Auckland Council’s proposed Plan Change 120 (PC120) has opened a citywide conversation about the future of housing density, urban growth, and how communities will function over the coming decades. Much of the public debate has centred on building heights, apartment density and transport corridors, but these discussions only scratch the surface. For homeowners, developers, and landlords, the most immediate question is this: What should I consider when preparing a PC120 submission?
What PC120 Actually Addresses
PC120 is not simply a proposal for taller buildings or denser neighbourhoods. As the article notes, it represents “an opportunity to better manage how Auckland grows as a city, and to ensure growth produces communities where people want to live.” With public submissions open until 19 December, there is a narrow window for Aucklanders to influence how this city evolves. Now is the time to understand not only what PC120 aims to achieve, but what your rights are within the process.
The focus on PC120 is on:
- Concentrating growth near transport hubs and employment centres
- Supporting mixed housing types—terraced homes, low- and mid-rise apartments, multi-unit developments
- Ensuring new development is supported by infrastructure, community spaces, and transport connections
- Promoting compact, resilient neighbourhoods
Importantly, PC120 is not about forcing high-rise towers across suburban Auckland. As noted in the article, “nobody is talking about 15-storey towers on every suburban street.”
Instead, it seeks to direct growth toward well-connected areas, reducing sprawl and leveraging existing investment in public amenities.
Why Your PC120 Submission Matters
A plan change of this scale affects:
- What you can build on your land
- What your neighbours can build
- How infrastructure and public spaces develop in your area
- How property values may shift
A PC120 submission allows you to:
- Support beneficial aspects of the proposal
- Oppose or seek changes to provisions that may negatively affect your property
- Request clearer definitions, better infrastructure planning, or modified development controls
- Ensure the Council considers your needs and concerns in shaping the final plan
This is one of the most direct ways Aucklanders can influence long-term planning.
Key Legal Considerations for Your PC120 Submission
Understand Your Current and Future Zoning
Before preparing a submission, identify:
- What your land is currently zoned for
- Whether PC120 proposes changes to allowable density or building types
- Whether your area is classified as a “walkable catchment” or near rapid transit
Zoning changes can create opportunities but may also introduce new constraints, making careful review essential.
Consider Infrastructure Capacity
The article highlights that when density increases without the right supporting infrastructure, “the costs don’t disappear, they shift.”
A strong submission can highlight:
- Local roads already under strain
- Drainage or flood-risk concerns
- Capacity issues in schools, public transport, or community facilities
These are legitimate planning considerations that can materially impact Council decisions.
Assess the Impact on Your Property Use and Value
Owners may support intensification in principle but still have concerns about:
- Overshadowing
- Loss of privacy
- Increased traffic or parking stress
- Heritage considerations
- Stormwater resilience
These effects can be explained clearly and objectively in a PC120 submission.
Recognise Opportunities for Development
While some residents may focus on risks, many landowners will see potential benefits:
- Additional dwellings
- Multi-unit development opportunities
- Increased land value in high-growth areas
- Flexibility to adapt older dwellings or subdivide
If you intend to develop your land in future, your submission is your chance to support provisions that enable that development.
Ensure Your Submission Is Legally Robust
Submissions should:
- Be clear and specific
- Identify the provisions you support or oppose
- State reasons grounded in planning, infrastructure, or community outcomes
- Propose practical alternatives or amendments
A well-structured submission carries more weight and is more likely to influence the final outcome.
PC120 and the Bigger Picture: Managed Growth, Not Reactive Change
The article emphasises the importance of “masterplanning” — aligning homes, amenities, and transport to create resilient, well-functioning neighbourhoods.
A legally informed submission helps ensure that this planning reflects the lived realities of Auckland residents—whether you’re advocating for stronger infrastructure, protecting local character, or supporting smart intensification.
Our Property Law experts advise homeowners, developers, and community groups on planning matters and PC120 submissions. If you need guidance on zoning changes, development opportunities, or protecting your property interests, our team can help you prepare a clear, effective submission before the deadline.
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