Council & City

Plan Changes 20A and 20B

The plan change includes Plan Change 20A: Residential Zone and Residential Subdivision, Plan Change 20B: Winchester Street Residential Area, Ashhurst, and a Variation to Plan Change 15A-H.

Plan Change Status: Operative

Appealed Pending
Decision 22 December 2016
Commissioner Hearing 18, 19, 20 May 2016
Further Submissions Closed: 19 November 2015
Further Submissions Open: 4 November 2015
Submissions Closed 21 August 2015

22 July 2015

Plan Change Summary:

Proposed Plan Change 20 was a review of the Residential Zone and related provisions which covers all of Operative District Plan Section 10: Residential and aspects of Section 7: Subdivision; PC20-B - a proposed greenfield rezoning of Rural zoned land in Ashhurst to Residential zone; and variation to PC15A-H: to change a small number of provisions included in this earlier plan change.

What is this about?

What are the proposed changes?

Plan Change 20 proposes to keep the current approach which is about:

  • Using existing residential land efficiently to avoid unnecessary sprawl.
  • Maintaining the look and feel of residential areas.

Changes are proposed to make sure the planning rules also:

  • Enable different types of housing to be constructed.
  • Protect street character when redevelopment happens.
  • Result in a more sustainable and resilient city.

The Housing Choices available:  

A review of changing housing demands and what this means in terms of housing choice in Palmerston North.

Palmerston North's housing needs are changing.  Feedback is sought on proposed rules for:

  • Multi-Unit Housing
  • Standard Private Dwellings
  • Sleep-outs
  • Minor Dwellings

A Review of the Housing, Site and Subdivision standards:

A review of the development design standards for housing.

Plan Change 20 includes a review of the Development Standards for housing and subdivision.  Some of the changes proposed relate to:

  • Building set backs from property boundaries
  • The height of fences adjacent to the street and public open space
  • Fencing standards for street front boundaries and where property adjoins public parks.
  • External noise standards for mechanical plant including Heat Pumps
  • New building setback and acoustic requirements for new dwellings located adjacent to the Palmerston North Gisborne Railway Line.
  • Changes to the subdivision rules.

A Review of the rules for Working in the Suburbs:

Working in the suburbs - a review of the standards for commercial activities.

A number of non-residential and commercial activities operate in residential areas. Changes are proposed to the rules for Home Occupations, Early Childcare Facilities, and general landscaping requirements.

Working in the Suburbs website information.

Winchester Street Residential Area, Ashhurst: 

Rezoning to provide for future greenfield growth for Ashhurst.

This relates to rezoning land to the west of Winchester Street from Rural to Residential.  Rezoning is proposed for approximately 12 hectares of rural land at the western edge of the urban limit of Ashhurst (View Map Area Proposed for Rezoning  [PDF 7Mb]). The affected area is owned by two separate private landowners, is zoned Rural and is currently used for grazing and nursery activities. The intention of the proposed rezoning is to introduce a new greenfield residential area to provide for residential growth in Ashhurst.

 Rezoning of Winchester Street, Ashhurst website information.



Two appeals have been lodged with the Environment Court regarding Plan Change 20AB.  



Hearing Agenda and Section 42a Report
Part 1 (Pdf 6Mb)
Part 2 (Pdf 5Mb)

Items Tabled at the Hearings

  1. Set 1 - (Pdf 8Mb) PNCC – Right of Reply – Robin Malley l PNCC – Graeme McIndoe – Urban Design Issues l S46 & S87 - Keith and Lynette Betteridge l S59 - Tiscenko Coats Trust & M and A Tiscenko l S41 & FS6 - NZ Transport Agency – Cole O’Keefe
  2. Set 2 - (Pdf 8Mb) S16 - ADP Design l FS2 - Susan Forde  l S84 - Elizabeth Shearer l S6 - Kathryn Gibbs  l S33 - Marvel Rental Ltd l S45 & FS5 - John Bent l S61 - Proarch Consultants Ltd - Lisa Poynton
  3. Set 3 (Pdf 9Mb) - S60 - Matvin Group Ltd – Proarch Consultants - Lisa Poynton l S58 - Pioneer City West & Heritage Estates Ltd – Proarch Consultants - Lisa Poynton
  4. Set 4 - (Pdf 8Mb) S69 - Harvey Jones l S38 - Ashmore Trust – Holly Jenkins l S37 - Kevin O’Connor & Associates – Holly Jenkins l  S73 - Kevin Judd on behalf of Scott Davis l S42 - Horizons Regional Council – Ashleigh Gulliver l S5 & FS7 - Paul Hewitt l S75 - Phillip Currie and Bevan Currie l S72 - Bruce and Marilyn Bulloch
  5. Set 5 - (Pdf 8Mb) S68 - NZ Defence Force – Rob Owen l S68 - NZ Defence Force – Malcolm Hunt l S68 - NZ Defence Force – Sara McMillan l S23 - Dave Lloyd l S66 - Milson Community Group l S10 Ivan Johnstone l S20 - David Lane l S48 - Transpower NZ Ltd – Rhedyn Law l S6 - Katherine Gibbs l S74 - Powerco Limited – Mark Laurenson


Proposed Plan Change and Variation 20A-B was publicly notified on 22 July 2015 and submissions closed on 21 August 2015. 88 submissions were received.

