Auckland Council staff have recommended a mid-range planning option, “Scenario B,” to scale back the city’s contentious housing intensification plan. The proposal, designed to meet a reduced government housing capacity floor of 1.4 million dwellings, would retain six-storey apartment zoning along specific frequent bus corridors and allow for taller building heights near central isthmus rail stations, according to a report released ahead of tomorrow’s planning committee meeting.
What is the proposed “Scenario B”?
Staff have formally recommended Scenario B as a way to balance housing capacity with local planning preferences. According to council planning committee chairperson Richard Hills, this approach represents a “significant change” from the original Plan Change 120. Under this scenario, the council would retain capacity for between 1.5 and 1.7 million homes, providing a buffer above the government’s 1.4 million minimum. The plan maintains six-storey zoning near busy bus corridors like Dominion Rd, Onewa Rd, and Sandringham Rd, while excluding others such as the route from New Lynn to Henderson. Additionally, it preserves six-storey zoning in over 20 local centres, including Balmoral, Grey Lynn, and Mt Roskill.
How will building heights change at rail stations?
Scenario B aims to standardize height allowances across the city’s rail network. Hills stated the plan treats all train lines similarly to the Western line, which already has mandated intensification due to the City Rail Link. Specifically, stations in the central isthmus—such as Newmarket, Parnell, Grafton, Remuera, Panmure, and Glen Innes—would allow for 15-storey buildings. Other stations, including Ōrākei, Ellerslie, Penrose, and Meadowbank, would be zoned for up to 10 storeys. This contrasts with outer centres like Albany, Manukau, and Henderson, which would be limited to six storeys in line with government mandates for town centres and rail hubs.
Why does this matter for Aucklanders?
The recommendation highlights a shift in the council’s approach to the government-instigated rezoning, which has seen several adjustments since the minimum housing capacity was slashed from two million to 1.4 million. Hills noted that for most residents, the proposed zoning changes would result in no difference from existing Unitary Plan rules. However, he acknowledged that some property owners who previously expected to develop their land under earlier medium-density rules would lose that ability, though they could still seek to increase yield through a resource consent. The economic stakes are high: council modelling presented at a recent workshop indicated that the most stripped-back zoning option could lead to house prices being 1% to 2% lower, while the full original plan could see them 5% to 8% lower.
What happens next in the planning process?
Tomorrow’s committee meeting is the first step in a broader consultation process rather than a final decision. Councillors are being asked to select a preferred scenario to present to local boards and iwi authorities. Following this consultation, a binding decision on the amendments is scheduled for July. Only after that decision is reached will the plan be forwarded to a hearings panel for further consideration. The path forward remains subject to change, as councillors have been divided on the level of intensification required, with some favoring more ambitious options and others supporting the most stripped-back approach known as Scenario A.
