Auckland Council has notified Plan Change 120 (PC120) which is a move aimed at encouraging more housing in the right places, while tightening rules around building in areas at risk from flooding, landslides, and coastal erosion. With submissions open until 19 December 2025, now’s the time for anyone involved in property to take notice.
What’s in PC120?
PC120 proposes to:
• Rezone for intensification – Allow for higher buildings (up to 10–15 storeys) in places like the city centre, metro hubs, and near train stations or key transit corridors.
• Tighten hazard controls – Introduce stronger rules for areas with natural hazards, including stricter residential zoning and, in some cases, down-zoning high-risk sites.
It replaces Plan Change 78, which took a more blanket approach to allowing three-storey builds in residential zones. PC120 is more nuanced, giving Council the tools to plan for growth while protecting people and property from increasing climate-related risks.
To see what this means for your site, check out the draft plan and maps here:
Why It Matters
PC120 shifts the way we plan and develop Auckland’s urban areas. It will affect what you can build, where you can build, and how properties are valued.
If your property is in an area earmarked for growth, the potential to build more and taller, could mean greater returns. On the flip side, if it’s in a high-risk hazard zone, new rules may limit what you can do or make financing and insurance harder to get.
LIM reports now include overlays for natural hazards like flooding, landslides, and coastal erosion, giving PC120 immediate legal effect. That means properties flagged for risk could see higher insurance costs, exclusions, or even denied cover. Lenders are also treating these properties more cautiously, potentially pulling back on lending.
How CivilPlan and McVeagh Fleming Can Help
We’re across PC120 and already helping clients navigate its impacts. If you're unsure how your property stacks up under the new rules, or if you’re planning a purchase or project, our team are here to support you. We’ll help you:
Understand how PC120 changes your property’s development potential, whether you're building new, selling, or rebuilding post-flood or fire.
• Prepare a targeted submission if your land is affected.
• Update due diligence processes and documentation to reflect new planning risks.
• Time and structure transactions to avoid nasty surprises mid-project.
• Connect with trusted experts (flood modellers, geotechnical engineers, etc.) where needed.
Bottom Line
This is a significant shift in how Auckland grows. Making smart decisions now will save time, money, and stress down the track.
If you want sharp, practical advice tailored to your property, project, or portfolio, reach out to our team.
Get in Touch
For planning, engineering, or surveying support, or making a submission contact CivilPlan:
Natasha Rivai, Emma Bayly, or Aaron Grey
09 222 2445 | www.civilplan.co.nz
For legal advice on contracts, property transactions, or making a submission, contact McVeagh Fleming:
Daniel Kenyon, Kelly Angell, or Ernie Ford
09 262 4942 | www.mcveaghfleming.co.nz
