Auckland Council is making changes to the Auckland Unitary Plan – the city’s rulebook for where and how new homes and buildings can be built.

These changes will see stronger protections against floods and other natural hazards and focus new homes in safer, well-connected places near shops, services, jobs and fast, frequent public transport.

Why are these changes happening?

The 2023 Auckland floods were a turning point for our region. As one of our most significant natural disasters, they devastated communities, caused billions in damage, and, most tragically, cost lives.  

At the time, Auckland Council was part way through Plan Change 78, which intended to introduce rules set by the previous government to boost housing supply by allowing three homes of three storeys in most residential areas across Auckland.

However, the severe weather of 2023 made it clear that some areas are not suitable for new homes and that Auckland needed even stronger rules to better protect people in the most vulnerable areas. While Plan Change 78 proposed more housing by allowing three storey housing in most residential areas across Auckland, the legislation didn’t let the council limit building in high-risk flood areas. 

What’s new

Following persistent advocacy from the council, in August 2025, the Government changed the law so the council could replace Plan Change 78 with a new version — Plan Change 120.

The proposed plan will introduce stronger rules to better protect communities from floods, coastal erosion and inundation. It will also enable more homes near rapid transit public transport stations, along frequent transport routes and around urban centres nearer to jobs, shops, and everyday services.

The changes propose to:

• Introduce tougher consenting rules in flood risk areas to make new homes more resilient, and apply single house zoning in the most at-risk areas.
• Focus new homes within walking distance to the city centre, urban centres, transport stops with fast and frequent services such as train stations and the Northern and Eastern Busways.
• Remove the medium density residential standards and amend the standards for three-storey housing in the zone that allows for such housing in Auckland.
• Meet Government requirements to provide an opportunity for the same total housing capacity as Plan Change 78.
• Meet government directions, including 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, as well as identifying other areas where taller buildings could be enabled under this plan.
• Allow more apartment buildings along a number of Auckland’s transport corridors with frequent bus services. Up to 6 storeys, around 200m back from the road. 

Read: What You Need to Know – Proposed Changes to Auckland’s Planning Rules

What does this mean for my local area? 

Over the next 30 years, Auckland could see more housing choices, such as apartments, terraced housing, and townhouses, near rapid and frequent transport routes, workplaces and urban centres.

This plan change allows higher density housing, but property owners and developers influence what actually happens based on market demand. Even in areas allowing apartments, there will still be a mix of housing types, due to the different choices landowners might make

This doesn’t mean local areas will change overnight. Development usually happens gradually, typically over decades. There can be limits to building heights and density where it may not be suitable and where it’s supported by good evidence, for example, to protect sites with coastal character.

Protecting against natural hazards  

In high-risk flood or coastal areas, there will be tougher rules for new development. This will give the council stronger powers to decide whether development can go ahead and how much is appropriate.

This includes some parts of Eastern Beach, East Tāmaki, Manurewa, Māngere Bridge, Mt Roskill, Blockhouse Bay, Te Atatū Peninsula, Glen Eden, Browns Bay, and other suburbs.

More homes focused near urban centres and rapid public transport  

Auckland’s largest centres could see more homes enabled within a 10-minute walk (about 800 metres) of Newmarket, Manukau, New Lynn, Sylvia Park, Botany, Papakura, Takapuna, Henderson, Albany, Westgate, and Drury. 

This walking distance will also apply around train stations and stops along the Northern and Eastern Busways. It means opportunities for terraced housing or apartment buildings of 15, 10, or 6 storeys – with the building heights reflecting the demand for homes in the area, level of services and amenities available, and how easy access is to transport, jobs and services. 

Other suburban centres could have more townhouses, apartments, and terraced housing of up to six storeys. This includes within around 400 metres of town centres like St Lukes, Northcote, and Onehunga, while a 200m distance is set for smaller local centres like Blockhouse Bay, Grey Lynn and Mairangi Bay.

This is based on how big each suburban centre is and how easy it is for people to get there by walking, cycling, or public transport, making it simpler for people to live nearby and travel to schools, parks, and workplaces.

For suburbs that are not inside walkable catchments, or town centre areas, there will be more Mixed Housing Suburban (allowing homes in a mix of 1- and 2-storey forms) and Mixed Housing Urban (allowing homes up to 3-storeys, including townhouses and terraced homes). The Single House zone will still be used where it makes sense.

Supporting transport and infrastructure

By focusing new homes near trains, busways and frequent bus routes, Plan Change 120 helps make better use of major public investments, such as the $5.5 billion City Rail Link.

It also helps infrastructure providers to plan and fund future infrastructure more efficiently by giving a clearer picture of where growth will happen.

Have your say

Public submissions are open now until 19 December 2025. This will be your chance to state whether or not you support the proposed plan change, share your views on the proposed changes, and help shape Auckland’s future.

