Auckland’s Planning Committee has picked a hybrid path forward for PC120, the plan change reshaping housing capacity across the city. We break down the changes, the timeline and what Property Council is watching for.
On 21 July, Auckland Council’s Policy, Planning and Development Committee (Planning Committee) met to discuss options to amend PC120 – the notified housing intensification and resilience plan change to the Auckland Unitary Plan (AUP).
What are the changes to PC120?
The discussion follows Government direction earlier this year for Auckland Council to provide plan-enabled capacity for at least 1.4 million new homes, down from previous targets of 2 million homes and 1.6 million homes (details in our article here). PC120 was notified in November 2025, with housing capacity of approximately 2 million homes, enabled by widespread upzoning. In late August, PC120 will be notified again, and Aucklanders will get to have their say on proposed changes that will bring capacity down to 1.5-1.7 million homes.
After engaging with local boards and iwi on two options to amend PC120, the Planning Committee agreed to test a new, hybrid option with the Auckland public. Here’s a quick summary of the option:
- Housing capacity enabled: 1.515-1.715 million homes.
- Concentrates additional height and density in and around walkable catchments, Rapid Transit Network stations and along a number of Frequent Transport Network (FTN) corridors
- Proposed amendments include:
- All heights within walkable catchments outside 10kms of the city centre to be reduced from proposed 10 and 15 storeys to 6 storeys (Meadowbank Train Station within 10km but also included in height reduction)
- Smaller proposed walkable catchment around Maungawhai Train Station (i.e. 800m radius) because it only has a single entrance, not 3 entrances as originally planned.
- Remove proposed upzoning (i.e. revert to current AUP zoning):
- around all local centres
- along all Frequent Transport Network routes beyond 10km from city centre
Downzoning in vulnerable areas for protection from floods and natural hazards, based on updated risk information, is a key feature of all PC120 amendment options that the Planning Committee has considered, including the hybrid option. We are yet to see what this looks like until PC120 is notified late August.
What is Property Council's position?
During consultation on PC120 in December 2025, Property Council expressed support for broad intensification around walkable catchments, town centres and metropolitan areas. We raised concerns about a lack of clarity and detail about the implementation of specific urban design requirements and natural hazard overlays. You can read our submission here.
As a principle, Property Council supports housing intensification in the right places and compact urban form. Dialling back the levels of uplift proposed in PC120 to be closer to the statutory minimum could waste opportunities to provide more houses in strategic locations, closer to jobs, amenities and public transport – with impacts on productivity, infrastructure efficiency and housing affordability.
There’s potential for uncertainty around applicable planning rules in Auckland over the coming years. Auckland Council officials advised the Planning Committee that PC120 will have a temporary effect once finalised. Effectively, the AUP (incl. PC120) and the RMA will fall away 15 months after enactment of the Planning Bill and Natural Environments Bill. The Bills are expected to pass before Parliament adjourns on 24 September. That leaves just under 2 years that PC120 will be effective.
Regardless of PC120’s lifespan, Property Council anticipates feedback and decisions on PC120 will inform any new spatial plan, land-use or natural environment plans that Auckland Council may be required to produce under the proposed new planning regime.
What comes next for PC120?
In light of the Planning Committee’s decision, text and maps will need to be refined. Public consultation on the proposed amendments is then expected to open in late August and run for 20 working days.
- Late August-September 2026 – Further consultation on PC120
- Early 2027 – Independent Hearings Panel to hear submissions and make recommendations to the Council
- 30 June 2027 – Final decisions on PC120 expected
When the time comes, Property Council’s advocacy team will work with the Auckland Local Government Taskforce and the Auckland Regional Committee to develop feedback on the proposed PC120 amendments.
Please reach out to Samantha if you would like to be involved.
Author | Samantha Lay Yee
Samantha brings a sharp policy mind and deep understanding of urban development to her role as Senior Advocacy Advisor. With a Master of Laws specialising in environmental law, she has built her career at the intersection of government, regulation and city-shaping policy.
Prior to joining Property Council, Samantha held a senior advisory role at Kāinga Ora where she led a complex investment management work programme. She also brings policy experience from the Ministry for the Environment and the Department of Internal Affairs. In those roles, she developed regulatory advice for Ministers and contributed to nationally significant urban development reforms. Her experience spans cross-agency collaboration, stakeholder engagement and translating complex policy into clear, actionable insights.
Analytical, thoughtful and highly respected, Samantha combines strategic thinking with a practical approach – helping shape policy settings that enable better outcomes for New Zealand’s built environment.
