Auckland’s next planning rules are being considered – how do they compare

Auckland Council's Policy and Planning Committee will meet on Wednesday 24 September to consider two options for Auckland's future planning rules.

Both options must meet government requirements to boost the number of homes Auckland can accommodate, with the final decision setting a proposed blueprint for how Tāmaki Makaurau grows.

How did we get two options?

In 2022, the government introduced rules to boost housing supply, allowing three-storey homes to be built on most urban sites across the Auckland region. Auckland Council began to bring these changes in through Plan Change 78.

Then in 2023, Auckland was hit with severe floods, highlighting the urgent need for even stronger rules to manage the risks of flooding and other natural hazards on homes and buildings in the future. At this time, Plan Change 78 was already underway. True to its purpose to allow more homes, the law behind it did not allow the council to apply restrictive zoning in areas with severe natural hazard risks.

Following the floods in 2023, Auckland Council began advocating for this law to change. In August 2025, the law was changed, giving the council the option to withdraw Plan Change 78, but only by replacing it with another plan change that supports at least the same amount of housing capacity. The council must confirm its decision with the government by 10 October 2025.

That leaves two options for Auckland's future: continue with Plan Change 78 or replace it with a new plan change.

How do they compare?

Both plans offer a future that supports giving people more choice over where and how to live. From apartments to terraces, townhouses to standalone homes - each aims to cater to the needs of different people as they live their lives in Auckland. But each plan does this in different ways.

Number of homes catered for

This process does not require a certain number of houses to be built. However, the replacement plan must enable the same number of houses as Plan Change 78. This is the opportunity for approximately two million homes.

This is known as 'housing capacity'. It's how cities plan to enable enough homes, and different types of homes, long into the future. But it does not mean it will all be built.

Since 2018, Auckland has built around 14,000 homes per year (approximately 100,000 homes) - its fastest pace ever. At that pace, it would take over 100 years to reach two million.

Location of homes and buildings

Plan Change 78: Would see widespread housing density, enabling three homes of three storeys across most of urban Auckland. Five to seven-storey buildings could be built in areas around the city centre, town centres and metropolitan centres, like Newmarket, Manukau and Takapuna.

Replacement plan change: Would apply a more focused approach to housing growth, enabling buildings of up to six, 10 and 15-storeys around the city centre, metro centres and near fast and frequent public transport, jobs, services and shops.

Under this plan, there would be stronger rules to steer development away from areas with a high risk of flooding, coastal erosion and other natural hazards. Some of these areas would be downzoned, and any building in a hazard risk area would need a stricter risk assessment, no matter the land zoning.

Planning rules where there is risk of natural hazards

Plan Change 78: While no new rules to manage natural hazard risks were introduced through Plan Change 78, the council could choose to bring these rules, including more restrictive zoning, in through an additional plan change or plan changes. However, more restrictive zoning could not be proposed until Plan Change 78 completes its process and becomes operative.

Replacement plan change: Would bring in new rules to steer development away from high-risk areas. This means tougher consenting rules, tighter risk assessments, limiting development in some areas and updated hazard maps.

This plan also proposes stricter zoning rules in areas that face the highest risk of natural hazards occurring. Any development in a hazard risk area must go through a strict risk assessment before it is considered for approval. This applies regardless of zoning. It will be harder to get permission to build where there is a risk of flooding or other natural hazards.

These provisions could be achieved through a single plan change process.

Infrastructure

Under either plan change, infrastructure like water pipes and roads will be planned and staged as they are needed, as part of an integrated planning process with other agencies.

Auckland Transport and Watercare have advised that the focused approach of the replacement plan change is likely to have benefits over Plan Change 78, in terms of planning and delivering transport and water infrastructure. It is also expected to make more of the $5.5 billion investment in the City Rail Link.

How long it will take for the plan to be operative?

Plan Change 78: Hearings on additional topics would restart and the council must make its decisions by 31 March 2026. The council could request an extension of time.

It could take at least two years for Plan Change 78 and any additional plan changes to deal with natural hazards, to become operative.

Replacement plan change: It could take approximately 18 months for this plan change to become operative.

Can I have my say?

Plan Change 78: Public submissions on Plan Change 78 were completed in 2022.

Replacement plan change: There could be an opportunity to have your say on any proposals later this year, depending on the decisions made by the council and the minister.

Find out more in the committee report.