After submissions close, an Independent Hearings Panel will hold public hearings to consider the public’s submissions before any final decisions are made.

Local area breakdown

Below you’ll find a breakdown of which areas are rezoned for Terraced Housing and Apartment Buildings across Auckland, so you can see what’s being upzoned in your local area. 

Note: Some places will be in two or more overlapping areas – for instance, the area around a town centre might also be in the walkable catchment for a transport link. When this happens, the higher density and heights will apply.

For example, if some streets are identified for both 6-storey housing around a town centre, and 10-storey housing as part of train station walkable catchment, the 10-storey height will apply.

On the other hand, where properties are close to a town centre or transport link, but are also subject to “qualifying matters” (for example, Special Character Areas, natural hazards, infrastructure constraints, or open space), the “qualifying matter” will still apply, and can limit the density and height allowed.

Central  

Waitematā 

• Walkable catchments (buildings up to 15 storeys): Karanga-a-Hape*, Te Waihorotiu*, Waitematā*, Grafton, Parnell train stations (about 800 metres), Newmarket Metropolitan Centre.
• Town Centres (buildings up to 6 storeys / about 400 metres): Newton - Upper Symonds, Parnell, Ponsonby. 
• Local Centres (buildings up to 6 storeys / about 200 metres): Grey Lynn, Jervois Rd. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): Great North Rd (Ponsonby–MOTAT), St Marys Bay–Ponsonby routes. 

Note: the City Centre zone itself is not open for submissions, and it was addressed through an earlier plan change in May 2025.

Albert-Eden 

• Walkable catchments (buildings up to 15 storeys / about 800 metres): Maungawhau**, Kingsland**, Morningside** train stations – these heights were required in legislation passed in August 2025.
• Walkable catchments (buildings up to 10 storeys / about 800 metres): Mt Albert**, Baldwin Ave** train stations – these heights were required in legislation passed in August 2025.
• Town Centres (buildings up to 6 storeys / about 400 metres): Mt Albert, Pt Chevalier, Three Kings, St Lukes, Stoddard Rd. 
• Local Centres (buildings up to 6 storeys / about 200 metres): Balmoral, Eden Valley. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): Dominion Rd (Mt Eden–Mt Roskill), Sandringham Rd, Mt Eden–Sandringham (via Valley Rd), New North Rd (Morningside–Avondale).

Puketapapa 

• Town Centres / about 400 metres: Three Kings, Stoddard Road.
• Local Centres / about 200 metres: Mt Roskill, Lynnfield. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): overlaps on Dominion Rd & Mt Eden Rd. 

Maungakiekie-Tamaki 

• Walkable catchments (buildings up to 15 storeys / about 800 metres): Panmure, Glen Innes train stations.
• Walkable catchments (buildings up to 10 storeys / about 800 metres):  Penrose, Sylvia Park Metropolitan Centre, Sylvia Park train station.
• Town Centres (buildings up to 6 storeys/ about 400 metres): Panmure, Glen Innes, Onehunga, Royal Oak 
• Local Centres (buildings up to 6 storeys / about 200 metres): Mt Wellington. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): Panmure–Ellerslie, Panmure–Mt Wellington–Sylvia Park, Greenlane–Western Springs (via Balmoral). 

North 

Upper Harbour  

• Walkable catchment (buildings up to 15 storeys / about 800 metres): Albany Bus Station
• Walkable catchments (buildings up to 10 storeys / about 800 metres): Albany Metropolitan Centre, Constellation Bus Station.
• Walkable catchment (buildings up to 6 storeys / about 800 metres): Rosedale Bus Station.
• Local Centres (buildings up to 6 storeys / about 200 metres): Hobsonville, Albany Village.

Kaipātiki 

• Town Centres (buildings up to 6 storeys / about 400 metres): Birkenhead, Glenfield, Northcote. 
• Local Centre (buildings up to 6 storeys / about 200 metres): Chatswood. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side) along Glenfield–Birkenhead, Verrans Corner–Onewa Rd routes.

Hibiscus and Bays  

• Town Centre (buildings up to 6 storeys / about 400 metres): Browns Bay. 
• Local Centre (buildings up to 6 storeys / about 200 metres): Mairangi Bay.

Devonport Takapuna  

• Walkable catchment (buildings up to 15 storeys / about 800 metres): Takapuna Metropolitan Centre.
• Walkable catchments (buildings up to 10 storeys / about 800 metres): Smales Farm, Sunnynook, Akoranga busway stops.
• Town Centres (buildings up to 6 storeys / about 400 metres): Devonport, Milford, Sunnynook. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): along Smales Farm–Takapuna–Milford, Northcote–Takapuna.

Rodney

• In line with changes across most of the urban areas of Auckland, Warkworth will see more 2- and 3-storey townhouses and terraces allowed, and less Single House zoning.
• There are no walkable catchments for town centres or transport links in Rodney under PC120. 

