Auckland’s planning landscape is changing. Draft Plan Change 120 (PC 120) – Housing Intensification & Resilience – represents a pivotal shift in how and where the city will grow.
Replacing the earlier Plan Change 78, PC 120 refines the approach to urban intensification while strengthening the city’s response to flood and natural-hazard risks. The draft was endorsed by Auckland Council in September 2025 and is expected to be publicly notified in November.

What’s changing under PC 120
PC 120 introduces a more strategic and risk-aware framework for development:

• Targeted intensification – Growth is focused around major transport corridors and centres, replacing the previous city-wide three-storey zoning.
• Resilience-led design – Natural hazards such as flooding, land instability and coastal risk will now be managed through a risk-based approach that considers likelihood, vulnerability and consequence.
• Smarter city form – The emphasis is on well-connected, climate-ready communities that can withstand future environmental challenges.

What it means for developers and landowners
This new framework will directly affect where development can occur, what investigations are required, and how quickly projects progress through consent. Early engagement and understanding will be key to identifying opportunity and mitigating risk.

How we can help
At Kirk Roberts, we combine geotechnical, civil, structural and environmental expertise to help clients navigate the evolving planning environment.
Our teams can:

• Assess site potential and constraints under the new intensification framework.
• Undertake hazard and resilience investigations in line with PC 120’s risk-based methodology.
• Provide strategic submissions support and planning advice to help you prepare for public notification.

With an integrated, solutions-driven approach, we’re here to help you turn change into opportunity.

Source: Information drawn from publicly available Auckland Council planning documents, including Draft Plan Change 120 – Housing Intensification & Resilience (September 2025).

References
Auckland Council – Draft Plan Change 120: Housing Intensification & Resilience (Section 32 Overview & Evaluation Report, Sept 2025)
OurAuckland – New plan approved for Auckland’s future (Sept 2025)
Auckland Council – Draft PC 120: Housing Intensification and Resilience – Overview Page

Image: Tim Marshall, Unsplash