Where is the site and how big is it?
The site is approximately 105 hectares and is located between Peacockes Rd and the Waikato River on the southern outskirts of Hamilton City. It is a largely flat site with some terraces and 2.8km of river frontage.
Why is it important for this part of Hamilton to be developed?
The Peacocke area 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 recent growth in the north of the city. The area is close to a range of employment options and services with Waikato Hospital, Ruakura innovation precinct, the University of Waikato, and Hamilton Airport all close by while also enjoying great access to the CBD and attractions like the Hamilton Gardens via a future river crossing.
What is the Peacocke Structure Plan?
Structure plans guide urban development in different areas. They are high-level plans that show how land can be urbanised, and how different types of land (town centres, business areas, parks, etc) and infrastructure are organised. The Amberfield site forms part of the Peacocke Structure Plan, which is a 720ha urban growth area located at the southern boundary of Hamilton City, and adjoining the Waipa District. This area has been identified for long-term growth as Hamilton City exceeds its capacity to utilise existing infrastructure and services in parts of the city suitable for regeneration.
What’s special about the site?
Amberfield has a unique character as a result of its landscape and history as a working dairy farm and earlier when the land was used by Maori to help cultivate and grow kumara in the region. The aim is to protect and maintain this character by honouring the history of the site and retaining many of the natural and cultural features that give the site its distinctive feel. These features include its extensive Waikato River frontage, terraces and the gully system, which will be harnessed to create a highly liveable community with interesting walking and cycling networks, and recreation spaces.
How many homes are planned?
It is envisaged that nearly 900 households will be built over a number of stages.
What types of homes will be available and how large will the sections be?
A wide variety of lot sizes are intended to help create a diverse community and respond to different market demands. Most sections will be between 400m2 to 700m2, with future subdivision enabling medium density typologies, with lot sizes potentially down to 200m2.
How much will sections cost?
This is yet to be determined. However, a range of section sizes and price points are planned to provide a mix of housing types to suit all budgets and encourage a diverse population
What shops and businesses will be part of this development?
The masterplan includes a neighbourhood centre, which could accommodate some 5,000 to 10,000m2 of mixed retail and commercial uses. It’s envisaged the neighbourhood centre can provide a social focal point for the community to complement the living environment and will be walkable and easily accessible by bike and private vehicle.
When will commercial activities be established?
A café and sales office are planned for the area of the Knoll park towards the north of the site as part of one of the early stages of development. The neighbourhood centre has been conceptually planned in the master plan as a future development stage. The exact composition and timing for its establishment will depend on demand.
How many parks and open spaces will there be?
The masterplan provides for eight parks and reserves in total - ranging from 1,400m2 to 1.6 hectares and residents will always be within an easy five-minute walk to recreational space. In addition to the above, the Waikato River and gully edges will provide an esplanade reserve accommodating a shared cycling and walking route that, in time, has the potential to connect with the Te Awa River Ride.
What about a school for the area?
A new primary school is forecast for the Peacocke area at some point over the next 5-10 years as the new residential community takes shape. The exact location and the timing for the school are subject to decisions by the Ministry of Education.
What sort of lifestyle and living standards can be expected as part of the new community?
The aim is to encourage a strong outdoors lifestyle with an abundance of recreational opportunities for people to get outside and enjoy the natural beauty of the site and its proximity to the river. The wider area will eventually contain homes by the river, parks and well-planned roads, schools, jobs in the neighbourhood and public transport to the CBD, a shopping centre and cafes a short walk away. The aim is to create a well-connected community, tight knit neighbourhoods and a safe and secure environment where people look out for each other. Neighbourhoods will be designed to be easy and safe to walk or cycle around and there will be room to roam and explore - whether it’s in your own backyard or in open spaces throughout the community.
How is the infrastructure as part of the development being funded?
Developer funding of infrastructure to service the development, includes bridges across the major gulley to a neighbourhood in the south of the site, advanced low impact stormwater management systems, the roading and cycleway network and all necessary water and wastewater connections. All infrastructure will be aligned with Hamilton City Council’s long-term plan and investment intentions.
When will construction start?
At this stage, subject to timing of consent approvals, initial earthworks on site are scheduled to get underway in 2020. Occupation of the first houses could be within two years of this date.
How long will the full development take to build?
The development will be staged according to market demand with full build out of the site likely to take anywhere between 7-10 years.
Who is the developer?
The developer for the project is Weston Lea Ltd, supported by a leading team of highly reputable engineering and design consultants including Urbanism Plus, Harrison Grierson and Boffa Miskell
What’s being done to reduce the impact on the natural setting?
The developer is working closely with Hamilton City Council, Waikato Regional Council, DOC and other stakeholders to mitigate the impact of the development on local flora and fauna and wildlife including the native long-tailed bat’s natural habitat. The riverbank and the gully will be kept close to their current natural state, with the exception of the construction of walkways and cycle ways, and two crossings through / over the gully. The masterplan locates the streets along the river edge in such a way that established vegetation will be retained and enhanced, and light spill minimised. The type and location of street lighting specified in the streetscape design will further assist with maintaining a dark river corridor.