Auckland is poised to significantly expand its housing capacity with a new planning policy, potentially enabling the construction of up to two million new homes. The changes, formalized in a plan known as Plan Change 120, build upon the 2016 Unitary Plan which allowed for 900,000 additional homes and spurred development of townhouses and low-rise apartments.
Plan Change 120: Expanding Auckland’s Housing Capacity
The forthcoming Plan Change 120 aims to enable a further two million new homes in New Zealand’s largest city. While not all sections will be redeveloped to their maximum potential, the plan is designed to increase overall housing supply, prioritizing locations near transportation hubs and essential infrastructure like train stations, bus routes, and high-capacity sewerage systems.
The most substantial changes are anticipated in inner suburbs such as Ponsonby, Mt Eden, and Parnell, currently designated as “special character areas” with restrictions on new development.
Background: From Plan Change 78 to Plan Change 120
Plan Change 120 evolved from an earlier proposal, Plan Change 78, initiated in 2022 to implement the “3×3” law – a bipartisan regulation allowing three dwellings up to three storeys tall on most city properties under the Medium Density Residential Standards. Concerns raised after the 2023 Auckland Anniversary floods, regarding building in flood-prone areas, led to a reevaluation of the initial plan.
The National-led government permitted Auckland Council to abandon Plan Change 78, contingent upon developing a new plan providing for at least 30 years of projected growth. In October 2025, the Auckland Council voted to proceed with Plan Change 120.
The Process and Timeline
The plan is currently undergoing a public consultation process, with the first round completed in November and December 2025. Further submissions are being accepted in early 2026, followed by public hearings before an independent panel. The panel will then recommend a version of the plan to the Auckland Council, which will vote to accept or amend the recommendations. A final decision is expected by June 2027, with potential for appeals to the Environment Court.
Current Standards and Regulations
Several baseline standards are already in place due to regulations from both the previous Labour government and the current National-led government. These include allowing six-storey buildings within 1,200 meters of the city centre, 800 meters of a train station or busway stop, or 800 meters from a metro centre zone. Ten-storey buildings are permitted within 800 meters of the Mt Albert and Baldwin Ave train stations, and 15-storey buildings within 800 meters of the Morningside, Kingsland and Mt Eden train stations.
Potential Changes and Ongoing Debate
To address concerns about the 3×3 rule and floodplain development, the council is exploring zoning for six-storey buildings in 57 suburban centres and along 23 major bus routes. Discussions are also underway regarding height-in-relation-to-boundary rules and “qualifying matters” that could exempt properties from minimum zoning requirements, though recent legislation restricts the application of such exemptions.
Housing minister Chris Bishop and Auckland mayor Wayne Brown have both expressed support for increased housing density, particularly around the City Rail Link. While a majority of the council appears to favor the plan, opposition remains from councillors John Watson, Mike Lee, Christine Fletcher and Maurice Williamson. The composition of the independent hearings panel, with appointees known for pro-density views, is also expected to influence the outcome.
Activist groups such as the Character Coalition and various residents’ associations are anticipated to oppose the changes, while Yimby groups like the Coalition for More Homes, Greater Auckland and Generation Zero will advocate for increased density.
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