Public submissions on Plan change 120 close soon

⚠️ Public submissions on proposed Plan Change 120: Housing Intensification and Resilience closes this Friday 19 December at 5pm.

Auckland Council is proposing changes to where new homes and businesses can be built. These proposed changes (known as Proposed Plan Change 120) respond to central government direction for more housing and allow the council to strengthen its natural hazard rules.

They aim to better protect people and property from floods and other natural hazards and focus more new homes in safer, well-connected areas close to jobs, shops, services, and fast, frequent public transport.

This approach makes better use of existing infrastructure, such as the $5.5 billion City Rail Link and allows for more housing choice near town centres, train stations and rapid busways.

These are still proposed changes. We encourage Aucklanders to have their say before final decisions are made by making a submission on Plan Change 120.

You can find out more, including how to have your say here: https://akhaveyoursay.aucklandcouncil.govt.nz/aucklands-future-housing-plan

You don't need to be an expert or a homeowner to make a submission - everyone's view is important. All submissions will be considered by an Independent Hearings Panel who will hold public hearings. You can request to speak at a hearing when you make your submission if you want (but you don't have to).

The Independent Hearings Panel will make recommendations to the council on the proposed changes, with Auckland Council making the final decisions in mid-2027.

East Auckland turn out for public meeting on intensification

Auckland Council is proposing changes to the Auckland Unitary Plan – the city’s rulebook for where new homes and businesses can be built. These proposed changes - known as Proposed Plan Change 120 - respond to central government direction for more housing and allow the council to strengthen its natural hazard rules.

On Tuesday night there was a public information session for East Auckland to understand more about the proposed changes and what it might mean for their communities. Originally there wasn't one specifically planned for East Auckland, with an earlier event in Ōtara (which I attended) intended to cover South and East Auckland. Howick Ward Councillors Bo Burns and Maurice Williamson asked staff to arrange one which they did. Given the potential impact of the changes, it was no surprise that there was a strong turnout with over 400 residents turning up. There were representatives from most of the local residents associations and other community groups as well as Councillors and Local Board Members.

Staff provided an overview of the proposed changes, before responding to questions received via an electronic system. Given the number of people in the room, I understand the need for structure although many residents were disappointed that there was no opportunity for verbal comments or questions (as we saw at the other event in Ōtara).

Key points from the presentation
🏘️Intensification has been mandated by the Government through legislation and Auckland must respond.
🏘️Better protections against natural hazards have come into immediate legal effect, giving council more powers to restrict or decline development in high risk areas.
🏘️Intensification is focused around town centres and rapid transport although, because of the requirement to meet 2 million dwellings,
🏘️Submissions are how the public can have their say and will shape the future of the plan.

Most importantly please make sure you complete your submission before it closes on 19 December. See https://akhaveyoursay.aucklandcouncil.govt.nz/aucklands-future-housing-plan

Submissions will be read by the Independent Hearing Commissioners with an option for residents to speak to their submission, before a recommendation is made to Auckland Council for final decision in mid-2027.

I've tried to capture some of the key questions below that were asked and roughly the answers given but these aren't verbatim - please ask if you need clarification on anything here.

❓How will Auckland Council manage stormwater runoff causing sewerage overflows now let alone when more infill housing occurs as planned?
Staff acknowledge that infrastructure is already a challenge, and catering for growth remains difficult while trying to maintain what we have. Funding is a major constraint and the Government has promised to provide more options, although we’re still waiting for this.

❓Where does the 2 million dwelling target come from?
It is a theoretical maximum based on fully developing everywhere across Auckland using the (now defunct) Medium Density Residential Standards (often referred to as 3x3 as it allowed three buildings up to three storeys). Auckland Council doesn't agree with this target, but Government included it within the legislation so we have no choice but to comply.

❓What changes will the council implement to keep the streets clear for vehicles so that oncoming traffic can pass on the main streets?
Auckland Council cannot require parking because the previous Government removed this option and the new Government has not returned it.

