Aucklanders to have their say on proposed changes to Plan Change 120

Auckland Council’s Policy, Planning and Development Committee has today approved proposed changes to Plan Change 120 for public notification. This gives Aucklanders another opportunity to have their say on the region’s housing rules through an additional round of public submissions. 

The proposed changes respond to Government legislation that reduced Auckland’s minimum housing capacity requirement from around two million homes to a minimum of 1.4 million homes. 

These changes continue to meet the Government’s mandatory housing requirements, with some additional housing opportunities proposed in places with good access to transport and services, following feedback received from local boards and iwi authorities.  

Mayor Wayne Brown says it’s good to get a clear decision today that will allow Auckland to move forward.  

“The option we’ve gone with is a compromise between those who wanted us to do less and those, like me, who wanted us to do more.  

“It is fair to say most Aucklanders are sick and tired of talking about intensification and plan changes – our decision delivers a good, balanced outcome and we don’t need the goal posts shifted anymore,” he says.  

Councillor Richard Hills, chair of Auckland Council’s Policy, Planning and Development Committee, says the proposed changes recognise that where housing is located is just as important as how much housing is enabled.  

“Now, once again, it’s Aucklanders’ turn. We encourage people to tell us what they think by making a submission. 

“The proposed changes to the plan continue to provide significant capacity for more housing where it makes the most sense – in well-connected locations – while providing the strongest protections for flooding and other natural hazards. The evidence shows demand for housing is highest in these locations because of good access to jobs, services and public transport. 

“This makes the best use of the transport, water and other infrastructure in which Aucklanders have already invested billions of dollars.  

“It could also provide more options for Aucklanders to own or rent a home close to transport, services and everyday needs and allow others to downsize and remain in the neighbourhoods where they raised their families. 

“Areas close to the city centre and rapid transit already provide some of Auckland’s best access to jobs, education, services and public transport. Major investments such as the $5.5 billion City Rail Link and the $1.6 billion Central Interceptor are making these locations even better connected and better able to support more housing in the future, while around 85 per cent of Auckland’s urban area remains unchanged,” says Councillor Hills.  

The committee agreed a revised package of proposed changes: 

• Within 10 kilometres of the city centre, taller building heights in some of these walkable catchments is still proposed. This includes around the five Western Line stations as set out in legislation: Maungawhau/Mt Eden, Kingsland, Morningside, Mt Albert and Baldwin Ave. 

The proposal removes additional housing around smaller local centres and along most frequent bus routes beyond 10 kilometres of the city centre. 

Auckland’s wider residential area reverts to the current Auckland Unitary Plan rules, adopted in 2016 with around 85 per cent of Auckland’s urban area remaining unchanged. 

The current Auckland Unitary Plan is estimated to provide theoretical housing capacity for around 1.2 million homes. The proposed changes are estimated to provide theoretical housing capacity for between approximately 1.5 and 1.7 million homes. 

“Housing capacity is not a target for how many homes will actually be built,” says Councillor Hills. 

“It measures how many homes Auckland’s planning rules could theoretically allow over time if every eligible site was developed to its maximum permitted capacity. 

“This is a plan for 30 years or more. The number of homes ultimately built will continue to depend on factors such as population growth, market demand, infrastructure availability and decisions made by property owners and developers.” 

Public submissions are expected to run for four weeks from the end of August 2026. 

Anyone can make a submission. Aucklanders are encouraged to read the proposal and have their say through the AK Have Your Say website from late August. 

People who have already made a submission are welcome to provide additional feedback on the proposed changes through the additional submissions process. Their existing submissions will continue to have standing unless withdrawn. 

Following the submissions period, an independent hearings panel will consider all submissions, hold public hearings and make recommendations to Auckland Council. 

The council is expected to make final decisions on Plan Change 120 in mid-2027.  

Plan Change 120 – what is being proposed? 

Walkable catchments

• retain the Government’s required walkable catchments around the city centre, metropolitan centres, and rapid transit stops (train stations and Northern and Eastern busway stops).
• retain walkable catchments of generally 800 metres (10-minute walk) around rapid transit stations and metropolitan centres and 1,200 metres (15-minute walk) around the city centre.
• retain the legislated building heights of 10 and 15 storeys around the five Western Line stations: 15 storeys at Maungawhau, Kingsland and Morningside; and 10 storeys at Baldwin Avenue and Mt Albert stations.
• retain the proposed building heights of 10 and 15 storeys around a number of other walkable catchments within 10 kilometres of the city centre (with the exception of Meadowbank Station, which is proposed to reduce to six storeys). 
• reduce building heights in walkable catchments outside 10 kilometres from the city centre to generally six storeys, which is the height required by central government.

Town and local centres 

• retain more apartment and terraced housing choices around most of Auckland’s town centres, as required by government. These are typically located on main roads with good access to public transport. These are places where people go to shop, work, or use services, such as St Lukes, Northcote, and Onehunga.
• remove additional housing choices around local centres across Auckland with the existing Auckland Unitary Plan rules retained. These are smaller shopping areas like Blockhouse Bay or Grey Lynn. 

Frequent bus routes 

• retain additional intensification along selected frequent transit corridors (major bus routes) within 10 kilometres of the city centre.
• remove additional housing along major bus routes outside 10 kilometres of the city centre.

Natural hazards

• retain stronger natural hazard rules with additional downzoning in the most vulnerable areas based on updated flood modelling and rainfall data to limit housing in high-risk areas and to make homes more resilient.

Wider urban area 

• The vast majority of Auckland’s wider urban area reverts to the Auckland Unitary Plan rules, adopted in 2016.

Partial withdrawal

• The committee also agreed to partially withdraw parts of the original Plan Change 120 proposal that are no longer being progressed. Partial withdrawal narrows the geographic area covered by the plan change.