Plan Change 120 Update: What Happens Next?
On 9th June 2026, Auckland Council's Policy & Planning Committee endorsed two options for potential changes to Plan Change 120 (PC 120) for feedback from local boards and iwi, following recent Government changes to Auckland's housing rules.
This follows legislation reducing Auckland's minimum theoretical planned housing capacity from around 2 million to 1.4 million homes.
Council must still meet key requirements, including enabling intensification and providing for a minimum of 10 or 15 storey building heights in the specified walkable catchments of Maaungawhau, Kingsland, Morningside, Baldwin Avenue and Mount Albert train stations, and 6 storey building heights in the walkable catchments of all other rapid transit stations and metropolitan centres.
The amended natural hazards and flooding provisions and residential zone provisions proposed by PC 120 are expected to be unchanged, with one exception. In the Mixed Housing Urban zone, Council is expected to retain the existing Height in relation to boundary (HRB) and Alternative HRB standards, rather than the more permissive HRB standard proposed by PC 120.
Option A – Essential Intensification
Option A focuses on meeting the minimum requirements. It provides enough housing capacity to meet the updated 1.4 million dwelling requirement while reducing some of the additional intensification proposed under PC 120.
This would mean less change across Auckland, with more areas generally remaining closer to the existing Auckland Unitary Plan zoning. Changes would only occur within walkable catchments and adjacent to town centres.
All walkable catchments included in PC 120 have their height reduced to (or are retained at) six storeys. The five exceptions are the western rail station walkable catchments remaining at 10 or 15 storeys.
Option B – Further Elective Intensification
Option B is Council staff’s preferred approach for consultation. It goes beyond the minimum requirements and keeps more intensification around areas with good public transport, centres and infrastructure.
Under Option B:
- All walkable catchments outside 10km from the city centre have their heights reduced to 6 storeys. All other walkable catchments retain the heights (6,10 or 15 storeys) as in the notified version of PC 120.
- Additional housing opportunities are provided along the frequent transport networks routes and around centres, focused on locations within 10 km of the city centre.
Comparison of each option:
Area: Walkable catchments of Maungawhau (Mt Eden), Kingsland and Morningside
Option A - 15 storeys
Option B - 15 storeys
Area: Walkable catchments of Mount Albert and Baldwin Ave
Option A - 10 storeys
Option B - 10 storeys
Area: Walkable catchments of Takapuna, Newmarket, Remuera, Greenlane, Glen Innes and Panmure
Option A - 6 storeys
Option B - 15 storeys
Area: Walkable catchments of Smales Farm, Avondale, New Lynn, Ellerslie, Meadowbank, Sylvia Park and Smales Farm
Option A - 6 storeys
Option B - 10 storeys
Area: Walkable catchments of all other rapid transit stations and metropolitan centres
Option A - 6 storeys
Option B - 6 storeys
Area: Land adjacent to town centres
Option A - 6 storeys
Option B - 6 storeys
Area: Land adjacent to local centres
Option A - 2, 3 or 6 storeys (based on existing zone)
Option B - 6 storeys
Area: Land along frequent transport corridors within 10km of the city centre
Option A - 2, 3 or 6 storeys (based on existing zone)
Option B - 6 storeys
Area: All other areas
Option A - 2, 3 or 6 storeys (based on existing zone)
Option B - 2, 3 or 6 storeys (based on existing zone)
What Happens Next?
Local boards and iwi will provide feedback on the two options. The committee will then meet and decide whether any changes to PC 120 should be proposed later this month (July 2026).
PC 120 will then be publicly notified again and there will be another opportunity for submissions, likely to be in August, for a period of 20 working days. Those that did not previously make a submission on PC 120 would be able to do so under this process. Submissions already made on PC 120 remain valid.
An Independent Hearings Panel will then hold public hearings and make recommendations to the council before final decisions are made in mid-2027.
Get in Touch
For planning support or making a submission contact CivilPlan:
Natasha Rivai, Emma Bayly, or Aaron Grey
09 222 2445 | www.civilplan.co.nz
Links to Option Maps:
Option A
Resolve Policy, Planning And Development Committee
Option B
