Plan Change 120 focuses on resilience and growth around transport.
A turning point for Auckland, with stronger flood safeguards, protection of character areas – and the city’s best shot at a cohesive plan for future growth linking transport, affordable housing and jobs.
That’s how Richard Hills, chair of Auckland Council’s policy, planning and development committee, sees the benefits of changes to Auckland’s planning rules, Plan Change 120, now open for public feedback.
Plan Change 120 marks the biggest reset of Auckland’s planning rules since the Unitary Plan in 2016 and comes after the 2023 floods underscored the need for safer, more resilient growth.
“I think one of the major benefits is that we won’t have inappropriate development, particularly in areas that flood, which was a big message to the council from Aucklanders,” says Hills.
Since 2023, the council has pushed for changes to the earlier planning rules to better manage growth and risk.
“Plan Change 78 has now been superseded – that plan required the council to enable three homes of up to three storeys on nearly all residential sites. However, we did not have adequate powers to rule out building on land at risk of flooding,” says Hills.
Plan Change 120 provides the same amount of housing capacity as Plan Change 78 but focuses new homes in areas near frequent transport and town centres. That will mean more people living closer to jobs, services and rapid transit such as the City Rail Link (CRL), boosting productivity.
“So PC 78 has gone; PC 120 means we can guard against building on areas not suitable for new housing as we have learned the lessons of recent years, like the big floods of 2023, and know we can’t build ‘three-and-threes’ everywhere.”
But Hills says the plan’s real power comes into focus once you factor in the CRL. “It will enable tens of thousands of people to enjoy shorter, more convenient commutes. People will gravitate to the CRL; it will revolutionise the rail system and, over time, thousands more people will live in affordable housing built round the transport hubs.”
PC 120 will enable the new homes Auckland needs to be delivered over the next 30 years and beyond, says Hills, some of them 10-15 storeys around the transport hubs.
“It won’t happen overnight. These things take time, it’s a 30-year plan but I think some people think it means Auckland will become hugely high rise,” he says.
“It doesn’t mean that at all. Although both plans require the same capacity for housing, PC 120 is a more coherent plan than the more incoherent, blanket housing foreseen under PC 78.
“The idea is for affordable housing, businesses and jobs to grow around transport hubs, in particular. But it doesn’t mean all character housing will be overtaken by new housing. PC 120 continues to offer protection for the majority of character housing, while areas like Mt Eden (Maungawhau) and Kingsland have a role to play around the CRL as transport hubs.
“People are always sceptical when new housing policies are released as they think it should mean dramatically reduced housing prices.
“It doesn’t work like that; it takes time, although we are seeing it now – in places like Northcote and Avondale, you can buy 2–3-bedroom apartments for $600,000-$800,000. Okay, they are not standalone homes, but they provide options to use the land better, which is what PC 120 does.
“It’s about community too. We are facing a massive issue where older people find themselves alone in a family home after the kids have moved out. They could downsize, but they often can’t find anywhere in their neighbourhood because of demand and expense. Meanwhile, their kids have moved to a far-flung suburb because they couldn’t afford to live close to parents or grandparents.”
Hills uses the example of Bert Sutcliffe Retirement Village in Beach Haven. “There was a lot of opposition when it was first proposed but it’s been a great success – it’s meant a new home for 400 older people, mostly from that surrounding area,” he says.
“That means up to 400 homes opening up for new families to move into in that same area – generational access to communities. The same principle is in play when we talk about building affordable housing round transport hubs.”
It’s about providing more options, he says, including projects like the new Build To Rent development in Takapuna. “We are seeing an exodus of young New Zealanders heading overseas where they can find jobs and enjoy good transport, which means they might not need a car. And we are seeing too many Aucklanders with no choice but to drive a car if they are not on a bus route.”
Now, says Hills, is a chance for Aucklanders to be a part of this watershed planning process by submitting feedback on the plan. “Feedback tends to come mostly from people opposing a plan, but we also want to hear from those who support it but have a perspective to offer.
“Plan Change 120 is about creating a smarter, more connected Auckland, linking housing to fast, frequent transport, safer land and better infrastructure.”
Submissions on Auckland’s Future Housing Plan – Plan Change 120 – are open until 19 December 2025. Visit akhaveyoursay.nz.