What is PC120 (Plan Change 120)

Let's keep it super simple.

PC120 is a proposed update to the Auckland Unitary Plan. Its main purpose is to shift from blanket housing rules to a much more targeted approach, focusing not just on how many homes Auckland can build, but where that growth should actually go. It replaces much of PC78 and the one-size-fits-all Medium Density Residential Standards (MDRS) with rules that direct development to specific areas.

Council was required to create this replacement plan after partially withdrawing PC78 under new RMA rules, while still maintaining the same level of overall housing capacity.

PC120 is still only proposed. It must go through public submissions, hearings, and Council decisions before it becomes operative.

How PC120 changes the housing picture

Under PC78, Auckland's target home capacity is 2,073,946.

Under PC120, Auckland's target home capacity is 2,069,708.

So basically the same. A tiny difference of 0.2%, which Council, and anyone would see as negligible. The real shift is where new housing goes.

PC120 concentrates growth via:

• More height and density around 44 rapid transit stations and along major frequent bus corridors

• More intensification in and around town centres and local centres

• Wider use of the Mixed Housing Urban zone as a “middle ring” between low- and high-density areas

This means more homes close to transport and amenities, helping reduce car dependence.

Managing Auckland’s natural hazards

The second main aim is to better manage natural hazard risks.

Auckland faces real flooding, coastal hazard, and landslide risks. PC120 updates the rules to take these risks more seriously.

It uses a risk-based framework (significant / potentially tolerable / acceptable risk) with different responses for each. In the highest-risk flood areas, some properties may be down-zoned (for example, shifted to Single House zoning) to reduce exposure.

PC120 also updates the special provisions (qualifying matters) for:

• Flooding, coastal erosion/inundation, and landslides

• Coastal protection areas

• Lake Pupuke

• Building heights near high-rise areas and Western Line stations

  
  

Have your say on PC120 HERE.

For the latest official information and zoning rules, always use Auckland Council's planning maps, PC120 map viewer, and Section 32 reports, and obtain independent professional advice.

How PC120 Could Affect Your Property

The impact depends largely on where you are.

You may benefit if you:

• Live near a rapid transit station

• Are within or near a town centre

• Are on or near a frequent bus route

• Are currently zoned for Mixed Housing Suburban and may shift to a more flexible zone

You may see:

• Higher allowed building heights

• More development options

• Increased land value in well-serviced areas

You may face new limits if you:

• Are in a high-risk flood area

• Are close to coastal erosion or inundation zones

You may see:

• Greater building restrictions

• Possible down-zoning

• Hazard considerations affecting development potential

What Areas Are Most Affected?

Likely to see more growth:

• Suburbs near rapid transit stations (rail, busway, and future light rail)

• Areas around key town centres (e.g., New Lynn, Henderson, Albany, Sylvia Park, Mt Albert)

• Walkable, well-connected parts of central Auckland and the isthmus

Likely to see tighter controls:

• Flood-prone suburbs such as parts of West Auckland, North Shore coastal areas, and low-lying South Auckland

• Coastal edges where erosion or storm surge is a concern

• Areas around Lake Pupuke (special provisions apply)

Timeline: What Happens Now?

PC120 is not yet law. Here’s the process:

1. Public submissions

2. Independent hearings

3. Council decisions

4. Appeals (if any)

5. Plan becomes operative

This process usually takes 12–24 months or more.

Frequently Asked Questions

Is my zoning changing?

It might, especially if you are near transport or in a high-risk hazard area.

Does PC120 replace MDRS?

Yes. The blanket MDRS rules are being replaced with a more targeted, Auckland-specific approach.

Will this increase or decrease my land value?

It depends on your location. Areas gaining height and density often see value uplift. High-risk hazard areas may face more restrictions.

How do I check what applies to my property?

Use the Auckland Unitary Plan maps or contact someone who can interpret the zoning and hazard layers for you.