Auckland Council Restricts Development in Flood-Prone Areas, Allows Taller Buildings

Auckland Council’s Policy and Planning Committee approved Plan Change 120 in September 2025, a move that replaces the withdrawn Plan Change 78 and introduces stricter development controls aimed at steering growth away from flood and natural hazard areas. The change is expected to affect residential property owners and developers across the city, particularly those in high-risk zones.

What the Plan Change Means for Auckland Residents

Under Plan Change 120, the blanket three-storey housing rules known as the Medium Density Residential Standards will be removed across almost all residential areas. In the worst-affected flood and hazard zones, development will be limited to single houses. For many Auckland households, this could mean reduced options for building or extending properties in risky locations, potentially influencing property values and insurance costs.

At the same time, the plan change mandates increased building heights around five key Western Line stations: up to 15 storeys at Maungawhau, Kingsland, and Morningside, and 10 storeys at Baldwin Avenue and Mt Albert. This is intended to concentrate denser housing near public transport, which may offer more affordable housing choices for residents near these stations, but could also raise local concerns about infrastructure capacity and neighbourhood character.

Broader Policy Context and Next Steps

Public submissions for Plan Change 120 were expected to open between 3 November and 19 December 2025, subject to the Minister for the Environment’s agreement. The submission period would allow residents, businesses, and community groups to have their say on the proposed rules. Separately, new local board plans-which guide funding and investment for the next three years-are scheduled to be adopted by local boards in 2026, replacing those adopted in 2023.

For Auckland homeowners and renters, these planning shifts come against a backdrop of rising living costs. While the council has not released specific estimates of the plan’s impact on household budgets, tighter development restrictions in hazard areas could limit housing supply in some suburbs, potentially affecting rental and purchase prices over time. Conversely, higher-density allowances near train stations may increase supply in those corridors, which could help moderate cost pressures for households seeking transport-linked housing.

The council has not specified a timeline for when Plan Change 120 will take effect after the submission period closes. Residents monitoring the policy’s progress are advised to check Auckland Council’s website for updates on public hearings and final adoption.