In August, Council’s Policy and Planning Committee reviewed a new version of Plan Change 78 – Intensification. This updated version no longer includes the controversial Medium Density Residential Standards (MDRS) that were introduced by the previous government.
The proposed changes will be open to the public submission from late October 2025. On the same day as Council’s review, the Government passed a new law removing the requirement for the big city councils to use MDRS. However, councils must still achieve the same overall housing targets through other planning methods.
So, what’s actually changing?
Key Zone & Overlay Changes
More Terraced Housing & Apartments (THAB Zone): Expect these zones to expand along transport routes, near bus stations, and around metropolitan centres.
General Upzoning: Many urban residential areas will shift to the Mixed Housing Urban Zone, allowing more 3 storey homes to be built.
Special Character Areas: Some single-house zones will remain, mainly in heritage / character or flood-prone areas.
Infrastructure First: Development will only be allowed once there’s enough capacity in water and wastewater systems to support it.
Hazard Awareness: Areas at risk of flooding or coastal inundation will see stricter limits on intensification.
New Development Standards
Green Space for Trees: All medium- and high-density zones must include space for at least one medium-to-large tree per site. This will reduce the number of houses that can fit on smaller lots, favouring wider, detached homes.
Taller Buildings in Key Areas: Heights are going up in apartment and mixed-use zones near transport hubs. But taller buildings will require bigger land parcels and more expensive construction methods.
Updated Outlook & Privacy Rules: Where living spaces are at ground floor and the “outlook” space, aligns with the open space, the depth of outlook is reduced. Glazing (windows) facing streets and shared areas will also be required to improve safety increasing visibility.
Height in Relation to Boundary (HIRB): Adjusted rules will give developers more flexibility in certain zones, while still protecting neighbouring lower-density areas.
The Bigger Picture
These changes aim to: Meet national housing targets and encourage higher density near transport routes.
Balance growth with green space, infrastructure, and flood protection, but there are trade-offs. The new canopy tree, access, and parking rules (including those under Plan Change 79 Transport Matters) could reduce how many homes actually get built on each site.
The overall effect? A shift in housing design. Expect fewer uniform rows of terraced housing and more variety in building types, especially in the current suburban and urban areas.
What This Means for You
If you’re considering a development project, it’s worth reviewing these upcoming rules carefully. The mix of zoning, overlays, infrastructure limits, and design standards is complex and will shape the kinds of housing Auckland sees in the future.
Get in touch with our planning team to discuss how these changes might affect your site or project plans.
