Operative plan changes

The appeals relating to Plan Change 27 have been disposed on 27 March 2025. Council approved Plan Change 27 on Monday, 28 April 2025. In accordance with clause 20(1) of Schedule 1 of the RMA, the plan change became operative on Tuesday, 13 May 2025.

Decision on Plan Change 27 – Flooding from intense rainfall 

The appeals relating to Plan Change 27 have been disposed subject to modifications set out in the Consent Order and the attached Appendix 1.  

Consent Order and annotated City Plan text (497kb pdf)

The Hearings Panel considered all submissions, further submissions and evidence and have prepared a decision. Plan Change 27 has been approved subject to the modifications set out in the decision and attached Appendix 1. The full decision of the Hearings Panel and final annotated City Plan text are available below.   

Decision of Independent Hearings Panel and annotated City Plan text (64kb pdf)

Key documents

Information for Property Owners - Insurance Council of New Zealand letter (89kb pdf)

Plan Change 27 notification documents

Plan Change 27 Annotated Text (516kb pdf) 
Section 32 Evaluation Report (955kb pdf) 
Guideline document (2.1mb pdf) 
Public Notice - 31 October 2020 
Factsheet (1.9mb pdf)

Appendices

• Appendix 1 - Bay of Plenty Regional Council - Regional Policy Statement (12.3mb pdf)
• Appendix 2 - Iwi Hapu engagement (10mb pdf)
• Appendix 3 - Technical report on freeboard (2mb pdf)
• Appendix 4 - Technical report on cost analysis (6.3mb pdf)
• Appendix 5 - Technical report on impervious surfaces (680kb pdf)
• Appendix 6 - Technical report on earthworks (125kb pdf)
• Appendix 7 - Technical report on mapping (560kb pdf)

Council made their decisions on the recommendations from the Independent Hearing Panel on Variation 1 on Monday 3 March 2025. The Council decision is to accept all the panel’s recommendations.

Council resolution for decisions on the IHP recommendations on Variation 1 (10kb pdf)

• Independent Hearing Panel Recommendation Report (1mb pdf)
• Recommended Provisions – clean copy (3.5mb pdf)
• Recommended Provisions – track change copy (3.6mb pdf)
• Recommended City Planning Maps (17.2mb pdf)
• Recommended Urban Growth Plan 11 (597kb pdf)

In accordance with clauses 103 and 20(1) of Schedule 1 of the RMA, Variation 1 became operative on 17 March 2025. The City Plan is being updated to include the Independent Hearing Panel recommendations and Council decision.

Plan Change 33 variation key documents

Council approved Plan Change 39 at the Monday, 3 March Council meeting. In accordance with clause 20(1) of Schedule 1 of the RMA, the plan change became operative on Monday, 17 March 2025.

Key documents

IHC Recommendation Report

• IHC Recommendation Report (1.8 kb pdf)
• Appendix 1 - Recommended PC 39 Provisions (305kb pdf)
• Appendix 2 - Recommendations on Submissions and Further Submissions (295kb pdf)

Section 42A Report and Appendices

• Section 42A Report (12mb pdf)
• Appendix 1 - Summary of Decisions Requested (294kb pdf)
• Appendix 2 - Recommended Amendments to Proposed Plan Change 39 (annotated text and maps) (1.7kb pdf)
• Appendix 3 - Section 32AA Evaluation Report (379kb pdf)
• Appendix 4 - Summary Tables of Recommended Amendments to Proposed Plan Change 39 (339kb pdf)
• Appendix 5 - Transportation Technical Memorandum (362kb pdf)
• Appendix 6 - Three Waters Technical Memorandum (2.5mb pdf)
• Addendum Section 42 A Hearing Report (272 kb pdf)
  • Appendix 1 - Response to Amendments Sought in Evidence (348kb pdf)
  • Appendix 2 - Recommended Amendments to PPC 39 in Response to Evidence (1.7mb pdf)
  • Appendix 3 - Transport Advice (155kb pdf) 

