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Pukapuka matua panonitanga mahere 33

Plan Change 33 key documents

Documents relevant to the plan change including the changes proposed to the operative Tauranga City Plan, supporting documents, and submissions.

Closing statement now available 

The closing statement responds to, or provides clarification to, matters that were raised through the Session 2 substantive hearing held in October 2023. 

You can view the closing statement in the drop-down below titled ‘Session 2 Hearing – Closing Statement’.


The hearing for proposed Plan Change 33 was split into two sessions as set out in Direction #3. Session 1 was held on 4-5 July 2023 and Session 2 was held on 2-10 October 2023. The livestream of the sessions can be viewed on our YouTube channel.

Livestream of the sessions

The hearing procedures and directions from the Chair of the Independent Hearings Panel is available below.

Hearing Procedures and Directions Plan Change 33 (299kb pdf)

The documents in this section are directions given by the Independent Hearings Panel. The Independent Hearings Panel hear and consider all submissions and evidence on proposed Plan Change 33 and make recommendations to Council.

The documents in this section relate to expert conferencing on specific matters that the Independent Hearings Panel have directed to be held to resolve issues. The Joint Witness Statements are the agreed outcomes of the conferencing.

Joint Witness Statements
Qualifying Matter – Landscape values for the coastal environment (citywide) – Technical Documents
Approach to Policy 3(c) and (d) – Technical Documents
Development Capacity Report

The documents in this section are the s.42A hearing report, evidence, and legal submissions for Session 1 on strategic matters and an overview of the key themes raised by submitters.

Section 42A Hearing Report
Council Expert Evidence
Submitter Expert Evidence
Submitter Evidence
Legal Submissions
Closing Statement

The documents in this section is the s.42A hearing report for Session 2 on substantive matters. Due to the size of the report, it is split into volumes.

To assist in understanding how to read the s42A hearing report, we have prepared a guidance document (408kb pdf)

Section 42 Hearing Report

The documents in this section are the Appendices to the s.42A hearing report for Session 2 on substantive matters. Due to size of the documents, some appendices have been split into parts.

Appendix 1 – Experience and Expertise
Appendix 2 – Summary of decisions requested and recommendations
Appendix 3 – Reporting Officer’s recommendations on notified plan content
Appendix 4 – Recommended Planning Maps
Appendix 5 – Section 32AA and Section 32 Evaluation for existing Qualifying Matters
Appendix 6 – Expert Conferencing Joint Witness Statements
Appendix 7 – Development Capacity Assessment
Appendix 8 – Landscape Assessments
Appendix 9 – Commercial Assessment
Appendix 10 – Pukehinahina Visual Impact Assessment
Appendix 11 – Map of enabled heights within the City Centre
Appendix 12 – Analysis of shading effects along The Strand
Appendix 13 – Walkable Catchment Maps

The  documents in this section are the Council’s expert evidence and legal submissions for Session 2. These should be read in conjunction with the relevant submissions and the s.42A hearing report. 

Council Expert Evidence 
Legal Submissions 

Legal submission on behalf of Tauranga City Council (786kb pdf)

Council Rebuttal Evidence
Council Opening Statements

The documents in this section are submitters expert and non-expert evidence, letters to be tabled, and legal submissions for Session 2. These should be read in conjunction with the relevant submissions and the s.42A hearings report. 

Submitter Expert Evidence
Submitter Evidence 
Letter to be tabled
Technical Report
Legal Submissions 
Submitter Rebuttal Evidence
Submitter tabled evidence
The documents in this section are the closing statement and legal submission responding to the matters raised during the course of the Session 2 substantive hearing. 
Closing Statement  
Legal submission 

Summary of submissions and further submissions

We received submissions on proposed Plan Change 33. 

To assist in reading submissions, we have created a summary which sets out the decisions requested  in the submissions we received and is arranged by themes. Further submissions are referenced against the original submission point (the original submission point appears in parentheses) and highlighted in green. Each further submission starts with ‘FS’. For further reasoning and context please refer to the original submissions.

Summary of decisions requested (528kb pdf)

Update 15 December 2022: Tauranga City Council has withdrawn points 314.14 and 314.15 from its own submission, which related to enabling additional building height in the Mount North area. The other submissions received on this topic remain. 

Letter – Plan Change 33 – Withdrawal of Tauranga City Council submission points – 12 December 2022 (42kb pdf) 

View all submissions

List of submitters and submitter number by alphabetical order (268kb pdf)

Submissions: 1 - 154

Submissions: 155 - 284

Submissions: 284 - 400

Further submissions: 404 - 476

Further submissions: 477 - 543

Further Submissions: 544 - 609

Key documents

Public Notice - further submission - 26 November 2022
Public Notice -  public notification - 20 August 2022 
Factsheet – Enabling Housing Supply (2.7mb pdf)

Plan Change 33 Annotated Text
Section 32 Evaluation Report

Need a hand?

Plan changes are complex and we would be happy to help you understand the information on this page and answer your questions about proposed Plan Change 33. To get in touch with the City Planning team, email us at city.plan@tauranga.govt.nz or call 07 577 7000.

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