Update on Auckland Plan Changes – What It Means for Our Community
Plan Change 78 has now been removed and in the process of being replaced with Plan Change 120. While this may sound like progress, there are concerns about what’s actually changing — and what’s not.
Under the direction of Chris Bishop, the new plan must enable the same (or even greater) housing capacity as the previous Plan Change 78. This means that the Medium Density Residential Standards (MDRS) are being replaced with Mixed Housing Urban (MHU) zoning.
Many residents had hoped the zoning would revert back to Mixed Housing Suburban (MHS), as it was under the Auckland Unitary Plan (2016) — but that now appears unlikely once the new plan is publicly notified. In short, the overall development capacity remains just as high.
To put it in perspective — this new upzoning allows for the potential capacity of 2 million homes across Auckland, while the Government’s own 30-year housing growth target was originally to be 200,000 homes. The figures simply don’t make sense. We don’t appear to be ‘planning’ for growth, and will continue on a reactive planning approach rather than proactive.
What does this mean for us?
🏗️ Expect to continue to see possible multi-storey developments (3–4 storeys) built right next door.
🚗 No car parking requirements for new developments (Plan change 71 introduced this).
🏘️ Little to no public notification on consents, meaning residents will often have no say.
In effect, this allows developers to shape our neighbourhoods on a first-come, first-served basis, with minimal community input or strategic oversight. This isn’t good planning — it’s ad hoc and unsustainable.
We’ll share more once the plan is publicly notified, but for now, it’s vital that everyone understands the scale of what’s being proposed.
🏛️ Plan Change 120 – Key Dates and Consultation Process
On Wednesday, 24 September 2025, Auckland Council voted to endorse the draft Plan Change 120 – Housing Intensification & Resilience for public notification.
The Minister has indicated that Proposed Plan Change 120 is expected to be publicly notified on 3 November 2025.
According to government and council sources, this timetable has been confirmed under Cabinet direction. (Source: Inside Government NZ)
🗓️ Proposed Consultation Period:
- Public consultation: 3 November – 19 December 2025 (Franklin Times)
- Submissions open: upon public notification (expected 3 November)
- Hearings: to follow in 2026 before final decisions are made
This two-month consultation window is relatively short compared with traditional plan changes. Several councillors and community groups have already expressed concern that the timeframe may limit meaningful public engagement — especially given the scale and complexity of the proposed changes. (RNZ)
🔗 For more information:
Visit Auckland Council’s Plan Change 120 page
AUCKLAND COUNCIL UNITARY PLAN UPDATE 9TH October 2025
Proposed Plan Change 78: Intensification – has been removed in the residential areas!
Auckland Council gives notice:
Proposed Plan Change 78 Intensification to the Auckland Unitary Plan is withdrawn at 5pm on Thursday, 9 October 2025 by Auckland Council except for:
- Business – Metropolitan Centre Zone topics
- Business – Metropolitan Centre Zone precinct topics (excluding Westgate and New Lynn precincts which are withdrawn) and
- qualifying matter topics related to the Business – Metropolitan Centre Zone.
The reasons for the partial withdrawal are set out in the enclosed copy of the public notice. At 5pm on Thursday, 9 October 2025 the proposed plan change is partially withdrawn. A public notice will appear in the New Zealand Herald on Thursday, 9 October 2025.
Auckland Council has withdrawn part of Proposed Plan Change 78 under Schedule 3C of the Resource Management Act 1991.
Auckland Council will notify all submitters of decisions on the remaining Business – Metropolitan Centre Zone topics proceeding in Proposed Plan Change 78, as required by the Resource Management Act 1991.
If you have any queries regarding this matter please email the planning team at unitaryplan@aucklandcouncil.govt.nz or visit he Auckland Council website www.aucklandcouncil.govt.nz/planchanges.
Public Event held by Lauren Hawken and St Heliers & Glendowie Residents Association
When: Wednesday 10 September 2025
Time: 7.30 pm to 8.30 pm
Venue: St Heliers Community Centre, 100 St Heliers Bay Road, St Heliers
Meeting minutes:
