By Kaaren Joubert, Planning Manager, Cato Bolam Consultants.
Auckland Council has withdrawn Plan Change 78 and endorsed Plan Change 120: Housing Intensification & Resilience for notification. This marks a significant shift in how and where Auckland will grow, with stronger controls on natural hazards. The decision was confirmed on 24 September 2025, alongside the next steps and timeline for public input. Note: the withdrawal does not apply to provisions for the Business-Metropolitan Centre zone (excluding Westgate and New Lynn precincts) and certain qualifying matters, which remain in place.
A brief recap on what PC120 will do
Plan Change 120 maintains housing capacity at around two million dwellings, as required by government, but shifts how this capacity is delivered. It removes blanket three-storey rules, strengthens natural hazard controls, and directs intensification around centres and rapid transit hubs, with higher building heights near key train stations.
Since the draft was released in August, Council staff have made amendments to section 32 evaluation reports and economic analysis, as well as to the draft maps and text. Updates include applying qualifying matters more consistently, increasing housing capacity in targeted areas, responding to consultation and political direction, and correcting technical errors.
Key dates to know
- By 10 October 2025: Council seeks Minister for the Environment’s approval to notify.
- 30 October 2025: Expected public notification of the decision to replace PC78, subject to the Minister’s agreement.
- 3 November – 19 December 2025: Public submissions are expected to open on 3 November 2025 and close on 19 December 2025.
Where to read the official material and view the latest draft zoning maps
- Council news summary – Published on 24 September 2025, announcing the withdrawal of PC78 and the move to PC120.
- Draft PC120 page – You can view the latest proposed zoning maps by scrolling to the bottom of the page. The same page also includes the Draft Section 32 reports, draft chapters, and details on Council’s intent to use the Streamlined Planning Process.
What this means for you
For many suburbs, blanket MDRS rules are no longer applicable; intensification will concentrate around centres and rapid transit, while hazard-prone areas will face tighter controls, including subsequent down-zoning. Infrastructure providers also get clearer signals on where growth is expected, improving investment planning.
At Cato Bolam, we’ll continue to keep you informed as PC120 progresses. If you’re weighing up development potential, rezoning implications, or timing for a submission, talk to our planning team. We can advise on what PC120 could mean for your property and projects, and where opportunities may shift under the new framework.
