Draft changes to Auckland’s planning rules to better protect people and property from high-risk hazards, while focusing more homes close to town centres with jobs, shops, services and frequent public transport will progress to the next stage.
Auckland Council’s Policy and Planning Committee has agreed to release the draft changes to go to the council’s local boards, and mana whenua for their feedback.
Councillor Richard Hills, chair of the Policy and Planning Committee says it’s clear that flooding is one of Auckland’s greatest challenges and we need the strongest rules possible to protect people and property.
“We’ve advocated strongly for the government to give us the ability to introduce stronger rules to reduce inappropriate development in areas at high risk of floods, coastal erosion and inundation since 2023.
“The government has given us the opportunity to do this if we meet requirements to enable the same, or greater, housing capacity as provided for in our current plans – around 2 million potential homes.
"They have also given us the ability to remove blanket rules for three-storey housing across almost every residential site in Auckland, known as the Medium Density Residential Standards,” he says.
“In addition to introducing stronger rules to address flooding and other hazards, we can make up the housing capacity by focusing housing choices in safer locations near jobs, shops, everyday services and rapid transport like trains.
“Going back to the Auckland Unitary Plan is not an option. The only choice available to us is between Plan Change 78 and a replacement plan change that enables the same or more housing capacity.
“We look forward to hearing the views of local boards and mana whenua before making a decision on whether to proceed to public notification. This will be when Aucklanders can give their views in public submissions,” says Councillor Hills.
Feedback from local boards and mana whenua will then be heard by the Policy and Planning Committee in late September when it considers whether to publicly notify the plan change for Aucklanders to submit their views.
View maps - Draft Replacement Plan Change for Proposed Plan Change 78The draft replacement plan change was approved by the Policy and Planning Committee on 18 August 2025 for feedback from local boards and mana whenua. This can be viewed and read here – draft replacement plan change These are draft maps and text which will change ahead of the decision by the council’s Policy and Planning Committee in late September 2025 about whether to withdraw and replace Plan Change 78. If the committee agrees to withdraw Plan Change 78, an updated version of the draft replacement plan change will be notified later in 2025 for the public to make submissions. This draft material is being provided for information only. For public enquiries please email our planning team here |
Stronger hazard protections
Aucklandwide Planning Manager, Phill Reid, says these draft changes aim to build long-term resilient communities by reducing risk and future exposure to natural hazards.
“Significant new measures to steer development away from high-risk areas, protect people and property would be introduced under this plan change. Strengthened consenting rules paired with downzoning would be key tools used to do this.”
The measures proposed to deal with natural hazards are:
- ‘Non-complying’ activity status being used to assess consents for development in high-risk areas, giving the council full discretion over whether development can go ahead.
- Tighter risk assessments for development in locations impacted by natural hazards in any zone, raising the bar that must be met for an activity to be approved.
- Downzoning to single house zone in worst-affected areas to limit density and exposure.
- Updated mapping so Aucklanders have a current up-to-date view of the natural hazards that could impact their area.
Focusing development in the best-connected places
This draft plan change focuses development in highly-accessible locations near jobs, schools, shops, and rapid public transport, including the $5 billion City Rail Link that will bring faster, more frequent train services across Auckland’s entire rail network when it opens next year.
Two key changes it proposes are:
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Taller buildings in new catchment areas: 15-storey buildings permitted within 10 minutes’ walk of 21 large town centres and stations offering frequent transport; 10-storey buildings permitted within 10 minutes’ walk of 23 medium sized town centres and stations; six-storey buildings permitted within 10 minutes’ walk of 22 additional town centres and stations.
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Major bus routes would see six-storey buildings enabled either side of the road, up to 200 metres back.
What has this got to do with Plan Change 78?
Plan Change 78 is Auckland’s response to the last government’s policy to allow higher-density housing to be built across the region. This incorporates the Medium Density Residential Standards, which takes a blanket approach to allow three-storey housing to be built across the region. This would apply to most residential areas in Auckland including those that flood and areas without sufficient infrastructure.
However, the severe weather events that hit Auckland in 2023 emphasised that there are areas where development should be limited to better protect people and property.
Instead, the draft plan change discussed today takes a different approach. It proposes to focus higher-density housing in areas with good public transport, jobs, businesses, shops and services, but not where it floods.
Next steps
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August to early September 2025: Draft plan change goes to local boards and mana whenua for their feedback.
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End of September 2025: Auckland Council’s Policy and Planning Committee hears this feedback and will make a decision whether to withdraw and replace Plan Change 78.
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Later in 2025: The public will have an opportunity to submit their views on the replacement plan change, if Plan Change 78 is withdrawn and a replacement plan change notified.