❓As Howick is not on a public transport corridor, and is in fact, isolated from direct rapid public transport, why are we included in this intensification plan.
Howick has been designated a town centre which the Government requires upzoning using walkable catchment.

❓6-7 weeks is way too short of time for ratepayers to consider and understand the plan changes
Auckland Council agrees it is too short but it's been mandated by the Government. This is not how or when council would do it if we had the choice.

❓Do covenants still take precedence over unitary plans and if so why is council not supporting them?
Yes, they do still take precedent. They're managed through the Property Act and enforced through courts. However, Auckland Council cannot rely on them as part of the zoning process as they're not part of the Resource Management Act (RMA).

❓Fundamentally, why is intensification required? Auckland is not going to follow other cities with populations over 5m people, for probably 50 yrs. Why now?
Auckland Council has always said that growth, managed well, is good and required for the city to succeed. Successive governments have agreed, pushing Auckland to grow faster than council has planned.

❓Has there been any consideration for the Heritage sites in Howick and the rich historical history that will be lost amongst the proposed high rise developments?
It has been considered and protections like the Stockade Hill View Shaft are maintained.

❓What about the value of my house?
Zoning can lead to increases or decreases in property prices, as the land values change and markets respond. Higher zoned land may be worth more to a developer than it was before. Protection of property value isn't covered by the the Resource Management Act (RMA) so could not be considered as part of this planning process.

❓Is this a done deal?
No, absolutely not. The only thing that has taken effect is the increased protection for natural hazards. The rest of the plan is proposed, pending public submissions, hearings and final decisions. There will be changes, there always are changes so make sure you submit.

Public shares concerns about intensification at public meeting

Auckland Council is proposing changes to the Auckland Unitary Plan – the city’s rulebook for where new homes and businesses can be built. These proposed changes - known as Proposed Plan Change 120 - respond to central government direction for more housing and allow the council to strengthen its natural hazard rules.

On Tuesday 25 November there was a public meeting in Ōtara for the communities of South and East Auckland to learn more about the proposals and ask questions. It was very well attended with over 100 people turning up, including Councillors Andy Baker (Franklin), Alf Filipaina (Manukau) and Lotu Fuli (Manukau), plus local board members. It was good to have the opportunity to listen to residents of the Howick Local Board and understand their questions and concerns.

While every community is impacted differently, many of the concerns are similar. Questions were asked about the social, transport and water infrastructure required to support the intensification. Staff acknowledged these challenges and that outcome of this process (expected to conclude mid-2027) will help inform future plans and investment. It's a challenging conversation and I was impressed by the staff's willingness to respond as best they could.

It's important to remember that the requirement to increase housing capacity in Auckland has been mandated by Parliament and we can only choose where (not if) we enable more intensification.

There is another session coming up which will cover Central and East Auckland on Monday 1 Dec 06:30 pm to 08:00 pm at the Aotea Centre.

It's vital that everyone takes the opportunity to be heard, sharing their concerns and questions while there is this opportunity.

You can find out more, including how to have your say online here: https://akhaveyoursay.aucklandcouncil.govt.nz/aucklands-future-housing-plan

Submissions close: Friday 19 December 2025, 5pm

New plan for housing intensification

Last week the Governing Body of Auckland Council (Mayor and Councillors) voted to approve the replacement plan for intensification.

The old version (Plan Change 78) was required by central government legislation. By law, it could not reduce building in high-risk hazard areas or opt out of blanket rules allowing three-storey homes across Auckland – including areas with limited transport connections.

It's replacement, Plan Change 120, will:

• introduce stronger planning rules in high-risk flood and natural hazard areas, reducing future risk to people and property.

• remove blanket three-storey housing rules (known as the Medium Density Residential Standards) across almost every residential area across Auckland.

• focus new homes around the city centre, town centres, rapid transit stops such as train stations, Northern/Eastern Busways, and frequent bus routes..