The Council publicly notified the availability of the Summary of Decisions Requested by Persons Making Original Submissions to Proposed Plan Change 15A-H on 4 November 2015.  

Original Submissions

S1 - Margaret  Tennant
S2 -Cynthia J White
S3- Paul E Perry
S4 -Michael J Shepherd
S5 - Paul  Hewitt
S6 - Katherine  Gibbs
S7 - Kathy  Dever-Tod
S8 - Verdon J F Chettleburgh
S9 - Valerie & Warren Kent 
S10 - Ivan G Johnstone
S11 - Peter  Reay
S12 - Deirdre R McPherson
S13 - Geoff  Watson
S14 - Alistair  Cameron
S15 - Jacqueline Y Carr
S16 - ADP Design
S17 - Alex  Davies
S18 - Jenny  Davies
S20 - David and Robyn Lane 
S21 - Johannes P M Erkens
S22 - David J Ireland
S23 - Dave  Lloyd
S24 - Henry G Barnard

Submission 1 to 24 (pdf 8Mb)

S25 - Robert W Goddard
S26 -John P McCarty
S27 - Tarsha  Isles
S28- Roy J Le Quesne & Gareth Joyce Brownson
S29 - John  Brunsden
S30 - Carmen  Wineera
S31 - Cameron B Isles
S32 - Maria A Andrewes
S33 - Marvel Rental Ltd
S34 - Benjamin G Currie
S35 - Sharon M T A Stevens
S36 - Frances  J Little
S37 - Kevin O'Connor and Associates
S38 - Ashmore Trust
S39 - Challenge Manawatu Limited
S40 - Flygers Line Investment Group Limited 
S41 - NZ Transport Agency

Submission 25 to 41 (Pdf 8Mb)

S42 - Manawatu-Wanganui Regional Council (Horizons)
S43 - Melissa R Thompson & Julie L Smith
S44 - Joanne  M Nikora
S45 - John  Bent
S46 - Palmerston North City Council
S47 - Keith & Lynette Betteridge
S48 - Transpower New Zealand Limited
S49 - Nancy  Golubiewski
S50 - Murray  Olsson
S51 - Bruce  Bruton
S52 - Humphries Construction

Submission 42 to 52 (Pdf 8Mb)

S53 - Precast Concrete Manawatu Ltd
S54 - KPA Properties Ltd
S55 - Pak Design Architectural Designers
S56 - Terrace End Holdings # 2 Limited
S57 - Humphries Developments Ltd
S58 - Pioneer City West Ltd
S59 - Tiscenko Coats Trust and M & A Tiscenko
S60 - Matvin Group Limited
S61 -Proarch Consultants Limited
S62 - Heritage Estates (2000) Limited
S63 - Iola  Haggarty
S64 - Bryan  Walpert
S65 - Cecelia M Martin
S66 - Milson Community Group
S67 - Suzanne  O'Hara
S68 - New Zealand Defence Force
S69 - Harvey  Jones
S70 - Rocky  Renquist
S71 - Wendy  Shailer-Knight
S72 - Bruce and Marilyn Bulloch

Submission 53 to 72 (Pdf 8Mb)

S73 - Scott A Davis
S74 - Powerco Limited
S75 - Phillip  Currie and Bevan Currie
S76 - Lynette  Reed
S77 - Ministry of Education
S78 - Desma and Bob  Isles
S79 - Kelly M Johnson
S80 - Brian M K  Ax
S81 - Kelvin G Clout
S82 - Alan J Baldwin
S83 - Shadbolt Architects Ltd

Submission 73 to 83 (Pdf 6Mb)

S84 - Owen & Elizabeth Shearer
S85 - Noel T Munford
S86 - Sandra J Stuart
S87 - Keith and Lynette Betteridge
S88 - Alan C McCormack

Submission 84 to 88 (Pdf 3.5Mb)

Further Submissions

Further Submissions 1 to 7 (Pdf 2Mb)

Notified Plan Change

Enquiries about the plan change

Michael Duindam. Email: