By Kaaren Joubert, Planning Manager, Cato Bolam Consultants.
Auckland Council has approved proposed amendments to Plan Change 120 (PC120) for public notification following the Government’s decision to reduce Auckland’s minimum housing capacity requirement from around two million homes to at least 1.4 million homes.
The revised proposal continues to meet the Government’s housing requirements while narrowing where additional housing intensification is proposed across Auckland. For landowners and developers, the key question is where additional development capacity has been retained, and where it has been reduced. With submissions opening in August 2026, now is the time to understand what the changes could mean for your property.
Proposed upzoning becomes more targeted
The revised proposal retains the Government’s mandatory walkable catchments around the city centre, metropolitan centres and rapid transit stations.
Within 10 kilometres of the city centre, additional building height is still proposed in selected walkable catchments, including around the five Western Line stations specified in legislation:
- Maungawhau / Mt Eden
- Kingsland
- Morningside
- Mt Albert
- Baldwin Avenue
The proposal also continues to provide additional housing opportunities around most town centres and along selected frequent bus routes within 10 kilometres of the city centre.
Outside these areas, however, the approach is more selective. Walkable catchments beyond 10 kilometres from the city centre would generally revert to the Government’s minimum six-storey standard, while additional housing around local centres and along most frequent bus routes beyond 10 kilometres would no longer proceed. Around 85% of Auckland’s wider urban area would continue to be governed by the existing Auckland Unitary Plan provisions.
Natural hazards remain a key consideration
The revised proposal also retains stronger natural hazard provisions. In some locations, properties affected by flooding and other natural hazards are proposed to be downzoned or excluded from additional housing capacity, reinforcing that natural hazard risk will continue to influence where future growth can occur.
What does this mean for landowners and developers?
The amendments reduce the extent of the additional upzoning proposed under PC120 while retaining higher-density development around rapid transit, metropolitan centres and other well-connected locations.
For some landowners, this means development opportunities proposed under the earlier version of PC120 may no longer proceed. For others, there may be little or no change because the proposed zoning affecting their property has been retained.
With another round of public consultation about to begin, now is a good time to understand how the revised proposal may affect your property, development plans or investment decisions.
What happens next?
The proposed amendments are expected to be publicly notified in late August 2026, with submissions open for four weeks through Auckland Council’s AK Have Your Say website.
Anyone can make a submission on the proposed changes. Those who have already submitted on Plan Change 120 can also provide additional feedback, with their original submissions remaining valid unless they choose to withdraw them.
Following the submission period, an Independent Hearings Panel will consider submissions before making recommendations to Auckland Council.
Final decisions on Plan Change 120 are expected in mid-2027.
Read more: Our Auckland Update
Need help understanding the proposed changes?
Whether you’re a landowner, developer or property professional, understanding how the revised proposal affects your site is important before submissions open.
Our planning team can help you interpret the proposed changes, assess what they could mean for your property, and prepare a submission where appropriate.