West 

Henderson-Massey 

• Walkable catchments (buildings up to 15 storeys / about 800 metres): Henderson Metropolitan Centre, Henderson Train Station. 
• Walkable catchment (buildings up to 10 storeys / about 800 metres): Westgate Metropolitan Centre. 
• Walkable catchments (buildings up to 6 storeys / about 800 metres): Sunnyvale, Sturges Rd, Ranui train stations.
• Town Centre (buildings up to 6 storeys / about 400 metres): Te Atatū North. 
• Local Centre (buildings up to 6 storeys / about 200 metres): Te Atatū South. 
• Transport corridor (buildings up to 6 storeys / about 200 metres either side): New Lynn–Henderson (shared).

Waitākere Ranges 

• Town Centre (buildings up to 6 storeys / about 400 metres): Glen Eden.

Whau 

• Walkable catchments (buildings up to 10 storeys / about 800 metres): New Lynn Metropolitan Centre, New Lynn Train Station, Avondale Train Station.
• Walkable catchment (buildings up to 6 storeys / about 800 metres): Fruitvale Rd train station. 
• Town Centres (buildings up to 6 storeys / about 400 metres): Avondale, New Lynn. 
• Local Centres (buildings up to 6 storeys / about 200 metres): Blockhouse Bay, Kelston. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): Great North Rd (Pt Chev–Avondale–New Lynn), New Lynn–Henderson (shared) routes.

East 

Ōrākei

• Walkable catchments (buildings up to 15 storeys / about 800 metres): Remuera, Greenlane train stations.
• Walkable catchments (buildings up to 10 storeys / about 800 metres):  Ellerslie, Ōrākei, Meadowbank train stations.
• Town Centres (buildings up to 6 storeys / about 400 metres): Greenlane, Remuera. 
• Local Centres (buildings up to 6 storeys / about 200 metres): Greenlane West, Kepa Rd/Eastridge, Meadowbank. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): Manukau Rd (Onehunga–Newmarket, shared), Greenlane East, St Johns–Remuera–Newmarket. 

Howick 

• Walkable catchments (buildings up to 10 storeys / about 800 metres):  Pakuranga Bus Station, Te Taha Wai (Edgewater), Williams Ave. 
• Walkable catchments (buildings up to 6 storeys / about 800 metres): Botany Metropolitan Centre, Koata (Gossamer Drive), Pohatu (Burswood). 
• Town Centres (buildings up to 6 storeys / about 400 metres): Highland Park, Howick, Pakuranga. 
• Local Centres (buildings up to 6 storeys / about 200 metres): Botany Junction, Meadowlands. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): Howick–Botany (via Meadowlands), Botany–Manukau (via Ormiston). 

South  

Māngere-Otahuhu 

• Town Centres (buildings up to 6 storeys / about 400 metres): Māngere. 
• Local Centres (buildings up to 6 storeys / about 200 metres): Māngere East. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): Papatoetoe–Ōtāhuhu–Sylvia Park. 

Ōtara-Papatoetoe 

• Walkable catchments (buildings up to 15 storeys / about 800 metres): Manukau Metropolitan Centre, and the Manukau, Ōtāhuhu train stations. 
• Walkable catchments (buildings up to 10 storeys / about 800 metres):  Papatoetoe, Puhinui train stations.
• Walkable catchments (buildings up to 6 storeys / about 800 metres): Middlemore train station.
• Town Centres ((buildings up to 6 storeys / about 400 metres): Hunters Corner, Ōtāhuhu, Ōtara, Papatoetoe. 
• Local Centres (buildings up to 6 storeys / about 200 metres): Dawsons Rd, Clendon. 
• Transport corridors (buildings up to 6 storeys / about 200 metres either side): Papatoetoe–Ōtāhuhu–Sylvia Park. 

Manurewa 

• Walkable catchments (buildings up to 6 storeys): Manurewa, Homai train stations
• Town Centres (buildings up to 6 storeys): Manurewa. 

Papakura 

• Walkable catchments (buildings up to 6 storeys / about 800 metres): Takaanini, Te Mahia, Papakura Metropolitan Centre, Papakura Train Station. 

Franklin  

• Walkable catchments (buildings up to 6 storeys / about 800 metres): Drury Metropolitan Centre, and the Drury, Ngākōroa, Paerata, and Pukekohe train stations.

Hauraki Gulf islands  

• Waiheke, Aotea/Great Barrier and other Hauraki Gulf islands are covered by the Hauraki Gulf Islands District Plan. This plan is separate from the Auckland Unitary Plan, and as such, PC120 does not change it. 

Time to have your say

Stronger hazard rules apply from Monday 3 November 2025, when Plan Change 120 is notified. However, they are subject to change following the public submission process.

You can have your say on these measures, and all proposals under Plan Change 120.  

Visit the  AKHaveYourSay website until 19 December 2025 to learn more.  

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