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Auckland Plan Change 120 directs housing toward transit hubs, strengthens flood rules
The replacement for Plan Change 78 adds stricter hazard rules while directing new homes to stations and centres across the city.
How we reported this
Auckland Council has advanced Plan Change 120 to replace the earlier Plan Change 78, tightening building rules in flood-prone zones while directing new housing toward stations and urban centres.
The 2023 floods exposed gaps in earlier proposals that could not restrict development in high-risk areas. Council advocacy led to a legal change in August 2025 that now permits stronger protections against floods, coastal erosion and inundation while still meeting government targets for overall housing capacity.
Rules tighten in vulnerable suburbs
Single-house zoning and tougher consent requirements will apply in parts of Eastern Beach, East Tāmaki, Manurewa, Māngere Bridge, Mt Roskill, Blockhouse Bay, Te Atatū Peninsula, Glen Eden and Browns Bay. These measures give the council greater power to limit or condition new builds where risks remain highest.
The same plan removes medium-density residential standards in some zones and adjusts height limits for three-storey housing elsewhere. It also sets specific building heights around Western Line stations, reaching 15 storeys at Maungawhau, Kingsland and Morningside and 10 storeys at Baldwin Avenue and Mt Albert.
Housing focus shifts to frequent transport routes
New apartments and terraced housing are enabled within an 800-metre walk of Newmarket, Manukau and New Lynn centres, along the Northern and Eastern Busways, and within 200 metres of frequent bus corridors where buildings up to six storeys are allowed. The changes aim to place homes near jobs, shops and rapid transit without requiring every site to reach maximum density.
Development is expected to occur gradually over decades as landowners respond to market conditions. Coastal character areas retain limits where evidence supports lower heights.
Residents in affected neighbourhoods can review the proposed maps on the council website and submit feedback during the upcoming consultation period before final decisions are made.