PC120 - What is it?

Plan Change 120 is Auckland Council’s replacement for Plan Change 78 and applies to all Residential-zoned properties across the Auckland region. Initiated by Central Government, PC120 maintains Auckland’s overall housing capacity at around two million dwellings but shifts where and how this capacity will be delivered.

The 2023 Auckland Anniversary flooding highlighted areas unsuitable for further development or intensification, prompting a rethink of previous planning settings. PC120 removes the blanket three-storey Medium Density Residential Standards, strengthens natural hazard controls, and directs intensification toward centres and rapid transit corridors, enabling greater building heights around key train stations.

What this means for you

For many suburbs, the blanket MDRS rules will no longer apply. Instead, intensification will be focused around centres and rapid transit, while areas with natural hazard risks may face stricter controls and potential down-zoning. This clearer direction on where growth is expected also assists infrastructure providers in planning future investments.

At TSC, we’ll continue to keep you informed as PC120 progresses. If you’re considering development opportunities, potential rezoning implications, or preparing a submission, our planning team can help you understand how PC120 may affect your property or project—and where new opportunities may arise.

Use the link below to explore what changes PC120 proposes for your property.

Where to from here

TSC is actively working with clients to prepare and lodge submissions.

We recommend making a submission whether you oppose a proposed rule or zoning change, or wish to express support where PC120 may offer beneficial outcomes.

Submissions close 19th December 2025. If you are uncertain about how PC120 impacts your development potential or zoning, our planners can assess the effects and prepare a submission on your behalf if needed.

Reach out to TSC—your land development specialists—for guidance and support.

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