9 Sep 2025
What this means for landowners and developers
For some sites, the proposed rules may unlock new opportunities for higher-value, higher-density development in well-connected areas. For others, particularly those in hazard overlays, development potential may be reduced or require stronger technical evidence. Timing will be crucial, some projects may be best advanced under today’s rules, while others may benefit from the new framework.
Next steps:
You can view the draft zoning maps here:
At CKL, we’re already advising clients affected by these changes. If you’d like tailored advice on how the draft zoning may impact your property or project, please get in touch with our planning team.
Auckland Council is preparing to make key decisions on the future of intensification and hazard management. On 24 September 2025, the Policy and Planning Committee will decide whether to withdraw Plan Change 78 and notify a replacement plan change under the new Resource Management legislation.
Why the change?
PC78 was originally designed to meet national housing directives by enabling widespread intensification, including three-storey housing across much of the city. However, the 2023 floods highlighted the risks of placing housing in hazard-prone areas, and central government has since required Auckland to deliver more housing capacity while also building stronger resilience.
Key features of the draft replacement plan:
- Targeted growth: Up to 15 storeys near major train stations and 10 storeys near smaller hubs; 6 storeys along frequent bus routes.
- Hazard protections: Development limited in high-risk flood areas, with stricter consenting requirements.
- Reduced blanket upzoning: Fewer areas will automatically allow three-storey housing where infrastructure or hazard constraints apply.
- Special character and overlays: Adjustments to overlays to balance housing capacity with resilience and liveability.
What this means for landowners and developers
For some sites, the proposed rules may unlock new opportunities for higher-value, higher-density development in well-connected areas. For others, particularly those in hazard overlays, development potential may be reduced or require stronger technical evidence. Timing will be crucial, some projects may be best advanced under today’s rules, while others may benefit from the new framework.
Next steps:
- 24 September 2025: Council votes on whether to withdraw PC78 and notify the replacement plan.
- 10 October 2025: Deadline for public notification of the replacement, if adopted.
- Late 2025: Public submissions period begins (closing date to be confirmed following notification).
You can view the draft zoning maps here:
At CKL, we’re already advising clients affected by these changes. If you’d like tailored advice on how the draft zoning may impact your property or project, please get in touch with our planning team.
