Auckland councillors are set to decide next week how far to scale back “Plan Change 120,” a sweeping rezoning initiative previously designed to significantly expand housing capacity across the city. The upcoming decision follows a recent council workshop where staff presented six potential pathways for the future of the city’s intensification strategy.
The move to reconsider the plan comes after the Government reduced the mandatory housing capacity requirements for Auckland from an initial target of two million dwellings to 1.4 million. This legislative shift has prompted a re-evaluation of how much of the original, more intensive zoning plan remains necessary.
The Options on the Table
The six options presented to councillors range from a “bare-minimum” approach to maintaining the original Plan Change 120 largely intact. Scenario A, dubbed “essentials only,” would restrict intensification to government-mandated requirements, focusing on six-storey height limits in walkable catchments and transit hubs, while removing upzoning from smaller local centres and major bus corridors like Dominion, Sandringham, and Great North Roads. Variant A1 would go further, formally withdrawing roughly 75-80% of Auckland’s urban residential land from the process entirely.
Other options offer middle-ground or more comprehensive approaches. Scenario B would keep intensification around town and local centres but reduce heights in outer-lying areas. Scenario C offers a balanced approach, rezoning based on public transport access, while Scenario D represents the original Plan Change 120 with only minor modifications for natural hazards.
Significance and Debate
The debate highlights a tension between economic modeling and community impact. Council chief economist Gary Blick noted that greater housing capacity could lead to house prices being 5% to 8% lower under the full plan, compared to 1% to 2% lower under the most stripped-back scenario. The projected economic benefit over a decade ranges from $700 million to $3.9 billion depending on the chosen path.
However, the human and local impact remains a point of contention. Mayor Wayne Brown expressed frustration with the high-level maps provided to councillors, stating, “People will be pissed off if we wreck their houses.” Brown urged for more granular, street-level detail and increased input from local boards to avoid “humongous errors to people’s lives.” Similarly, Councillor Andy Baker argued that a “blunt tool” approach could negatively impact the character of townships like Pukekohe.
Other councillors, such as Shane Henderson and Julie Fairey, have cautioned against moving too far toward the minimal options, citing the potential for positive economic outcomes and concerns over the democratic implications of withdrawing large areas from the planning process.
What Happens Next
The policy, planning and development committee is expected to select a preferred scenario at a meeting next Tuesday. Following this selection, the chosen path will head to local boards and iwi for further consultation. Council staff are also continuing to work on a formal recommendation for the committee. A final decision on the amendments is expected in late July, which would then be followed by another round of public submissions as part of the independent hearings panel process.