Plan Change Report and Appendices

• Plan Change – Main Report (12mb pdf)
• Appendix 1 – Proposed City Plan Provisions (Annotated Text) (2.7mb pdf)
• Appendix 2a - Aerial photographs (2.8mb pdf)
• Appendix 2b -Record of Title Information (1.4mb pdf)
• Appendix 3 - Section 32 Evaluation (10.5mb pdf)
• Appendix 4a - Geotechnical Addendum (14.9mb pdf)
• Appendix 4b - Geotechnical Hazard Assessment (19mb pdf)
• Appendix 4c - Geotechnical Investigation Report (16mb pdf)
• Appendix 5a - Earthworks Assessment (1.8mb pdf)
• Appendix 5b - Earthworks Plans, Eastern Block (13mb pdf)
• Appendix 5c - Earthworks Plans, Western Block (15mb pdf)
• Appendix 6 - Ecology Assessment (12mb pdf)
• Appendix 7a - Cultural Values Assessment (Ngati Ruahine) (126kb pdf)
• Appendix 7b - Cultural Values Assessment (Ngai Te Ahi and Ngati He) (3.5mb pdf)
• Appendix 8 - Archaeological Assessment (8mb pdf)
• Appendix 9 - Contamination Assessment (9mb pdf)
• Appendix 10a - Transportation Assessment (5.7mb pdf)
• Appendix 10b - Transportation Assessment Modelling Report (1.4mb pdf)
• Appendix 10c - Indicative Street Layout and Transport Design Elements (5mb pdf)
• Appendix 11 - Infrastructure and Services Assessment (5.7mb pdf)
• Appendix 12a - Integrated Stormwater Management Plan (16mb pdf)
• Appendix 12b - Kaitemako Stormwater Modelling Report
  • Part one (7.5mb pdf)
  • Part two (17mb pdf)
• Appendix 12c - Kaitemako Modelling Supplementary Report (15mb pdf)
• Appendix 12d - Waimapu Stormwater Modelling Report (10.4mb pdf)
• Appendix 12e - Waimapu Modelling Supplementary Report (6.8mb pdf)
• Appendix 12f - Hydrological Model Verification Report (6.4mb pdf)
• Appendix 13 - Urban Design Assessment (8mb pdf)
• Appendix 14 - Landscape and Visual Assessment
  • Part one (7.5mb pdf)
  • Part two (14mb pdf)
• Appendix 15 - Future Local Centre Assessment (1.4mb pdf)
• Appendix 16 - Consultation Record (2.6mb pdf)
• Appendix 17 - Bay of Plenty Regional Policy Statement Policies (6.6mb pdf)

At its meeting of the 12 November 2024 the Tauranga City Council approved (in full) Plan Change 34 to the Tauranga City Plan, pursuant to clause 17(1) of Schedule 1 of the RMA. Plan Change 34 became operative in full on 25 November 2024. 

Key documents

Recommendation Decision

• Recommendation Decision Plan Change PC34  (2.1mb pdf)
  • Appendix 1 (196kb pdf)

Section 42A Report

• Section 42A Hearing Report

Chapters

• Annotated text - chapters 10 and 12 (151kb pdf)

Maps

• Planning Maps - L84 (917kb pdf)
• Planning Maps - L93 (902kb pdf)

Section 32 Report

• S32 report - Lower - Belk Road Rural Residential (2.8mb pdf)

At its meeting of the 12 November 2024 the Tauranga City Council approved (in full) Plan Change 35 to the Tauranga City Plan, pursuant to clause 17(1) of Schedule 1 of the RMA. Plan Change 35 became operative in full on 25 November 2024.

Key documents

Independent Hearing Commissioner's Recommendations.

• Independent Hearing Commissioner's Report (83kb pdf)
  • Appendix 1(2mb pdf)
  • Appendix 2 (74kb pdf)

Section 42A Report and associated documents

• Section 42a Report (6.5mb pdf)
• Appendix 1 – Summary of Decisions Request and Reasons (889kb pdf)
• Appendix 2 – Proposed Plan Change Provisions (3mb pdf)
• Appendix 3 – Section 32AA Evaluation (87kb pdf)
• Appendix 4 – Further Information from Applicants (8mb pdf)
• Appendix 5 – P Siemensma Memo Transportation (286kb pdf)
• Appendix 6 – P Martelli Memo Belk Road (300kb pdf)
• Appendix 7 – Statutory Context and Statutory Considerations (633kb pdf)
• Expert Evidence Strategic Context – Andrew Mead (277kb pdf)
• Addendum Section 42A Hearing Report (Rebuttal) - PPC 35 (3.2mb pdf)
• Appendix 1 of Rebuttal - Proposed Plan Change Provisions (2.3mb pdf)