• meet government directions for increased building heights around five key Western Line stations: 15 storeys at Maungawhau, Kingsland and Morningside; and 10 storeys at Baldwin Avenue and Mt Albert stations.

• give infrastructure providers a clearer picture of where growth is expected, compared to Plan Change 78.

While not everything in Plan Change 120 is good, it's fixing much of the problems with Plan Change 78. The biggest challenge is the legally mandated requirement to one for 2million homes (up from the 900k in the original Auckland Unitary Plan). I'm pleased to see that the Governing Body included this in their resolution:

"note Auckland Council’s firm position that the outcomes for Aucklanders are more important than meeting a theoretical housing capacity target and that the Independent Hearing Panel and Auckland Council (as final decision maker) must be able to focus on achieving the best outcomes for Auckland through the final form of plan-enabled housing capacity."

By 10 October 2025 council will write to the Minister for the Environment seeking approval to notify the new replacement plan change.

Public notification is expected by the end of October (subject to the minister’s agreement) with public submissions are expected to open from 3 November to 19 December 2025 (subject to the minister’s agreement). Following submissions, public hearings will be held by an Independent Hearings Panel.

Read more here: https://ourauckland.aucklandcouncil.govt.nz/news/2025/09/new-plan-approved-for-auckland-s-future/

Howick Local Board feedback on draft intensification

Government (aka Parliament) has instructed Auckland Council that we must provide for more housing intensification - by law we have no choice but to allocate capacity for 2 million new dwellings (read more about this here).

And they've set incredibly tight timeframes to make the decision on which plan to use. Auckland must choose either:

1. Plan Change 78 which couldn't downzone high risk locations, had to allow 3 houses up to 3 storeys on almost every property (MDRS), and was notified in 2022.
   OR

2. replacement plan change that has intensification more focused, reducing intensification in the highest risk areas, but draft maps have only just be released.

   Last week the Howick Local Board held an additional meeting to formalise our feedback into the process. We did our best in the short timeframe to make our community aware and 75 people turned up to our meeting (setting new record). We’re doing everything we can to ensure that our community’s voice is heard so we held a public forum with 13 people/groups speaking to us (another new record). Plus countless emails, phone calls, social media replies and more.
   
   We took nearly four hours to listen, consider, and formulate our feedback. Given the tight timeframes and complex issues, it wasn't easy and we're grateful to the public and staff for their input and support. In the end we:
   ❎ opposed both plan changes and requested more realistic timeframes to do this properly
   ✅ supported improvements to focus intensification, return single house zones, and better controls to avoid natural hazards.
   ❎ opposed Howick Village upzoning and asked for stronger protections for Stockade Hill
   ❎ opposed upzoning through Cockle Bay transport corridor on basis of poor infrastructure, huge impact, and marginal evidence
   ℹ️ provided alternatives for upzoning, closer to existing infrastructure and other intensification
   
   Next step is for the Governing Body (Mayor and Councillors) to consider the feedback of all 21 local boards, mana whenua, nearby councils, and government ministries. They will then make their decision in late September.
   
   You can find our full feedback in our minutes available here: https://infocouncil.aucklandcouncil.govt.nz/Open/2025/08/20250828_HW_MIN_13699_WEB.htm
   
   And a recording of our meeting here: https://www.youtube.com/playlist?list=PLNiuqKCzobSzQ05kCv2JI2iefmDp2_tEh

Draft intensification plans released

The Auckland Unitary Plan (AUP) is our city's zoning planning rule book. It's governed by the Resource Management Act (RMA) and allowed for approximately 900k new homes.

Under the previous government, the council was required to make widespread changes to the AUP to enable even greater levels of intensification. The resulting changes to the AUP were included in Proposed Plan Change 78: Intensification (PC78) notified in August 2022.

The very recently enacted Resource Management (Consenting and Other System Changes) Amendment Act enables the council, if it chooses, to withdraw in part, PC78, provided the council notifies a replacement plan change that satisfies new requirements. The council had previously been unable to withdraw PC78 (in whole or in part).

