The Government has officially confirmed the Streamlined Planning Process (SPP) that will guide Auckland Council’s new housing plan, Plan Change 120 (PC120), RMA Reform Minister Chris Bishop announced today.
The move follows Auckland Council’s decision to withdraw its earlier housing proposal, Plan Change 78 (PC78), which had proven controversial for imposing blanket medium-density zoning across much of the city.
“In August, as requested by Auckland Council, Parliament passed a law allowing the Council to withdraw PC78,” Mr Bishop said. “The Council sought the ability to not apply the Medium Density Residential Standards (MDRS) and to downzone areas of the city vulnerable to flooding and other natural hazards. The Government agreed.”
Under the new framework, PC120 must deliver at least the same overall housing capacity as PC78, while enabling greater building heights and higher-density development around key transport hubs that will benefit from the City Rail Link (CRL) when it opens in 2026.
“By giving Auckland Council the option to withdraw PC78, we’ve returned decision-making to locals,” Mr Bishop said. “Aucklanders will once again decide how and where housing growth happens in their city.”
At Auckland Council’s request, PC120 will proceed through a 20-month streamlined process, extended from the originally proposed 18 months. Public submissions will open 3 November to 19 December 2025, followed by hearings in 2026 overseen by an independent panel of eight to nine members. Four members will be appointed by Ministers, with the rest selected by the Council.
The Government and Council are currently working together to appoint the panel’s chairperson.
“It’s important that Aucklanders have robust opportunities to participate in this process,” Mr Bishop said. “The Council asked for transparency, and that’s exactly what we’re committed to delivering.”
A “friend of submitter” service will also be available to help residents navigate the submission process.
Balancing housing growth and local needs
Ministers have also issued a Statement of Expectations for PC120, directing the hearings panel and Council to test whether any provisions unduly restrict development, to assess the balance of housing capacity between urban and greenfield areas, and to ensure all rapid transit stops—including the planned Northwest Busway—are properly identified.
While some refinements were made following consultation with Auckland Council, the Government declined the Council’s request to remove references to greenfield development.
“We’ve worked closely with Auckland Council on the direction and statement of expectations,” Mr Bishop said. “This process will keep local voices at the centre while ensuring the city creates more housing choices, maximises CRL investment, and plans responsibly for future growth.”
The formal direction for PC120 takes effect immediately upon publication in the New Zealand Gazette.
Background
- Auckland Council voted on 24 September to withdraw PC78 and replace it with PC120.
- Under the Resource Management Act, PC120 must give effect to the National Policy Statement on Urban Development (NPS-UD) and maintain at least the same housing capacity as PC78.
- The Streamlined Planning Process allows for faster, coordinated plan-making while still requiring Ministerial approval and public input.
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