Auckland planning shake-up: What developers need to know about PC78 withdrawal and PC120 notification

Auckland’s planning landscape is undergoing a major transformation. Tomorrow (9 October 2025) Auckland Council will officially withdraw Plan Change 78 (PC78) and the Medium Density Residential Standards (MDRS), marking a significant shift in how housing intensification is managed across the city.

In their place, council will notify Plan Change 120 (PC120) on 3 November 2025, with public submissions open until 19 December 2025. These changes reflect both local priorities and national reforms, and they carry important implications for developers, planners, and property owners.

Key highlights of PC120

  • End of blanket upzoning: MDRS rules—previously allowing three-storey housing on most suburban sites—will be removed. Many properties will revert to their original zoning under the Auckland Unitary Plan

  • Hazard-based downzoning: Approximately 12,000 properties in flood-prone and coastal areas will be downzoned to restrict intensification. These hazard-related rules may take immediate effect and influence resource consent decisions

  • Targeted intensification:

    • Up to 15 storeys near rapid transit stations, eg, Maungawhau, Kingsland, Morningside)

    • Up to 10 storeys near major centres, eg, Mt Albert, Baldwin Avenue

    • Six-storey development along frequent transport corridors

  • Expanded terrace housing and apartment building (THAB) zones around 25+ centres and corridors

  • Focus on infill, not greenfield: PC120 prioritises intensification within existing urban areas. Greenfield development will continue under Structure Plans guided by the Future Development Strategy (FDS)

What this means for developers

  • Recheck zoning maps: Some properties have changed between the draft and current PC120 maps. Visit the Council’s PC120 page to confirm zoning status

  • Secure compliance ASAP:

    • If your building consent relied on MDRS and didn’t require resource consent, you may apply for a Certificate of Compliance (CoC) under the RMA before the withdrawal date

    • Resource consent applications based on MDRS may need amendment if development hasn’t commenced

  • Watercare servicing constraints: Development feasibility still depends on infrastructure capacity. Check your site’s servicing status and consult an engineer

National reforms driving local change

These local changes are part of broader government reforms, including:

  • RMA replacement by 2027: Two new acts—the Natural Environment Act and the Planning Act—will replace the RMA, aligning with the Going for Housing Growth initiative and the 30-year National Infrastructure Plan

  • Recent RMA amendments: Councils can now opt out of MDRS if they provide equivalent housing capacity. National policies have also been introduced for granny flats, infrastructure, and natural hazards

Next steps

If you’re involved in property development or planning in Auckland, now is the time to:

  • Review your sites under the new PC120 maps

  • Prepare submissions for the upcoming notification period

  • Reassess development feasibility in light of zoning and servicing changes

For tailored advice or to discuss how these changes may affect your projects, reach out to our Auckland planning manager, Clare Covington.