A defining moment in the Bella Vista Homes disaster can be traced back to one crucial meeting.
It was 12.30pm on a sunny Wednesday in December 2016, just four days before Christmas.
Ten people gathered in the office of Garry Poole, the chief executive of the Tauranga City Council at the time, to discuss a pending claim of "malfeasance in public office".
Lawyers were present, along with senior council management and the leadership of Bella Vista Homes.

The meeting, which was set down for an hour, was likely one of many appointments on the top floor of the council's Willow St administration building

The lead up

The meeting

The decision

What happened next

Why one decision was so significant

Why the decision was made

The conflict of interest

'Significant changes'

The three reports