Matangi (Whiskey Creek) residential area private plan change
This change to the Palmerston North District Plan rezones land for residential use. It will become operative on 22 March 2023.
Plan change decision
The hearing panel's decision received no appeals.
Decision of Independent Hearing Panel on private plan change request Whiskey Creek residential area(PDF, 12MB)
Memo: Minor amendment Matangi residential area(PDF, 156KB)
Amendment to the decision(PDF, 5MB)
Minutes of the Hearing(PDF, 3MB)
Application summary
We've received an application from Flygers Investment Group Ltd to rezone land at 611 Rangitikei Line. The land is on the left-hand side of Rangitikei Line as you drive out of Palmy, towards Sanson and before Flygers Line.
This would change 13 hectares from rural zone to residential, and 10 hectares from rural zone to recreation zone. The land would then be developed as a residential area.
The land is partially within the District Plan flood prone overlay. Earthworks will need to be carried out to reshape the land so less land is prone to flooding and can be redeveloped as residential land.
The land is near the existing residential zone land on Meadowbrook Drive and Benmore Avenue.
Plan change request and supporting information
Private plan change request for Whiskey Creek residential area(PDF, 4MB)
Appendix 1: Records of title(PDF, 755KB)
Appendix 2: Hydraulic modelling (flooding)(PDF, 5MB)
Appendix 3: Urban design and landscape report(PDF, 39MB)
Appendix 4: Cultural impact assessment(PDF, 3MB)
Appendix 5: Contaminated land assessment(PDF, 6MB)
Appendix 6: Geotechnical assessment(PDF, 26MB)
Appendix 7: Lateral spreading assessment(PDF, 4MB)
Appendix 8: Report on soil productivity(PDF, 2MB)
Appendix 9: Noise assessment(PDF, 500KB)
Appendix 10: Transportation assessment(PDF, 1MB)
Appendix 11: Services and earthworks assessment(PDF, 677KB)
Appendix 12: Stormwater management plan(PDF, 3MB)
Submissions and further submissions
The opportunity to make original submissions on the proposed Whiskey Creek residential area private plan change closed at 4pm on Tuesday 9 November. We received 26 submissions in total. These are summarised below.
Submissions on proposed Whiskey Creek private plan change(PDF, 18MB)
Summary of decisions requested from original submissions(PDF, 373KB)
We have also received two further submissions. These are submissions for or against points raised in the original submissions.
Anderson further submission(PDF, 1MB)
Rasmussen further submission(PDF, 191KB)
Planners s42a report
Planners S42A Report(PDF, 936KB)
Appendix A: Modifications to the Whiskey Creek Plan Change as Recommended in the S42A Report(PDF, 375KB)
Appendix B_ Summary of Recommendations in relation to the Whiskey Creek Plan Change Decisions Requested by Submitters(PDF, 364KB)
Appendix C_ Strategic Planning Evidence by Michael Duindam(PDF, 307KB)
Appendix D_ Stormwater & Flooding Evidence of Tim Preston(PDF, 366KB)
Appendix E_ Geotechnical Review from Eleni Gkeli and Ioannis Antonopoulos(PDF, 219KB)
Appendix F_ Noise Review from Bill Wood(PDF, 283KB)
Appendix G_ Transport Engineering Review from Chris Rossiter(PDF, 3MB)
Appendix H_ Infrastructure Services Assessment from Jaques Mik(PDF, 1MB)
Appendix I_ Parks and Recreation Assessment from Aaron Phillips(PDF, 1MB)
Requestor's legal, technical and planning evidence
The hearing relates to an application from Flygers Investment Group Ltd to rezone land at 611 Rangitikei Line. This would change 13 hectares from rural zone to residential, and 10 hectares from rural zone to recreation zone. The land would then be developed as a residential area.
The independent hearing panel has made an overall decision that the Plan Change be accepted as notified.
