Check your address · Plan Change 120 | Mahen Liyana | Harcourts

Plan Change 120 · second submission round

Four weeks to have your say on what can be built here

Auckland Council reopens submissions on Plan Change 120 in late August 2026, for four weeks, open to everyone, including people who never submitted the first time. The July package pulls proposed housing capacity back from local centres and bus routes more than ten kilometres from the city. That covers every suburb I work in.

Most owners will never hear about it. Tell me your address and I will send you what council is proposing for your specific parcel, in plain English.

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Before you fill anything in

This is free, and there is no appraisal at the end of it.

I will not ask what your plans are, I will not follow up to see if you are thinking of selling, and you will not go onto a mailing list unless you tick the box asking to be. If you want to talk about your property later, you know where I am. Submissions close before I would be any use to you anyway.

Still being decided

Where density goes

April 2026 legislation cut Auckland's required capacity from about two million homes to a minimum of 1.4 million. Council responded by keeping density where transport and water investment has already gone, and pulling it back elsewhere. This is the part you can submit on.

Already law

Natural hazard rules

Flood, overland flow, landslide, coastal erosion and inundation rules took immediate legal effect on notification under section 86B of the Resource Management Act. They apply to consent applications today, well before PC120 is finalised.

Less discussed

Infrastructure capacity

PC120 adds a requirement to demonstrate a development can actually connect to Watercare's water and wastewater network. Connection is moving from background assumption to explicit consenting question. This matters most if you have ever been told your section could take more than one home.

I am a licensed salesperson, not a planner. The above is reported from council publications, not interpreted. What any of it means for your title is a question for a planning consultant, and I will say so again below.

  1. 01Your parcel on the Map Viewer. A screenshot of your specific address showing the proposed zone, any management layers, and any hazard overlay, plus the link so you can open it yourself and check I have not misread it.
  2. 02What changed between November and July. Whether the revised package leaves your parcel as originally notified, or pulls capacity back from it. For most parcels in these suburbs the answer is the second one.
  3. 03How to submit, if you want to. The AK Have Your Say link, the closing date once council publishes it, and a pointer to council's free Friend of Submitter service, independent advisors who explain the process and help you lodge. That service is free and it is not me.
  4. 04Nothing else. No market appraisal, no comparable sales, no call.

What this is not

It is not planning advice, a legal opinion, or a view on what your property is worth. Nobody who is also trying to sell your house should be telling you how a live plan change affects its value, and I am not going to.

If you need interpretation, you want a planning consultant. If you need help submitting, you want council's Friend of Submitter service. I am the person who tells you the round is open and shows you where your parcel sits.

If you own in Half Moon Bay, Cockle Bay, Bucklands Beach or Eastern Beach

PC120 proposes natural-hazard overlays across these suburbs: flood, coastal inundation and erosion, with more restrictive consenting in the highest-risk areas. Those rules already apply. If an overlay shows on your property it is material information a buyer must be told about, and I will put that to you in writing before we market anything.

Open the PC120 Map Viewer yourself →

  1. 9 Oct 2025Plan Change 78 withdrawal took effect. The "three homes, three storeys" default no longer applies in Auckland.
  2. 3 Nov 2025PC120 notified. The proposed natural-hazard rules apply from this date by law, while the rest is still being decided.
  3. 19 Dec 2025First submission round closed. Thousands of submissions received. Existing submissions remain valid and keep their standing.
  4. 2 Apr 2026Legislation reduced Auckland's minimum housing capacity requirement to approximately 1.4 million homes, forcing a rethink of the whole plan change.
  5. 6 Jun 2026Council published a parcel-level PC120 Map Viewer, free to use.
  6. 21 Jul 2026A revised, reduced package was approved 17 votes to 5. In council's words it "removes additional housing around smaller local centres and along most frequent bus routes beyond 10 kilometres of the city centre", which includes every suburb I work in.
  7. Late Aug 2026Second submission round expected to open for four weeks, open to everyone. The statutory further-submissions step was cancelled and replaced by this. Exact dates were not published when this page was last updated.
  8. Mid-2027Independent Hearings Panel, then final council decisions, with a statutory backstop of 28 June 2027. The Eastern Busway also opens fully in 2027, and rapid transit stops create walkable catchments of their own.

Sources: Auckland Council's PC120 page, the OurAuckland release of 22 July 2026, and AK Have Your Say. PC120 is a live process that changes month to month, so verify anything planning-related against council before you rely on it. Page last updated 18 August 2026.

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