Plan for more than 800 homes on city’s edge opens for feedback

Published on 15 April 2026

Palmerston North City Council is inviting public feedback on a private plan change request for land at Manderson Bush on the northern edge of the city in Cloverlea.

The 77-hectare site, which sits on Gillespie's Line and is adjacent to Tremaine Avenue, is currently zoned rural but has been identified in the city’s 2024 Future Development Strategy as suitable for future housing growth.

The request, lodged by Peters Ave Company Ltd, would enable around 800 to 900 new homes, along with the provision of some new open space for community use, and the protection of an area of native forest.

General Manager of Strategic Planning, David Murphy, says the proposal fits with long-term growth planning.

“This is an area we’ve already identified for future housing, so a proposal like this aligns with the city’s growth strategy,” he says.

“But this is a private plan change. Our role is to run the process, hear from the community, assess the request, and make recommendations. The final decision is made by a panel of Hearing Commissioners”

The proposal includes protecting an area of remnant kahikatea forest known as Manderson Bush as a reserve, and the provision of a neighbouring recreation area. If the development was to go ahead, both of these would be vested in Council to manage and maintain. The area would have its own structure plan to guide the layout of infrastructure and set out planning rules for what gets built.

“We want to hear what people think of the request. Your feedback will help shape Council’s recommendation before the hearing panel makes its decision,” Mr Murphy says.

Read more about the plan change request and have your say

Paper copies of the private plan change request, including the proposed Structure Plan, can also be found at our Customer Service Centre or any community library, along with submission forms.

Consultation closes at 4pm, Friday 15 May 2026.