to Plan Change H Kakatangiata(PDF, 442KB)

11. Palmerston North Housing and Business Development Capacity 2023 amended 2024(PDF, 15MB)

12. Future Development Strategy 2024(PDF, 25MB)

13. Advice by Wynn Williams to Horizons Regional Council on the application of NPSHPL to FDS growth areas particularly Kakatangiata(PDF, 400KB)

14. Palmerston North Future Development Strategy 2024 Implementation Plan(PDF, 1MB)

15. City Planning Priorities and 3 Year Work Programme Memorandum Strategy and Finance Committee(PDF, 227KB)

16. Palmerston North City Council Meeting Agenda and Reports(PDF, 118MB)

17. Plan Stop Exemption Application Plan Change H Kakatangiata Urban Growth Area Palmerston North City Council(PDF, 1MB)

Section B: Plans and maps 

18. Preferred Master Plan(PDF, 2MB)

19. Attachment 3 - Existing Extent of Kakatangiata in FDS Item 9(PDF, 459KB)

20. Map 9.2 City West Potential Residential Growth(PDF, 576KB)

21. GHD Flood mapping 28 July 2026(PDF, 7MB)

Submitter evidence

Annexure 1 - 2010 Residential Growth Strategy(PDF, 21MB)

Aruna Wickramasinghe - Planning Evidence(PDF, 6MB)

Joint witness statements

Transport and Planning - 25 August 2026(PDF, 1MB)

Stormwater, Flood and Planning - 26 August 2026(PDF, 291KB)

Planning - 27 August 2026(PDF, 798KB)

Planning – 7 September 2026(PDF, 739KB)

Rebuttal

Rebuttal evidence of Jonathan Ferguson-Pye – Strategic planning(PDF, 268KB)

Rebuttal statement of Sarah Jenkin – Planning(PDF, 732KB)

Rebuttal statement of Ruth Allen – Housing and business capacity assessment(PDF, 521KB)

Rebuttal evidence of Aaron Phillips – Parks and reserves(PDF, 185KB)

Supplementary statements for the proponent

Supplementary statement of evidence of Kevin Judd – Land development(PDF, 6MB)

Supplementary statement of evidence of Mike Nixon – Transport(PDF, 421KB)


Tabled items

Council

Legal submissions for Palmerston North City Council reporting officers – 31 August 2026(PDF, 3MB)

Nicholas Jessen – notes for oral submission(PDF, 5MB)

Sarah Jenkin – summary statement(PDF, 179KB)

Reiko Baugham – summary statement(PDF, 192KB)

Tim Preston – summary statement(PDF, 140KB)

Duncan Tindall – summary statement(PDF, 72KB)

Email re public access query(PDF, 252KB)

Final MBDA provisions(PDF, 643KB)

Proponent

Legal submissions for Peters Avenue Company Limited – 27 August 2026(PDF, 6MB)

Evidence highlights and update by Paul Thomas – 31 August 2026(PDF, 310KB)

John Maassen – structure plan(PDF, 4MB)

John Maassen – flood prone area overlay(PDF, 3MB)

Matt Currie – aerial layout(PDF, 1MB)

Supplementary and rebuttal evidence by PACL and the Council concerning clause 3.6(1)(PDF, 202KB)

Supplementary and rebuttal evidence by PACL and the Council concerning clause 3.6(2)(PDF, 156KB)

Submitters

Legal submissions on behalf of Horizons Regional Council – 31 August 2026(PDF, 426KB)

Summary of planning evidence by Aruna Wickramasinghe(PDF, 319KB)

Peter Wells – PowerPoint presentation(PDF, 3MB)

Submission 72 – Rudi Smith on behalf of Kathleen Bailey(PDF, 767KB)

Post-hearing items

Council

Jonathan Ferguson-Pye – Supplementary Post-Hearing Evidence – Strategic Planning – 17 September 2026(PDF, 14MB)

Residential Growth Strategy – September 2010(PDF, 16MB)

Residential Growth Strategy – City West and Whakarongo Addendum – 2012(PDF, 5MB)

City Development Strategy 2018(PDF, 3MB)

Housing and Future Development Plan 2018(PDF, 421KB)

Housing and Business Development Capacity Assessment Report – May 2019(PDF, 19MB)

City Growth Plan 2021–31(PDF, 2MB)

Housing Capacity Assessment Report – June 2021(PDF, 2MB)

Manderson Bush Private Plan Change – Indicative Western Growth Boundaries Map(PDF, 6MB)

Manderson Bush Private Plan Change – Indicative Citywide Greenfield Growth Boundaries Map(PDF, 4MB)

Manderson Bush Private Plan Change – Indicative Northeastern Greenfield Growth Boundaries Map(PDF, 4MB)

Proponent

Proponent's final reply submissions(PDF, 486KB)

Reply document 1(PDF, 742KB)

Reply document 2(PDF, 646KB)

Reply document 3(PDF, 1MB)

Reply document 4(PDF, 161KB)

Reply document 5(PDF, 3MB)

Reply document 6(PDF, 63KB)

Reply document 7(PDF, 464KB)

Reply document 8(PDF, 498KB)

Timeline

1 April 2026

Report to Council recommending accepting and notifying the plan change.

15 April – 15 May

Submission period

17 June – 1 July

Further submissions

September 2026

Hearing held and adjourned while the Hearings Panel seeks further information from the parties.

Late 2026

Decision expected before Christmas.

Contact us

Strategic planning team

What's a private plan change request?

A private plan change request is proposed by a person, company, or organisation rather than the council.

 

The council manages the process, including notifying the public, seeking submissions and holding hearings. The council also assesses the proposal, considers public feedback from submissions and then makes its own recommendations on the requested plan change.

 

A panel of Hearing Commissioners then decides whether to approve it, sometimes with modifications.

 

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