Auckland Council’s Policy and Planning Committee today approved new changes to the city’s planning rules to better protect people and property from floods and other hazards, while focusing more new homes in safer, well-connected places near jobs and public transport.
The decision sees the current planning requirements – called Plan Change 78 – withdrawn and replaced with a new plan change for Aucklanders to have their say on, through public submissions.
The new plan change – Plan Change 120 – will introduce stronger rules to steer buildings away from high-risk areas for flooding, coastal erosion, and inundation. This includes more restrictive consenting rules for new builds and, in the worst affected areas, limiting development to single houses.
Mayor Wayne Brown says today's decision will future-proof Auckland.
“We need a physically and financially resilient future. This will allow us to downzone flood-prone land and build up in areas that make sense—like around transport corridors, walkable catchments, and where we have invested significantly in infrastructure, in water pipes, roads, and train lines. It’s really not rocket science.
“Today’s decision allows for a rational discussion on how and where we live, based on fact. The public will get to have their say through hearings, submissions and through their local representatives. I look forward to hearing the public debate,” says Mayor Brown.
Addressing flood and natural hazard risks
Councillor Richard Hills, chair of the Policy and Planning Committee, says the decision gives Auckland a simpler path to safer, better-connected housing choices while meeting government requirements for capacity.
“In 2023, Auckland experienced one of its most significant natural disasters. The floods devastated our communities, causing billions of dollars of damage, and most shattering of all, loss of life.
“Aucklanders are clear that they want stronger rules to limit development in high flood risk areas. We started seeking the legal ability to do this immediately after the 2023 floods, with law changes being made in August this year.
“Today’s decision lets us better protect people and property from flooding and other natural hazards more quickly than we could under Plan Change 78, while focusing more homes where housing demand and public transport access are highest.
“I encourage all Aucklanders to give their feedback and be part of shaping this proposal,” he says.
Better access to existing infrastructure
Plan Change 120 will see the removal of blanket rules allowing three storey housing on most residential sites across Auckland. Instead, it focuses homes near town centres with easy access to jobs, services and fast, frequent public transport. This follows the council’s compact city approach.
“This proposal gives more people better access to transport infrastructure that all Aucklanders have paid for. With $5.5 billion invested in City Rail Link, trains will be running every few minutes carrying tens of thousands of passengers from next year – people should be able to live and work nearby. It helps get the best return on public investment.
“It’s not just about the number of homes, it’s about whether they are in locations that can meet people’s needs and make it easier to reach they services and facilities they use every day. Strong evidence shows Aucklanders want to live near jobs, public transport, shops, and services. That’s where housing demand is strongest.” says Cr Hills.
The law behind Plan Change 78 did not allow the council to introduce more restrictive zoning in high-risk hazard areas or opt out of blanket rules allowing three-storey homes across Auckland – including areas with limited transport connections, until the law changed in August 2025.
Plan Change 120 creates capacity for approximately two million homes, as did Plan Change 78, and as is required by central government. This does not mean two million homes will be built. Instead, it provides a wide choice of locations for homes, and housing types, to meet long-term market demands.
What changes under Plan Change 120?
Plan Change 120 will:
- introduce stronger planning rules in high-risk flood and natural hazard areas, quickly and simply, reducing future risk to people and property.
- remove blanket three-storey housing rules (known as the Medium Density Residential Standards) across almost every residential area across Auckland.
- focus new homes around the city centre, town centres, rapid transit stops such as train stations and the Northern and Eastern Busways, and frequent bus routes. This includes the $5.5 billion investment in the City Rail Link.
- meet government directions for increased building heights around five key Western Line stations: 15 storeys at Maungawhau, Kingsland and Morningside; and 10 storeys at Baldwin Avenue and Mt Albert stations.
- give infrastructure providers a clearer picture of where growth is expected, compared to Plan Change 78. This helps them plan and prioritise future investment.
What happens next?
- By 10 October 2025: The council will write to the Minister for the Environment seeking approval to notify the new replacement plan change.
- 30 October 2025: Public notification is expected, subject to the minister’s agreement.
- 3 November to 19 December 2025: Public submissions are expected to open, subject to the minister’s agreement.
- Following submissions, public hearings will be held by an Independent Hearings Panel.
For more information, visit the Plan Change 120 page on the council's website.
