Housing Intensification and Resilience
26 November 2025

Proposed Plan Change 120: What You Need to Know


What is PC120 and why does it matter?


Auckland Council has proposed a change to the Auckland Unitary Plan called
Plan Change 120 (PC120). This change is about two main things:


  1. Rezoning areas of residential land to allow more housing intensification in and around urban centres and transport hubs.
  2. Making communities safer from natural hazards like flooding and landslides.


Why is this happening?


By way of background, PC78 (Auckland’s former intensification plan change, as required by the National Policy Statement on Urban Development 2020) incorporated the Medium Density Residential Standards that were required at the time. Generally, this allowed three dwellings of up to three storeys to be built on most residential sites without the need for resource consent. In August 2025, the Government amended the Resource Management Act 1991 to allow for greater intensification in town centres and around existing and planned transit routes. As a result, PC78 was withdrawn in part by Auckland Council and PC120 was notified.


What will PC120 do?


  • Increase housing density within and around town centres and transport hubs.
  • Allow taller buildings:
  • At least 6 storeys within walkable catchments of the city/town centre zone and around existing and planned train and bus routes.
  • At least 10–15 storeys around certain train stations listed in the Resource Management Act 1991.


  • These heights and densities must be enabled unless a ‘qualifying matter’ applies to a site which makes that level of development inappropriate.


Natural hazard rules


PC120 also introduces stricter rules to manage natural hazards such as flooding, landslides, and coastal erosion. This is a response to recent severe weather events like the 2023 Auckland floods caused by Cyclone Gabrielle. The updated rules and hazard mapping re-classify hazard areas and their risk level and require mitigation measures to be implemented that avoid creating or worsening natural hazard risks.

 

What does this mean for property owners and developers?


  • Expect more multi-storey and apartment-style housing near town centres and transport hubs, and an increase in shared spaces and communal assets.
  • Intensification may lead to issues concerning:
  • Boundary and airspace rights.
  • View and sunlight obstruction.
  • An increase in easements and restrictive covenants in already built-up areas.
  • New subdivision and land uses may only be allowed where the natural hazard risk is considered tolerable or acceptable.
  • Coastal development will become more difficult.
  • The impact of a proposed development on existing floodplains and overland flow paths will be scrutinized. Maintenance or upgrade works may be required to ensure stormwater runoff and flood waters are adequately conveyed.


Why should you care?


These changes could affect your property rights, development plans, and legal obligations. If you’re buying, selling, or developing land, it’s important to understand how PC120 impacts you. Please get in touch with our property team if you’d like to discuss how these proposed changes could affect your property or future plans.


https://www.glaisterkeegan.co.nz/our-expertise/property#CommercialProperty

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We're pleased to introduce Zak Nasir , Senior Associate in our Land Development and Commercial Property team. Zak brings a unique blend of legal and planning expertise, helping clients navigate some of New Zealand's most complex property and development projects. With extensive experience in land development, subdivisions, commercial property and resource management matters, Zak advises developers, private clients and infrastructure providers on all aspects of property acquisition, development structuring, subdivision, leasing and disposal. His practice spans projects of all sizes, from boutique developments through to major residential subdivisions involving hundreds of lots. Before becoming a lawyer, Zak worked as a town planner, giving him a valuable understanding of the planning and development process. This background allows him to identify potential issues early and provide commercially focused, practical advice throughout the life of a project. Clients and colleagues alike value his ability to bridge legal, planning and development considerations to achieve successful outcomes. He has previously worked in London as a lawyer and most recently at a large top tier firm in Auckland. Throughout his career, Zak has advised on significant commercial property transactions, large-scale development projects, leasing arrangements and Public Works Act matters. He is known for his pragmatic approach and his ability to work collaboratively with surveyors, engineers, planners and government agencies to resolve complex issues efficiently. Whether assisting first-time developers or experienced industry participants, Zak is committed to delivering clear, practical solutions that help clients move forward with confidence. We are delighted to have him as part of the Glaister Keegan team and look forward to the continued value he brings to our clients and colleagues. Contact: zak.nasir@glaister.co.nz
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