Substantive application

Application documents

Rangitoopuni Fast-track Approvals Act substantive application form (PDF, 3.3MB)

Rangitoopuni Fast-track application cover letter (PDF, 921KB)

Rangitoopuni Developments Partnership − legal letter (PDF, 233KB)

Personal details have been redacted from the application documents

Updated application documents 

On 20 August 2025, the applicant provided additional updated application documents.

Letter to the EPA regarding updated application documents filed (PDF, 171KB)

Applicant’s response to s67 and specialist comments (PDF, 1.1MB)

The applicant advises that no substantial changes have been made to the application, but note the following additional information has been provided from the following specialists:

• Commute: updated assessments, updated SIDRA modelling, additional vehicle tracking, additional sight distance drawings, and further trip distribution diagrams

  • Transport Response to s67 Queries (PDF, 33.1MB)

• Maven: Updated engineering drawings (drawings C481-5 and C484), and further Chapter E36 assessment

  • C481-5 drawing (PDF, 326KB)

  • C484 drawing (PDF, 626KB).

• GWE: Draft Odour Management Plan provided, and further analysis of disposal fields undertaken

  • Wastewater Response to s67 Queries (PDF, 3.4MB)

Assessment of environmental effects and statutory analysis

The assessment of environmental effects shows key project and assessment details required as part of the project application.

Rangitoopuni assessment of environmental effects (PDF, 13MB)

Appendices

Appendix A: Proposed conditions (PDF, 1MB)

Appendix B: Cultural impact assessment (PDF, 10MB)

Appendix C: Treaty settlement documents (PDF, 16MB)

Appendix D: Record of titles and interests (PDF, 6MB)

Appendix E: Land ownership details (PDF, 1.1MB)

Appendix F: Ecological impact assessment

• Appendix F: Ecological impact assessment (PDF, 42MB)

• Appendix F.1: Wildlife approvals checklist (PDF, 346KB)

Appendix G: Archaeological report (PDF, 6.8MB)

Appendix H: Geotechnical reports

• Appendix H: Geotechnical reports (PDF, 12MB)

• Appendix H.1: Geotech report subdivision stage 1-5 − appendix 1-3 (PDF, 33MB)

• Appendix H.2: Geotech report subdivision stage 1-5 − appendix 3-7 (PDF, 45MB)

• Appendix H.3: Geotech report subdivision stage 1-5 − appendix 7-10 (PDF, 43MB)

• Appendix H.4: Geotech report subdivision stage 6-14 (PDF, 14MB)

• Appendix H.5: Geotech report subdivision stage 6-14 − appendix 1A (PDF, 43MB)

• Appendix H.6: Geotech report subdivision stage 6-14 − appendix 1B (PDF, 39MB)

• Appendix H.7: Geotech report subdivision stage 6-14 − appendix 1C (PDF, 9.5MB)

• Appendix H.8: Geotech report subdivision stage 6-14 − appendix 1D (PDF, 34MB)

• Appendix H.9: Geotech report subdivision stage 6-14 − appendix 2 (PDF, 5.5MB)

• Appendix H.10: Geotech report subdivision stage 6-14 − appendix 3 (PDF, 16MB)

• Appendix H.11: Geotech report subdivision stage 6-14 − appendix 4 (PDF, 15MB)

• Appendix H.12: Geotech report subdivision stage 6-14 − appendix 5 (PDF, 10MB)

• Appendix H.13: Geotech report subdivision stage 6-14 − appendix 6 (PDF, 154KB)

• Appendix H.14: Geotech report subdivision stage 6-14 − appendix 7 (PDF, 1.6MB)

• Appendix H.15: Geotech report subdivision stage 6-14 − appendix 8 (PDF, 2MB)

• Appendix H.16: Geotech report subdivision stage 6-14 − appendix 9A (PDF, 18MB)

• Appendix H.17: Geotech report subdivision stage 6-14 − appendix 9B (PDF, 42MB)

• Appendix H.18: Geotech report subdivision stage 6-14 − appendix 9C (PDF, 21MB)

• Appendix H.19: Geotech report retirement village − end of appendix 1 (PDF, 33MB)

• Appendix H.20: Geotech report retirement village − appendix 1 (PDF, 50MB)

• Appendix H.21: Geotech report retirement village including start of appendix 1, 2 and 3 (PDF, 30MB)

• Appendix H.22: Geotech report retirement village − appendix 4-8 (PDF, 44MB)

• Appendix H.23: Geotech report retirement village − appendix 9-11 (PDF, 8.2MB)

Appendix I: Preliminary site investigation (PDF, 6MB)

Appendix J: Infrastructure report (PDF, 2.4MB)

Appendix K: Integrated transport assessment

• Appendix K: Integrated transport assessment (PDF, 34MB)

• Appendix K.1: E27 compliance memo (PDF, 451KB)

Appendix L: Proposed Auckland unitary plan documents

• Appendix L: Te Kawerau iwi tribal authority legal submissions (PDF, 86KB)

• Appendix L.1: Auckland council hearing evidence (PDF, 805KB)

Appendix M: Rangitoopuni masterplan (PDF, 22MB)

Appendix N: Scheme plans

• Appendix N: Scheme plans (PDF, 9.3MB)

• Appendix N.1: Retirement village scheme plan (PDF, 547KB)

Appendix O: Landscape plans

• Appendix O: Lot 1 landscape concept (PDF, 16MB)

• Appendix O.1: Lot 2 landscape concept (PDF, 44MB)

• Appendix O.2: Landscape elements (PDF, 21MB)

Appendix P: Architectural plans

• Appendix P: Lot 1 architectural plans (PDF, 507KB)