On 21 August 2025 the Policy and Planning Committee endorsed a draft replacement plan change to enable staff to consult on it with iwi authorities, government ministries and adjoining councils, and to request local board views on the draft replacement plan change and a corresponding withdrawal in part of PC78.

Due to the timeframes set by central government in the Act, the council will need to decide in September 2025 whether or not to withdraw from PC78 and, if so, to proceed with a replacement plan change.

What does this mean for East Auckland? Because of the short time frames, we have limited information available to us. Staff have prepared maps that show the new zoning that is proposed and I've taken the current AUP zones, PC78, and the replacement maps to compare them. These are subject to change, but hopefully this helps show the differences between the three plans. In PC78 intensification is spread across the area, while in the replacement plan, intensification is being focused around town centres and transit routes.

The choice before council is PC78 or the replacement. Local Boards are not the decision-makers but we do have an opportunity to provide input.

The Howick Local Board is meeting on Thursday 28 August 2025 at 1pm to consider our feedback. While there is no formal public consultation prior to notification, we've agreed to accept public input at this meeting so we can better convey what the community thinks. People or groups wanting to speak are encouraged to register via howicklocalboard@aucklandcouncil.govt.nz

You can find more in our agenda published here:
https://infocouncil.aucklandcouncil.govt.nz/Open/2025/08/20250828_HW_AGN_13699_WEB.htm

Opportunity to take back (some) control of intensification

Parliament has just passed legislation that gives Auckland an opportunity to take back some control of housing intensification. But there are still challenges ahead and there are limitations on what can be done next.

In 2021, the National and Labour parties joined forces to increase housing intensification. This included requiring large cities across NZ to upzone for 30 years of growth. Included in these changes was the Medium Density Residential Standard (MDRS) which allows three homes of up to three storeys high to be built on most residential sites in urban Auckland without a resource consent. While councils may not have agreed with this change, Parliament makes the law - there were special requirements in the legislation that required councils to comply. It also denied councils the ability to downzone anything until the changes were made. In response, Auckland created Plan Change 78 (PC78) which was notified in 2022 with feedback and hearings.

When the storms hit on Auckland Anniversary 2023, Auckland Council asked the Government of the day for permission to halt intensification. The Minister agreed to an extension until March 2024 to allow council to investigate natural hazards and flooding. In October 2023 another Government was sworn in and the same conversations were had, and another extension was granted (until March 2025). Replacement legislation was introduced in December 2024, with another extension while it went through parliament. However the city centre was excluded from the extension and as a result, the city centre parts of PC78 were made operative in June 2025.

The legislation passed allows Auckland to withdraw PC78, subject to conditions. One of these is that withdrawal requires council to replace it with another plan change that provides the same or more housing capacity. In essence, Auckland will be able to determine where, but not if, we intensify. There is also a requirement to notify the new plan before 10 October (literally the day before election). And it's a one-time opportunity - withdraw PC78 now or continue and it becomes operative.

The decision to withdraw isn't automatic and will be made by the Governing Body (Mayor and Councillors), probably at the Policy and Planning Committee on Thursday 21 August. Given the extraordinary tight timeframes, we understand that there won't be public consultation before this decision.

While we've been waiting for Parliament, Auckland Council has been preparing. Workshops have been held with the Governing Body (Mayor and Councillors) to create a draft proposal that meets the Government's requirements (as best we could understand them before the bill passed). While Local Boards have been provided some updates, we're not responsible for the decisions or the direction of the plan and we've had no input (zoning sits with the Governing Body). The Howick Local Board is expecting to have an opportunity to provide feedback and we’ll be arranging an additional meeting on Thursday 28 August to fit into the timelines.

While I'm pleased that Auckland is getting some control back, it comes with significant conditions and an extraordinarily tight timeframe. I strongly support quality intensification in the right places (over unsustainable urban sprawl), but this rushed process is unlikely to lead to the best outcomes.

As more information become available, I’ll make sure we share what we can.