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Auckland Council has notified Plan Change 120 ("PC120"), a significant update to the Auckland Unitary Plan aimed at delivering housing intensification while improving resilience to natural hazards. Submissions are open until 19 December 2025, and the implications for property buyers, owners, and developers are substantial.
PC120, which will replace Plan Change 78 (think blanket rules for three-storey builds in residential areas), continues to align with the government's intensification directives, ensuring future capacity, while providing Council stronger tools to manage development in areas facing heightened natural hazard risks, an issue that's become increasingly topical in recent years.
PC120 proposes to:
To see how PC120 affects your property, view the draft plan, explore the proposed zoning maps, and make a submission here.
With these changes now notified, understanding their impact on existing property holdings and before committing to a purchase or advancing a development strategy is critical.
PC120 isn't a minor adjustment. It introduces major shifts in Auckland's planning framework that will directly impact how properties can be used, subdivided, redeveloped, and valued. For owners, buyers, and developers, these changes are creating both risk and opportunity.
Opportunities arise in areas earmarked for intensification, where increased height and density allowances could significantly enhance redevelopment potential and long-term value. Conversely, risks emerge for properties in hazard-prone locations, where stricter controls may limit development options and affect insurance and lending.
Auckland Council LIM reports now incorporate comprehensive natural hazard information, reflecting the immediate legal effect of PC120’s enhanced hazard management provisions. These reports identify overlays for landslide risk, flood risk, coastal erosion, and other hazards that can significantly influence development feasibility and property value. Always obtain the most current LIM directly from Council rather than relying on outdated or third-party copies. Properties flagged for hazard risk may face higher insurance premiums, exclusions, or even declined cover, and lenders may treat them as high-risk security, sometimes refusing finance altogether.
We are well-versed in PC120 and, where required, collaborate with our planning partner CivilPlan to provide integrated advice. Together, we can:
The bottom line is that with PC120 coming into play, in-depth legal due diligence and quality planning advice are more important than ever.
For planning, engineering, or surveying support, or making a submission contact:
Natasha Rivai, Emma Bayly, or Aaron Grey
natasha@civilplan.co.nz
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
dkenyon@mcveaghfleming.co.nz
09 262 4942
www.mcveaghfleming.co.nz
Auckland Council has notified Plan Change 120 ("PC120"), a significant update to the Auckland Unitary Plan aimed at delivering housing intensification while improving resilience to natural hazards. Submissions are open until 19 December 2025, and the implications for property buyers, owners, and developers are substantial.
PC120, which will replace Plan Change 78 (think blanket rules for three-storey builds in residential areas), continues to align with the government's intensification directives, ensuring future capacity, while providing Council stronger tools to manage development in areas facing heightened natural hazard risks, an issue that's become increasingly topical in recent years.
PC120 proposes to:
To see how PC120 affects your property, view the draft plan, explore the proposed zoning maps, and make a submission here.
With these changes now notified, understanding their impact on existing property holdings and before committing to a purchase or advancing a development strategy is critical.
PC120 isn't a minor adjustment. It introduces major shifts in Auckland's planning framework that will directly impact how properties can be used, subdivided, redeveloped, and valued. For owners, buyers, and developers, these changes are creating both risk and opportunity.
Opportunities arise in areas earmarked for intensification, where increased height and density allowances could significantly enhance redevelopment potential and long-term value. Conversely, risks emerge for properties in hazard-prone locations, where stricter controls may limit development options and affect insurance and lending.
Auckland Council LIM reports now incorporate comprehensive natural hazard information, reflecting the immediate legal effect of PC120’s enhanced hazard management provisions. These reports identify overlays for landslide risk, flood risk, coastal erosion, and other hazards that can significantly influence development feasibility and property value. Always obtain the most current LIM directly from Council rather than relying on outdated or third-party copies. Properties flagged for hazard risk may face higher insurance premiums, exclusions, or even declined cover, and lenders may treat them as high-risk security, sometimes refusing finance altogether.
We are well-versed in PC120 and, where required, collaborate with our planning partner CivilPlan to provide integrated advice. Together, we can:
The bottom line is that with PC120 coming into play, in-depth legal due diligence and quality planning advice are more important than ever.
For planning, engineering, or surveying support, or making a submission contact:
Natasha Rivai, Emma Bayly, or Aaron Grey
natasha@civilplan.co.nz
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
dkenyon@mcveaghfleming.co.nz
09 262 4942
www.mcveaghfleming.co.nz
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