Section 32 Report and Appendices

• S32 Report (2.8mb pdf)
• Appendix 1 - Completed Application Form (141kb pdf)
• Appendix 2 - Existing Resource Consents (47kb pdf)
• Appendix 3 - Proposed City Plan Provisions (2.8mb pdf)
• Appendix 4 - Stage 4 Outline Development Plan (3.3mb pdf)
• Appendix 5 - Demand for Industrial Land (3.2mb pdf)
• Appendix 6 - Integrated Transport Assessment (12mb pdf)
• Appendix 7 - Geotechnical Hazard Assessment
  • Appendix 7 - part 1 (1.2mb pdf)
  • Appendix 7 - part 2 (1.2mb pdf)
  • Appendix 7 - part 3 (11mb pdf)
  • Appendix 7 - part 4 (19mb pdf)
  • Appendix 7 - part 5 (5.9mb pdf)
  • Appendix 7 - part 6 (8.5mb pdf)
  • Appendix 7 - part 7 (454kb pdf)
• Appendix 8 - Infrastructure Assessment (9.8mb pdf)
• Appendix 9 - Stormwater Management Plan (19mb pdf)
• Appendix 10 - Flood Hazard Assessment
  • Appendix 10 - part 1 (6.6mb pdf)
  • Appendix 10 - part 2 (10mb pdf)
  • Appendix 10 - part 3 (9.8mb pdf)
• Appendix 11 - Preliminary Site Investigations (11mb pdf)
• Appendix 12 - Archaeological Assessment (11mb pdf)
• Appendix 13 - Ecological assessment (2.1mb pdf)
• Appendix 14 - Landscape and Visual Assessment (10mb pdf)
• Appendix 15 - Urban Design Assessment (4.4mb pdf)
• Appendix 16 - Groundwater Assessment (6.9mb pdf)
• Appendix 17 - Letters of Support (973kb pdf)
• Appendix 18 - Cultural Values Assessment (1.8mb pdf)
• Appendix 19 - Statutory Assessment (532kb pdf)
• Appendix 20 - Infrastructure Funding (612kb pdf)
• Request additional information table (920kb pdf)

Council made their decisions on the recommendations from the Independent Hearing Panel on Plan Change 33 on Monday 20 May 2024, accepting all the panel’s recommendations except for two, around heights and zoning in Mount Maunganui North and in Area F in the City Centre Zone.

Council resolution for decisions on IHP recommendations on Plan Change 33 (2.3mb pdf)

The rejected panel recommendations, alternative recommendations and reasons in the document above were referred to the Ministers for the Environment and RMA Reform for a decision.

Letter to Ministers Simmonds and Bishop – Referring rejected IHP recommendations on Plan Change 33 (2.4mb pdf)

In accordance with clause 20(1) of Schedule 1 of the RMA, Plan Change 33 became operative in part on 26 June 2024 and the Tauranga City Plan was updated to include all the accepted Independent Hearing Panel recommendations.

Council received the decision from the Minister Responsible for RMA Reform on Thursday 27 June 2024, who accepted Council’s alternative recommendation on increased heights in Mount Maunganui North, and rejected Council’s alternative recommendation on limited heights in Area F.

Response from Hon Chris Bishop – Tauranga City Council IPI (740kb pdf)

Plan Change 33 – Enabling Housing Supply became ‘operative in full’ on 17 July 2024, pursuant to clauses 105 and 20 of Schedule 1 of the Resource Management Act 1991, and the Tauranga City Plan was updated to incorporate the operative provisions of Plan Change 33.

Plan Change 33 key documents

At its meeting on 25 July 2022 the Tauranga City Council approved (in full) Plan Change 30 Earthworks to the Tauranga City Plan, pursuant to clause 17 (1) of Schedule 1 of the RMA. Plan Change 30 became operative in full on 12 August 2022.

• Factsheet (1.9mb pdf)
• 25 July 2022 Council meeting

Decision

• Panel of Independent Hearings Commissioners Recommendation (412kb pdf)
• Section 32 report (15mb pdf)

Hearing

No hearing held (22kb pdf)

• Planners report (645kb pdf)
• Opening statement (1mb pdf)
• Agreed Statement of Planning Position (Classic Developments NZ Ltd) (31kb pdf)