On 9 October 2025, Plan Change 78 will be partially withdrawn, including the removal of medium density residential standards (MDRS) as a permitted activity.
This follows new government legislation in August 2025 that gave Auckland Council the option to withdraw Plan Change 78 and replace it with a new approach that introduces stronger planning rules in areas at high risk of hazards like flooding and coastal erosion.
In response, the council has chosen to proceed with a new plan change – Plan Change 120. This will introduce new rules to help protect new developments from natural hazard risks, regardless of zoning, and focuses more new homes in safer, well-connected places near jobs and public transport.
As a result, from 5pm on 9 October 2025, Medium Density Residential Standards (MDRS) will no longer apply as a permitted activity.
If you have a resource or building consent that relies on MDRS rules, check how this could impact you.
The impact of this may vary from project to project. We encourage you to seek independent planning advice as soon as possible.
Building consents
- If you have a building consent (or have submitted a building consent application) that does not require resource consent but was based on MDRS as a permitted activity, you may lodge a Certificate of Compliance (CoC) under the Resource Management Act before 9 October 2025.
- To apply for a CoC, please send your request to: pc78consents@aucklandcouncil.govt.nz before 9 October 2025.
- In the subject line, please include: ‘CER request’, the property address and your building consent reference. This will help speed the process up. The CoC application fee ($1850) will not apply under this circumstance.
Resource consents
- Existing resource consents relying on MDRS as a permitted activity may require an amendment if development has not started.
- If you have submitted a resource consent application that relies on MDRS, we will discuss your options with you once your application is reviewed.
Where does PC78 still apply?
The parts of Plan Change 78 relating to the city centre zone are already operative.
The parts of Plan Change 78 relating to the metropolitan centre zones (excluding New Lynn and Westgate precincts as they are included in Plan Change 120) will not be withdrawn and are awaiting recommendations from the Independent Hearings Panel.
What can I do if I think this change could impact my development?
Auckland Council is proactively reaching out to applicants we believe may be impacted. We encourage you to obtain independent advice to understand how the change may affect you.
If you think your project could be impacted, you can:
- seek independent planning advice.
- apply for a Certificate of Compliance under the Resource Management Act before 5pm on 9 October 2025 if eligible.
- contact the resource consents team at: pc78consents@aucklandcouncil.govt.nz
