Source: Auckland Council
Auckland’s Future Housing Plan – Proposed Plan Change 120 – makes important changes to Auckland’s planning rules, and there is discussion happening in communities across the city.
The plan change strengthens the rules for building new homes in places at risk of flooding and other natural hazards while also meeting central government direction on housing capacity.
It aims to better protect people and property, while enabling more new homes in well-connected areas near jobs, shops, services and fast, frequent public transport.
But some of the things being shared aren’t accurate, from forcing homeowners and tenants to relocate, new homes being built immediately to comparing Auckland to different situations in different cities.
Here are some quick questions and answers to help you understand what Proposed Plan Change 120 does – and what it doesn’t do.
Question: Does Plan Change 120 make people leave their homes?
Answer: No, it has nothing to do with relocating or moving people out of their homes. Plan Change 120 does not require anyone to leave their home or relocate – that is not how planning rules work.
Instead, it strengthens rules for building in areas with known hazard risks, like flooding, so future buildings are more resilient or reduced in the most vulnerable areas, meaning people living in these areas are better protected. Existing homes remain and development will still happen but with tougher rules.
Question: Will the whole city be “blanketed” by higher-density homes indiscriminately?
Answer: No, taller buildings are only proposed in certain areas, mostly enabled near train stations, rapid busways (like the Northern Busway), frequent bus routes, and town centres where jobs, shops and services already exist.
These are locations where research shows public transport access and housing demand are strongest, and which help to support higher productivity across Auckland.
Not every property will be developed that way. What gets built depends on what the market determines, property owner choices, and what can feasibly be built, not just planning rules. Development usually happens gradually, typically over many years and even in areas allowing taller buildings, there will still be a mix of housing types.
Question: Has Plan Change 120 changed the floodplains?
Answer: Auckland Council has continuously published information it has on flooding and other natural hazards – Plan Change 120 only introduces updated rules in the Auckland Unitary Plan that manage development in these areas.
Information on natural hazards change over time. This is due to changes in modelling inputs and assumptions, understanding of climate change and improved technology. In recent years new modelling has been undertaken to consistently reflect latest climate change information across the region.
The newer modelling has also been able show a greater level of detail about potential flooding risk than previously understood – for example, anticipated depths and velocities of floodwaters.
Question: Are homes being put into flood plains?
Answer: Plan Change 120 allows residential development in flood plains in existing developed areas where the hazard is low, medium or high, as long as the risk can be maintained at or reduced to a tolerable level, for example through the provision of a safe evacuation route and a floor above the flood level.
Any new development will need to go through the resource consent process to determine its appropriateness against the relevant policy settings.
For sites that are constrained by very high flood hazard flooding, the zoning has changed to limit development to the Residential – Single House zone.
For all other sites, in some cases the zoning has changed to allow for additional intensification opportunities. However, the level of development that is suitable on those sites will be dependent on a site-specific assessment and the hazard conditions on site.
Question: Didn’t Christchurch push back on intensification, so Auckland should too?
Answer: No, Christchurch made significant changes to its planning rules to meet government’s intensification requirements.
Christchurch only withdrew from some parts of the government’s housing intensification requirements because it could prove that its updated planning rules enabled enough housing capacity to meet what the legislation required – 30 years of capacity that has been shown to be commercially feasible to build. This is the legal test that applies to Christchurch.
Auckland’s housing capacity requirement is completely different. The legal test for Auckland is that the new Plan Change 120 must enable at least the same amount of housing as the withdrawn Plan Change 78 (the previous plan change required by central government) would have enabled.
Christchurch and Auckland are very different cities with different growth-related challenges, different legislation and their legal housing capacity requirements are not calculated in the same way.
Question: Isn’t housing capacity just a target and does leads to more choice?
Answer: No, housing capacity is not a building target, but it does provide more housing choices over time. Housing capacity required by Plan Change 120 is the theoretical number of homes that could be built if every suitable site across Auckland was fully developed to the maximum the rules allowed.
In reality, far fewer homes are built, even over many decades, and not every site will be developed. Plan Change 120 allows for the same housing capacity as the previous planning rules from central government called Plan Change 78. Capacity is not a construction target. Taking-up opportunities for development depends entirely on property owners and developers.
Capacity is set deliberately high, so developers and property owners have more choices in different locations and for different housing types. This flexibility helps to respond to changing market demands and helps improve affordability over the long term, which is supported by economic data and analysis.
Question: Will I be forced to sell or develop my property?
Answer: No, nothing forces you to sell or develop. Property owners can continue to live in, sell, maintain, improve or redevelop their home as the planning rules allow, what happens with their property is entirely up to them.
Plan Change 120 sets tougher standards for the future development of new homes or buildings, so they are more resilient, or to limit how much new housing can be built in areas most at risk from hazards like flooding to help reduce future risks to people and property.
There is no requirement to develop. It is entirely up to owners whether they want to sell, develop, or do nothing at all.
Question: Will my suburb change overnight with new buildings appearing?
Answer: No, Plan Change 120 doesn’t trigger immediate development. Planning rules only set out what’s allowed to be built, they do not require that homes get built or that development happens. Plan Change 120 simply enables where different types of housing could go in future. Not every property would be suitable for taller buildings. What actually gets built depends on property owners, what is determined by the market and other rules such as resource consents.
Homes cannot be built at that speed anyway. When development does occur, it happens gradually, even over decades, and varies widely across neighbourhoods.
Question: Won’t housing in expensive places still be unaffordable?
Answer: Allowing for more housing density can help make homes more affordable over time. For most homes, land is the biggest cost. Allowing more homes on one property spreads that cost, so each home can be more affordable than a single house on a full section.
Areas near jobs, shops and transport are in high demand, which pushes up land values, so more homes in these areas provide more housing choices.
While homes won’t suddenly be “cheap,” more choices — like townhouses and apartments — give people more choice at different price points and creates competition in the market, helping ease price pressure over time.
What does Proposed Plan Change 120 do?
Here’s the simple version, plan change 120 proposes to:
- Strengthen rules for building new homes in areas at risk from flooding and other hazards, with the worst-affected areas mainly limited to single houses.
- Enable more homes within walking distances of the city centre, other town centres, train stations, stops on the northern and eastern busways and along some frequent bus routes.
- Meet central government direction for significantly more housing capacity and taller buildings around key train stations to support investment in the City Rail Link.
This could mean:
- Better protection for people and property by strengthening the rules we already have, reducing exposure to hazards that are becoming more common with climate change.
- More new homes where it makes more sense, in well-connected places close to jobs, shops, and fast, frequent public transport – where demand for housing and transport access is strongest.
- More housing choices in more locations with easier access to everyday services and facilities.
- More transport choice, less congestion, and better access to game-changing infrastructure that all Aucklanders have paid for – helping to get the best return on billons of public investment.
LiveNews: https://nz.mil-osi.com/2026/03/21/get-the-facts-on-aucklands-future-housing-plan/