Voivoi Town Centre plaza, an outdoor cafe terrace with fountains and palms

Kaitiakitanga, guardianship of people & place

We lead ambitious property developments with visionary clients.

As an end-to-end practice, we challenge our clients to think boldly across master-planning, architecture, planning and resource management. By respecting the principles of kaitiakitanga, we create spaces where community and environment can thrive together.

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Who we are

A property practice that thinks like a guardian, not a developer.

We may be small compared to the big players, and we like it that way. Many of us came from large corporates but felt the human connection get lost, so we chose a better way of doing things.

With an agile team, we have the courage and tenacity to strive for better: better design, better innovation, a better world, for our clients, their communities and the environments we build in. Rooted in the Bay of Plenty, working across Aotearoa and the South Pacific.

About Kaitiaki

What we do

One team, from concept design to property representation.

Development Management

End-to-end leadership of complex property projects.

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Project Feasibility

Rigorous testing of what a site can sustainably deliver.

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Resource Management Planning

Consenting strategy and RMA navigation.

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Masterplanning

The long-term spatial framework for whole precincts.

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Architecture

Considered, place-grounded design for buildings that last.

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Project Management

Disciplined delivery, on programme and on budget.

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Property Representation & Negotiation

Negotiation and advocacy on your behalf.

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Stakeholder Engagement

Bringing community, iwi and councils alongside.

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Interior under construction, with timber framing, wall insulation and ceiling services roughed in

Building & Construction Management

Construction delivered by our own building team, so the thread that starts at feasibility does not stop at consent. Kaitiaki Build handles new builds, fitouts, refurbishment and full construction management.

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Building & Construction Management

Delivered by our sister company, Kaitiaki Build.

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Selected work

All projects

Town Centre & Retail2015–present

The Sands

Masterplanning, architecture, consenting and delivery of a billion-dollar mixed-use town centre in Papamoa Beach.

Client: Bluehaven Group

Commercial

Te Ao Nui

Development management through to handover of an award-winning 4,500m² IL4 office and emergency operations centre in Palmerston North.

Client: Horizons Regional Council

Town Centre & Retail

Excelsa Centre

Development management and leasing for a vibrant mixed-use neighbourhood hub in Papamoa East.

Town Centre & Retail

Whitiora

Development management and leasing for a community health and wellness centre in Golden Sands, Papamoa East.

Commercial

Commerce Place

A bespoke mixed-use concept in Gisborne relocating a regional office into a light-industrial precinct.

Client: LDE

Town Centre & Retail

GLO Laser & Aesthetics

Architecture and fit-out for a boutique spa, “a luxury retreat at the beach”.

Client: Private Client

Commercial2026

8 Toorea St

A design-and-construct interior fitout converting a double-height storage and workshop space into a modern two-level office at Junction Worx, Papamoa.

Client: Private

Community2025–2026

Bay Oval

Project management of the pavilion extension at one of New Zealand’s premier cricket grounds.

Client: Bay Oval Trust

Town Centre & Retail2023

Reform Fitness

A fast-track pilates studio fit-out delivered on time, on budget and on brand.

Client: Private Client

Town Centre & Retail2023

Pacific Town Centre

Market analysis, feasibility, masterplanning and concept architecture for an international mixed-use town centre.

Client: Private Pension Fund

Commercial2022–present

Te Puna Business Park

Independent resource-consent processing for a complex three-site business park, on behalf of council.

Client: Western Bay of Plenty District Council

Town Centre & Retail2022–2023

Mount Central

Development management, resource consenting and staged delivery of a Mount Maunganui retail expansion, anchored by a new Four Square.

Client: NST Investments

Education2022

St Joseph's Māori Girls' College Hostel

Masterplanning, architecture, resource consenting, project management and construction for the refurbishment of a ~90-year-old college hostel in Napier.