Auckland Unitary Plan: What is Plan Change 120?
Latest May 2026 Update: Following the enactment of the Resource Management (Auckland Housing) Amendment Act on 2 April 2026, the Government has cut Auckland's mandatory housing capacity target from 2 million, down to 1.4 million homes. Because Council is now actively reviewing where density is best located, the standard "further submissions" process has been cancelled.[1] Instead, a fresh round of public submissions will open later this year (expected in August 2026), allowing anyone to have their say on the updated zoning maps. Even if you didn’t make a submission last time, you will have to opportunity to do so. All existing submissions will remain valid[2]. A summary of the decisions requested is now publicly available on the Council website.
If you want to make a submission, get in touch! This will be the last chance to have your say.
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On 3 November 2025, Auckland Council publicly notified Plan Change 120 (PC120). This represents a massive overhaul of the Auckland Unitary Plan, replacing parts of Plan Change 78 (PC78 in its revised form now has legal effect).
The PC120 framework is designed to achieve three major goals:
Enable strategic housing supply: It removes the blanket three-storey housing entitlements across standard urban zones. Instead, it concentrates high-density intensification near urban centres and rapid transit hubs.
Introduce strict natural hazard controls: It heavily restricts development in areas prone to flooding, landslides, coastal erosion, and inundation to better protect communities.
Assess infrastructure capacity: It introduces requirements to prove a proposed development can actually connect to Watercare services.
Why PC120 Matters to You
PC120 is a fundamental shift in Auckland's planning rulebook. It directly impacts how properties can be developed, used, and valued - creating risks for some landowners and massive opportunities for others.
Most importantly, the natural hazard management rules have immediate legal effect across Auckland, including rural zones. Even if a site’s underlying zoning looks highly favourable for subdivision, a hazard overlay can impose development restrictions.
A long list of everyday activities now trigger the need for a Resource Consent, given the natural hazard overlays, including (but not limited to):
Any subdivision of land subject to a natural hazard overlay.
The majority of new buildings or external alterations to existing structures subject to a natural hazard overlay.
Rebuilding a damaged or destroyed building within a hazard area (even in low-risk zones).
Any land use or subdivision within 150m of an identified landslide zone—regardless of whether that zone sits on your property or your neighbour’s.
Where a hazard overlay applies, a detailed Hazard Risk Assessment is mandatory. We are finding that in 90% of cases, you will need to commission specialised Geotechnical and Civil Engineering advice before you lodge an application.
Let's Navigate the Shift Together!
Whether you are looking to build, subdivide, or purchase an investment property in Auckland, early engagement with a planner is a project-saving necessity.
Understanding exactly how these shifting rules apply to your specific site ensures you factor in the right specialist and costs from day one, avoid due diligence blindspots, and bypass unnecessary Council delays.
Are you looking to unlock a property's potential or looking to buy in Auckland?
Let’s chat.
Sources
[1]https://www.aucklandcouncil.govt.nz/content/dam/ac/docs/plans/unitary/pc-120/pc120-2026-amended-gazette-notice-from-nz-gazette.pdf
[2]https://www.aucklandcouncil.govt.nz/en/plans-policies-bylaws-reports-projects/our-plans-strategies/unitary-plan/auckland-unitary-plan-modifications/proposed-plan-changes/pc-120-housing-intensification-resilience.html#:~:text=The%20statutory%20'Further%20submission'%20process,amendments%20the%20council%20may%20propose.