Understanding Auckland’s next planning shift: What Plan Change 120 means for you

Plan Change 120 marks a pivotal point in how Auckland shapes growth and resilience. Understanding its implications early allows stakeholders to anticipate change, align strategies, and contribute meaningfully to the city’s next planning chapter.

Why Plan Change 120 matters

Auckland’s planning landscape is shifting with the release of Plan Change 120. Focused on housing intensification and resilience, Auckland Council is signalling a different approach to managing urban growth.

For those involved in shaping Auckland’s future, whether you're a developer, a community organisation, a property owner, or someone managing infrastructure, understanding what’s changing under PC120 will be key to navigating what comes next.

What’s changing under Plan Change 120?

There are several major updates that set this plan change apart from previous approaches, including:

• A move away from blanket zoning:
  The broad application of Medium Density Residential Standards (MDRS), which previously enabled similar levels of development across much of the city under PC78, is being replaced with more area-specific planning that is intended to be aligned with local infrastructure capacity and community context.
• A stronger focus on transport links:
  Higher-density development will be prioritised in locations with good access to public transport. This is intended to support more sustainable transport choices and locate new housing where services and infrastructure are already in place.
• Zoning that reflects environmental risk:
  Some areas facing natural hazards, such as flooding or coastal erosion, will see reduced development potential. This change is part of a wider effort to adapt to climate-related risks and build resilience into the city’s long-term planning.

How we can help

With Plan Change 78 now withdrawn, our Planning team has been reviewing PC120 in detail and is actively working with clients to help them understand what it means for their projects and properties. Some of the ways we can assist include:

• Explaining how the changes affect specific sites or development plans
• Reviewing how land use potential may have shifted under the new rules
• Preparing and lodging submissions during the notification period (open from 3 November to 19 December 2025)
• Clarifying what the withdrawal of Plan Change 78 means in practice
• Identifying where new opportunities may emerge and helping to shape strategic responses

Whether you are responding to zoning changes, reassessing your development pipeline, or simply looking to understand where your property stands, now is the time to get clear on the direction Auckland is heading in.

Those who engage with this process early will be better positioned to influence outcomes, respond strategically, and stay ahead of the curve.

If you’d like to better understand what PC120 means for you, get in touch with Rebecca Eng or one of our technical specialists: Jennifer Valentine, Tim Grace, and Nicky Sedgley.