Plan Change 120 (PC120) and Its Impact on existing and new developments

At Beyond Architects, we strive to stay ahead of regulatory shifts so that our architectural and development projects remain both compliant and smart investments. One of the most significant changes on the horizon in Auckland’s built-environment landscape is Plan Change 120 (PC120): Housing Intensification & Resilience.

What is PC120?

PC120 is the proposed update to the rule-book for how growth, housing density and resilience to natural hazards will be managed in Auckland Council’s planning framework.

In short, it replaces large parts of the earlier Plan Change 78 (PC78) regime (that was a rollercoaster ride!), and shifts the focus from blanket up-zoning toward a more targeted strategy: intensification in the right places, with stronger controls in hazard-prone areas.

How does it impact our projects?

For residential development sites (new builds and extensions), PC120 creates both opportunities and challenges:

• Opportunities: Sites near major transport hubs, town centres and frequent-bus corridors are being prioritised for higher density, more housing choice and increased building heights.

• Challenges: Areas prone to natural hazards (flooding, coastal erosion, landslides) may face reduced development potential, stricter geotechnical or hazard-risk analyses, or even down-zoning!

  
  

• Existing projects: If you’ve already got resource consents lodged, be alert: PC120 may change how natural-hazard overlays and risk assessments apply. While existing consents are usually held under legacy rules, changes in zoning or overlay mapping could affect subsequent stages or related works. If you are working toward a consent, it is worth checking with your specialist if additional assessments and analysis are required. In some cases, it might just be minor tweaks in existing reports, in other cases, some redesign might be required.

• New projects: For any upcoming consents, thorough site due-diligence is even more critical. That means checking updated mapping, transport catchments, natural hazard overlays, and density rules. Early consideration of geotechnical and flood risk may save time and cost downstream.

  
  

How we help

As architects who specialize in residential developments, we are positioning ourselves to guide clients through this change-period. That includes:

• Mapping out how your site sits within the proposed PC120 layers – transport-catchment, hazard risk, zone type.

• Advising on build-type, height, massing and layout options that align with the new intensity priorities.

• Flagging potential cost or complexity risk early

• Helping to shape strategy around timing: whether to lock in consent now, pause, or adapt for the new regime.

• Providing access to, and facilitating liaison with specialist consultants who can support your project and help it move smoothly through the consent process

PC120 is not just another zoning tweak; it signals a bigger shift in how Auckland will grow smarter, denser where infrastructure supports it, and more cautious where risk is higher. For developers who understand the change, it opens a path to better-positioned projects and better outcomes. If you’re planning a build, a redesign or even a rezoning, now is the time to act.

Written by: Brenda Ni

10 November 2025