You can find the application, submissions, technical evidence, Commissioner minutes, decision documents and other reports on the plan change page:
Proposed Whiskey Creek residential area private plan change
Hearing part 1
Hearing agenda: 2& 3 June(PDF, 698KB)
Evidence tabled before the hearing
Tabled evidence 2 June
PNCC evidence
Landuse consent RC 201285: Back-scanning for 23B Meadowbrook Drive(PDF, 11MB)
s42A report: Presentation from Marz Asgar(PDF, 287KB)
Tabled item requested by Chair re RC BC 48920(PDF, 216KB)
Requestor evidence
Legal submissions for Flygers Investment Group Ltd, Morgan Slyfield(PDF, 3MB)
Shading study 04: 3m rear boundary setback, A Burns(PDF, 4MB)
5m rear boundary setback, A Burns(PDF, 308KB)
Flood issues, Philip Lawrence Wallace(PDF, 2MB)
Landscape architecture, DG Males(PDF, 1MB)
Services & earthworks, KB Judd(PDF, 60KB)
Stormwater, Paul Mitchell(PDF, 657KB)
Urban design, A Burns(PDF, 725KB)
Submitter evidence
SO 2: Edward & Marion Anderson photos(PDF, 1MB)
SO 9: Rose & Barney Hyde, including photos(PDF, 583KB)
SO 22: Sally Rasmussen(PDF, 3MB)
Tabled evidence 3 June
PNCC evidence
Item requested by Chair: Planning & Strategy Committee Agenda, Michael Duindam(PDF, 15MB)
Joint witness statement re integration of flood risks, Tim Preston, Philip Wallace, and Paul Mitchell(PDF, 136KB)
Summary statement of Chris Rossiter(PDF, 129KB)
Requestor evidence
Noise, NR Lloyd(PDF, 140KB)
Phil Wallace re flood depths: Proposed situation overlay on Master Plan (as per p42 application)(PDF, 537KB)
Phil Wallace re flood hazard: Existing situation overlay on PNCC DP online map(PDF, 237KB)
Phil Wallace re flood hazard: Proposed situation overlay on PNCC DP online map depth legend(PDF, 191KB)
Planning, PN Thomas(PDF, 2MB)
Transportation, HB Fraser(PDF, 1MB)
Submitter evidence
SO 2, Edward Anderson(PDF, 381KB)
SO 11, Michael McCavana(PDF, 2MB)
SO 15 Anthony B Cade(PDF, 1012KB)
SO 20, John & Raewyn Anderson petition signatures(PDF, 2MB)
SO 20 John & Raewyn Anderson photos(PDF, 4MB)
SO 20 John & Raewyn Anderson statement(PDF, 3MB)
SO 21, Anne Judith Milne(PDF, 2MB)
SO 22 email, Sally Rasmussen(PDF, 88KB)
SO 23 Heritage Estates Ltd, A Coats(PDF, 6MB)
SO 23 part 1 email re Chair's question to Ms Coats(PDF, 376KB)
SO 23 part 2, Memo to David Murphy: Time limits for making a decision on a plan change(PDF, 174KB)
Hearing part 2
This hearing reconvened on Monday 11 July, from 9am at the Palmerston North City Council Chamber.
The matters to be addressed and the parties to be heard are defined in Minute 3 of the commissioner, published on 18 June(PDF, 229KB) .
Evidence tabled before reconvened hearing
Tabled evidence 11 July
Submitters evidence
Addition to submission, E&M Anderson(PDF, 2MB)
SO 2 request to make second presentation to the panel(PDF, 111KB)
SO 13 submission(PDF, 133KB)
Tabled item by submitters 1 and 2, E&M Anderson(PDF, 1MB)
PNCC evidence
Legal submissions PNCC reporting officers - 9 July 2022(PDF, 206KB)
Planning summary statement of Michael Duindam - 11 July 2022(PDF, 386KB)
Addendum to summary of transport review, Chris Rossiter - 11 July 2022(PDF, 334KB)
Summary statement of Tim Preston - 11 July 2022(PDF, 266KB)
Update of Marz Asgar, planning - 11 July 2022(PDF, 192KB)
Tabled evidence after the hearing was adjourned
PNCC evidence
Statement of evidence, David Rei Miller(PDF, 487KB)
Requestor evidence
Memorandum of Counsel for the Requestor-19 July 2022(PDF, 93KB)
Memorandum of Counsel for the Requestor-26 July 2022(PDF, 124KB)
Memorandum of Counsel for the Requestor-3 August 2022(PDF, 96KB)
Legal submissions in reply for the Requestor - 5 August 2022(PDF, 220KB)
Legal submissions in reply for the Requestor - housing density and typology - 11 August 2022(PDF, 131KB)
PNCC and Requestor evidence
Updated structure plan - joint agreement - 25 July 2022(PDF, 8MB)
Section 32AA Evaluation of proposed changes to the plan change by Marz Asgar and Paul Thomas - 29 July 2022(PDF, 432KB)
Section 32AA Evaluation of proposed changes to the plan change by Marz Asgar, Paul Thomas and Michael Duindam - 11 August 2022(PDF, 313KB)
Section 7A: Greenfields residential areas-Working version mark up - 25 July 2022(PDF, 935KB)
Section 10: Residential Zone-Working version mark up - 25 July 2022(PDF, 11MB)
Contact us
If you have any questions about this private plan change, please contact PNCC Principal Planner Michael Duindam. Email: michael.duindam@pncc.govt.nz or phone: 06 356 8199