In the seemingly endless twists and turns of Auckland Council’s Proposed Plan Change 120 (PC120) process, there have been a number of updates since our last blog on PC120.

The most relevant update relates to the four “options” on changes to PC120 that were presented to the Policy, Planning and Development Committee in June 2026. It was decided that two of these would go to local boards and iwi authorities for feedback. These were called Scenarios A and B.

Summary of Scenario A and Scenario B[1]

On 21 July, the Policy, Planning and Development Committee resolved to amend PC120. These amendments include those set out in Table 2 of the report “Auckland Unitary Plan – Mandatory Decisions Whether to Propose Amendments to Plan Change 120 and Whether to Withdraw in Part”[2]

Table 2 is copied below, as quoted in the report.

Estimated housing capacity	1.515 to 1.715 million dwellings Note: This is in excess of the legislated 1.4 million minimum requirement, ensuring that the IHP retains some flexibility to listen to Aucklanders’ submissions and respond accordingly.
Walkable catchments near rapid transit stations and metropolitan centres	All walkable catchments notified in Plan Change 120 with six storey heights are retained. All walkable catchments outside 10kms from the city centre which had heights of 10 and 15 storeys have their heights reduced to six storeys. The heights within the walkable catchment for Meadowbank train station has been reduced from 10 to six storeys.   Additionally, the heights within the walkable catchment of the Takapuna Metropolitan Centre have reduced from 15 storeys to six storeys south of Tennyson Avenue recognising the fact that the walkable catchment extends a very long distance from its northern to southern extents, and balancing the approach to the south with that to the north.   The walkable catchments around Akoranga busway station and Smales Farm busway station are extended to join one another.   The walkable catchment around Drury train station is reduced in extent to the north (on the eastern side of Great South Road) to stop at East Street.   Legislatively named stations on the western railway line whose minimum heights are stipulated in clauses 4(1)(b) and (c) of Schedule 3C of the RMA retain their specified heights as notified in Plan Change 120.
Intensification around town centres	No change is made to intensification proposed in Plan Change 120 as notified around town centres (as required by Policy 3(d) of NPS-UD)
Intensification around local centres	Most local boards asked for intensification around local centres in their board areas to be removed from proposed Plan Change 120. Therefore, the proposed amendments to remove intensification around all local centres and the current operative AUP zoning is retained (unless the area overlaps with frequent transit network (FTN) corridors that are proposed to be upzoned, natural hazard areas proposed to be downzoned or zoning changes proposed as a result of the reduced extent of the Special Character Areas overlay).
Intensification around neighbourhood centres	Plan Change 120 as notified did not propose intensification around neighbourhood centres in response to Policy 3(d) of NPS- UD. No change is proposed to this approach.
FTN corridors	The THAB zoning response is retained as per Plan Change 120 as notified for the FTN corridors within 10km of the City Centre.   The THAB zoning response is proposed to be removed for these FTN corridors: Howick to Botany via Meadowlands, New Lynn to Henderson, and Botany to Manukau via Ormiston Road.   The FTN corridor along Remuera Road is extended to St Johns Road and College Road.   The zoning of part of the FTN corridor between the Takapuna walkable catchment boundary and the Milford policy 3(d) boundary reverts to the operative AUP zoning
Wider residential area	Reverts to AUP operative zoning unless otherwise impacted by zoning changes related to qualifying matters such as natural hazards and special character.
Other amendments	Height in relation to boundary for Residential – Mixed Housing Urban Zone is proposed to be amended to align with existing operative AUP zoning standard rather than those proposed in Plan Change 120.   Changes to the Maungawhau Station walkable catchment boundaries are proposed to reflect the adjusted station entrance location (in accordance with Government guidelines).   Additional flood modelling for 5% Annual Exceedance Probability floodplain using updated rainfall data.   Updated flood modelling for 1% Annual Exceedance Probability floodplain using updated rainfall data.   Minor and technical changes consistent with the Committee’s decision

The resolution on PC120 can be broadly summarised as:

• Comprised of parts of Scenarios A and B.

• A resolution to partially withdraw parts of the plan change. The resolution[3] states in relation to this, that the partial withdrawal specifically relates to those matters relating to the geographic extent of zoning and increased building heights for intensification that is not required to comply with clause 4 of Schedule 3C of the RMA (below), except for changes relating to the FTN (Table 2), natural hazards, historic heritage, special character areas, and significant ecological areas.

The report mentioned above had a set of maps attached to it- not all of these show all the changes set out above so be used with caution at this stage. The PC120 maps and text are now in the process of being updated, in line with the Policy, Planning and Development Committee resolution.

Process from here

Council staff are now working on the changes to PC120, including the updated maps, and identifying the parts of PC120 that will be withdrawn. The timeframes for next steps are not confirmed yet, but very indicative timeframes (based on public communications from councillors) and next steps are:

• Updates to PC120 text and maps as above and approval of these for notification,

• Public notification, with a current indication of this happening at the end of August,

• Submissions will then be open for 20 working days,

• Submissions will then be summarised by Council staff,

• Submissions will be heard by the Independent Hearings Panel (IHP) and the IHP will make recommendations on these,

• Independent Hearings Panel recommendations received,

• Council decisions are required by 30 June 2027,

• Rejected recommendations can be appealed to the Environment Court.

Keep an eye out for communications from Auckland Council, if you’re a submitter or want to submit on the updated PC120 package.

Procedural Hearing

While all this Auckland council work has been going on, the Independent Hearings Panel (IHP) has been waiting in the wings to get going on the rest of the plan change process, noting the tight timeframes they still have to make recommendations by.  The IHP[4] is holding a Procedural Hearing 12- 14 August 2026. This isn’t a hearing for evidence on submissions, but submitters can attend (by registering in advance). The IHP confirm that the Procedural hearing will:

This could be a useful way for submitters to hear about the process.

Have questions?

If you’re a submitter, or want to make a submission, you can contact the Planning Plus team. We are “Friend of the Submitter” for PC120, assisting people with becoming involved in the process. You can contact us on FOTS2PC120@planningplus.co.nz or 027 525 7214.

[1] Source: Resolve Policy, Planning And Development Committee – Extraordinary

[2] Source: Resolve Policy, Planning And Development Committee – Extraordinary.

[3] Resolution Number PPDC/2026/98

[4] In Minute 18, dated 21/7/2026