PC120, formally dubbed “Housing Intensification & Resilience”, is the new package of planning-rule changes that has replaced most of Plan Change 78 (PC78). It has been prepared under updated national legislation and aims to deliver the same overall dwelling-capacity target (~ 2 million homes), but via a much more targeted and risk-aware approach.

Key shifts under PC120

The blanket application of three-storey housing entitlements (via the Medium Density Residential Standards, MDRS) across nearly all suburban residential zones is removed.

Instead, intensification is concentrated near urban centres, town centres and along “walkable catchments” around rapid-transit stops (train stations, major busways) and frequent bus routes.

In those targeted areas, building heights and density allowances are increased substantially, with zones around key transit stations enabling buildings up to 10 or even 15 storeys (subject to qualifying matters) — markedly higher than before.

At the same time, PC120 introduces stronger protections and tighter controls for development in areas at risk from natural hazards (flooding, coastal inundation, landslides, etc.). High-risk areas may be down-zoned or face stricter consenting rules.

What it means for residential development.

More new apartments, townhouses or multi-unit housing will likely appear near major transit hubs, town centres and areas with good infrastructure and services — supporting higher-density living without sprawling suburbia.

Development in more remote suburbs, low-density zones or hazard-prone areas may become more restricted or require more careful consenting — reducing the risk of poorly located housing but potentially limiting speculative infill in those places.

For developers or property owners, the rules become more complex: site-by-site assessments will matter a lot more (transit proximity, hazard overlays, zone transitions, “qualifying matters”).

New rules include making a protected space for a canopy tree as part of a residential development, as a response to climate change and the urban heat island effect.

Over time, Auckland’s growth is intended to become more compact and transit-oriented, better leveraging infrastructure like the forthcoming City Rail Link, and potentially reducing car dependence.

Have a specific question about what changes for your property and how the Plan Change affects you?  Get in touch with our planning team – especially if you are interested in making a submission. Submissions close on 19 December 2025.