Auckland council opens submissions on major intensification plan
Auckland Council’s proposed Plan Change 120 (PC120) is now open for public submissions until 19 December, setting the stage for a significant shift in how the city manages housing growth, density and resilience.
PC120 outlines where Auckland should intensify housing, how future neighbourhoods should function, and what infrastructure must accompany new development.
But industry leaders say its real value lies in moving beyond debates about building height and density rules.
New Zealand Institute of Architects chief executive Mark Abbot (pictured) told Stuff the proposal represents an opportunity to rethink how Auckland grows. PC120, he said, matters because it can “ensure growth produces communities where people want to live".
The plan follows a period of community backlash, with concerns centered on over-intensification and whether Auckland’s infrastructure can keep pace with the proposed growth.
Some councillors and residents argue the changes could reshape suburbs too quickly, while others worry the process may not give communities enough influence — highlighting the tension underpinning Auckland’s growth debate.
The reform push comes as experts warn intensification must go beyond rezoning. At the Asia-Pacific Housing Forum, Associate Professor William Cheung said upzoning is “the starting point, not the endpoint,” urging long-term, evidence-based planning. The comments follow signs of market stabilisation, with Barfoot & Thompson reporting a 2.2% lift in the October median to $950,000.
Density isn’t just about numbers
Abbot said the public debate often frames density and affordability as a numbers game, but that overlooks how neighbourhoods actually operate.
“For years, we’ve treated housing density and affordability like a numbers problem, as if building more houses will solve the affordability challenge,” he said.
He noted that when housing is added without supporting transport, schools, parks, and community spaces, the pressures simply shift elsewhere. That’s when residents face longer commutes, councils absorb higher infrastructure costs, and communities become more resistant to further development.
“This is why masterplanning is so critical… so we’re building lively and resilient communities, not just more houses,” Abbot told Stuff.
What masterplanning really means
Masterplanning is about giving the city a clear blueprint for growth. Abbot explained that a good masterplan “looks beyond zoning maps and rules” and instead sets expectations around neighbourhood quality, amenity delivery, design, and development pace.
It also encourages efficient land use by prioritising brownfield redevelopment and the reuse of underutilised commercial and state-owned land near transport hubs — before expanding outward.
No—Auckland won’t be covered in high-rises
A key misconception, Abbot said, is the idea that intensification means “15-storey towers on every suburban street.”
In reality, PC120 supports a mix of housing types, including terraced homes, low- to mid-rise apartments, multi-unit developments, infill housing and villa conversions.
The focus is ensuring these forms are built in the right places — close to jobs, transport and services — so communities can thrive.
Masterplanning “gives everyone clarity", he said, helping councils, developers and residents understand how and where growth will occur.
Abbot emphasised strengthening existing communities before expanding the city’s edge.
“Building near existing transport, schools and jobs makes life easier, cuts emissions and keeps infrastructure costs down,” he said.
Urban sprawl forces councils to fund new roads, pipes and services for fewer people — driving up costs for ratepayers. By contrast, “Compact, well-planned growth… makes better use of what we’ve already invested in".
Examples of masterplanning in action
Auckland already has successful examples of coordinated planning:
- Hobsonville Point – A masterplanned community guided by a clear framework for housing mix, street layout, transport and shared spaces.
- Wynyard Quarter – A regenerated mixed-use precinct demonstrating how density can be paired with high-quality design and active public spaces.
Global case studies also show the benefits of planned growth:
- Melbourne’s 20-minute neighbourhoods, linking homes, services, and jobs to reduce traffic.
- Copenhagen’s Carlsberg City, where well-designed streets and courtyards fit more people while maintaining sunlight, green space and character.
“These cities prove you can grow and still preserve liveability when masterplanning leads,” Abbot said.
Balancing heritage and growth
Heritage remains important, Abbot noted, but “it does not apply to every ageing building". With thoughtful planning, Auckland can respect significant structures while still enabling development that meets future needs.
“We need to apply the same level of care to new development as we apply to what we want to keep,” he said.
Resilience must be built, not assumed
Flooding and recent storms have underscored the need for resilient design. Abbot said resilience “isn’t written into policy, it’s built into the plan", through decisions about drainage, building orientation, street layout, and open-space networks.
Looking ahead: A framework for smarter growth
Abbot hopes PC120 becomes a tool for smarter, future-proof planning rather than a regulatory exercise.
“That we use it as a framework for smarter planning, not just a way to tick zoning boxes,” he told Stuff. “This is a chance to get density right, to build homes and neighbourhoods that actually work for Aucklanders.”
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