Draft changes to Auckland’s planning rules to better protect people and property from floods and other hazards, while enabling more homes near transport and jobs, will be considered by the Auckland Council’s Policy and Planning Committee on 21 August.
The draft changes to the Auckland Unitary Plan would replace Plan Change 78, retaining its focus on housing around town centres and transport but going further with stronger hazard rules and more targeting housing in lower-risk, well-connected areas.
Stronger hazard protections
Megan Tyler, Auckland Council’s Director of Policy, Planning and Governance, says the draft changes are a response to the devastating 2023 floods.
“The 2023 floods were a turning point for Auckland. It’s clear that not all land is suitable for new homes, and stronger rules are needed to better protect people and property as climate change increases flood risks,” says Megan Tyler.
“Until now, legislation prevented the council from limiting development in high-risk areas. We’ve been advocating strongly for that to change since 2023 and now, this draft plan change is an opportunity to more thoroughly address the risks of building in hazard areas.”
Draft changes see stronger rules to limit new homes being built in Auckland’s most vulnerable areas to flooding and other hazards. More restrictive consenting rules will apply making new homes more resilient and in the highest-risk areas, land zoning will reduce to single houses.
Housing where it makes more sense
The draft changes also enable more homes in well-connected locations, close to jobs, schools, shops, major transport – rather than in high-risk areas.
“The draft changes focus more homes where it makes more sense, near everyday services, fast, frequent transport and other infrastructure,” says Megan Tyler. “With more than $5 billion invested in the City Rail Link, Auckland will soon have faster, more frequent services across the entire rail network. When trains are running every few minutes carrying tens of thousands of passengers, people should be able to live and work nearby.
“By enabling opportunities for homes near train stations and frequent bus routes, more people can live close to work, cut their commutes and walk to the shops or school. This means more transport choice, less congestion, and better value from the infrastructure Aucklanders have already paid for, including water and stormwater.”
Central government directions
The council is required to increase high-density housing within walking distance of town centres and rapid transit. This includes enabling more homes near Maungawhau, Kingsland, Morningside, Mt Albert and Baldwin Ave train stations.
New legislation allows Auckland to opt out of the current Medium Density Residential Standards – rules that allow three homes of up to three storeys on most residential sites citywide. However, if the council chooses to opt-out, it is directed to enable at least the same, or greater, housing capacity as under Plan Change 78. This is around 2 million enabled homes, more than double the 900,000 homes enabled under the current Auckland Unitary Plan.
“Many Aucklanders have raised concerns about a blanket approach that allows homes in areas without the infrastructure to support them, or where flood risks are high,” says Megan Tyler.
“The draft plan change delivers in housing capacity requirements by focusing housing opportunities in safe locations in and around our town centres and along our transport networks.
What Aucklanders want
Aucklanders have said they want more homes where jobs, shops, transport and services are within easy reach, not where it floods. A recent Auckland University of Technology study showed around 90 per cent of residents support higher-density housing near good public transport.
Auckland’s experience since the Auckland Unitary Plan took effect in 2016 shows enabling a variety of housing types in accessible locations improves supply, choice, and affordability.
“Auckland is growing at a larger scale than anywhere else in the country. The question is how we manage it. The draft changes are about increasing resilience, housing choice and liveability in a city shaped by climate change, infrastructure investment and the need for more homes,” says Megan Tyler.
Key draft changes include:
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Stronger hazard rules, with more restrictive consenting requirements for new buildings to increase resilience.
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More apartments and terrace homes in walking distance to town centres, train stations, and rapid busways (15 mins of the city centre / 10 mins to large town centres, train stations, and busways).
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Housing close to key stations, with buildings of 10 to 15 storeys around trains stations across Auckland’s rail network. (previously this requirement was 6 storeys or more).
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More homes along 18 key frequent bus routes, enabling 200 metres on either side of these roads that connect neighbourhoods, main centres, and transport hubs.
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An increase in two-storey (Mixed Housing Suburban) zones where there is limited infrastructure access to infrastructure and amenities.
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More appropriate controls for three-storey (Mixed Housing Urban) zones to provide for improved sunlight access, landscaping and privacy, which were not included under the MDRS.