• Appendix P.1: Lot 2 architectural plans (PDF, 21MB)

Appendix Q: Stream width letter (PDF, 3.2MB)

Appendix R: Design guidelines (PDF, 25MB)

Appendix S: Ecological management plan (PDF, 11MB)

Appendix T: Landscape management plan (PDF, 8.9MB)

Appendix U: Cultural masterplan (PDF, 15MB)

Appendix V: Earthworks management plan

• Appendix V: Earthworks management plan (PDF, 1.4MB)

• Appendix V.1: 147016-RV-C200 earthworks (PDF, 27MB)

• Appendix V.2: Stage 1-7 earthworks (PDF, 42MB)

• Appendix V.3: Stage 8-14 earthworks (PDF, 44MB)

• Appendix V.4: Whole site subgrade earthworks (PDF, 15MB)

• Appendix V.5: Sediment calculations (PDF, 200KB)

• Appendix V.6: Rules assessment (PDF, 212KB)

Appendix W: Engineering plans

• Appendix W: 147007 - stage 8-14 roading (PDF, 35MB)

• Appendix W.1: 147007 - C230 stage 8-14 longsections and C330 type cross sections (PDF, 28MB)

• Appendix W.2: 147007 stage 1-7 earthworks (PDF, 42MB)

• Appendix W.3: 147007 stage 8-14 earthworks and C240 (PDF, 27MB)

• Appendix W.4: 147007 whole site subgrade earthworks (PDF, 29MB)

• Appendix W.5: 147007-M-C300 stage 1-7 roading (PDF, 43MB)

• Appendix W.6: 147007-M-C320 stage 1-7 stormwater (PDF, 26MB)

• Appendix W.7: 147007-M-C400 stage 1-7 stormwater (PDF, 46MB)

• Appendix W.8: 147007-M-C400 stage 8-14 stormwater (PDF, 47MB)

• Appendix W.9: 147007-M-C455, C480, C490 and C495 SW catchment, culvert details and onsite management (PDF, 13MB)

• Appendix W.10 147007-M-C800 roading std, drainage and stormwater (PDF, 33MB)

• Appendix W.11: 147016-RV C500 wastewater and C600 water supply (PDF, 26MB)

• Appendix W.12: 147016-RV-C000 cover sheet and C100 development (PDF, 2.1MB)

• Appendix W.13: 147016-RV-C200 earthworks (PDF, 46MB)

• Appendix W.14: 147016-RV-C300 and C400 stormwater (PDF, 46MB)

• Appendix W.15: 147016-RV-C450 stormwater (PDF, 32MB)

• Appendix W.16: 147016-RV-C800 roading and three water std details (PDF, 49MB)

• Appendix W.17: 147007 cover sheet, C100 and C110 (PDF, 23MB)

• Appendix W.18: Engineering calculations (PDF, 2.6MB)

Appendix X: Streamworks management plan (PDF, 39KB)

Appendix Y: Groundwater abstraction desktop study report (PDF, 36MB)

Appendix Z: Wastewater design reports

• Appendix Z: Countryside living subdivision wastewater report and stage 1-5 plans (PDF, 12MB)

• Appendix Z.1: Stages 6-14 plans (PDF, 22MB)

• Appendix Z.2: Retirement village wastewater Design report (PDF, 15MB)

Appendix AA: Stormwater management plan

• Appendix AA: Stormwater management plan (PDF, 4.8MB)

• Appendix AA.1: 147007 stage 8-14 stormwater (PDF, 47MB)

• Appendix AA.2: 147007-M-C455, C480, C490 and C495 SW catchment, culvert and onsite management (PDF, 13MB)

• Appendix AA.3: 147016-RV-C400 stormwater (PDF, 24MB)

• Appendix AA.4 147016-RV-C450 stormwater (PDF, 32MB)

• Appendix AA.5: 147007 SW stages 1-7 (PDF, 27MB)

• Appendix AA.6: Engineering calculations (PDF, 2.2MB)

• Appendix AA.7: AUP standards assessment (PDF, 189KB)

Appendix BB: Retirement village water supply servicing strategy (PDF, 1.4MB)

Appendix CC: Fire fighting design requirements (PDF, 11MB)

Appendix DD: Waste management and waste minimisation plan (PDF, 8.2MB)

Appendix EE: Auckland unitary plan rules assessment (PDF, 207KB)

Appendix FF: Auckland council s30 letter (PDF, 51KB)

Appendix GG: Letter to adjoining owners and occupiers (PDF, 959KB)

Appendix HH: Landscape visual and urban design assessment (PDF, 7.5MB)

Appendix II: Flood assessment report

• Appendix II: Flood modelling report (PDF, 2.2MB)

• Appendix II.1: Appendix A and B combined (PDF, 22MB)

• Appendix II.2 Appendix C, D, E and F combined (PDF, 40MB)

Appendix JJ: Construction noise and vibration letter (PDF, 173KB)

Appendix KK: Noise assessments

• Appendix KK: Gun club noise assessment (PDF, 350KB)

• Appendix KK.1: WWTP & WTP noise assessment (PDF, 5.6MB)

• Appendix KK.2: CBPL memorandum − WGC consent history and EUR (PDF, 179KB)

• Appendix KK.3 Peer review of acoustic mitigation (PDF, 199KB)

Appendix LL: Contractor management plan (PDF, 21MB)

Appendix MM: Arborist assessment (PDF, 2.1MB)

Appendix NN: Economic impact assessment (PDF, 5MB)

Appendix OO: Auckland unitary plan objectives and policies assessment (PDF, 638KB)

Appendix PP: Iwi consultation (PDF, 1.2MB)

Appendix QQ: DoC and MfE consultation (PDF, 3.2MB)