Another Plan Change – REALLY?
Yes, indeed, the new version of Plan Change 120 has been released and is open for submissions NOW – closing at 5pm on Thursday 24 September 2026!
So, what’s the plan change about?
Well, this is part of an ongoing saga that stretches all the way back to 2022 when Plan Change 78 was prepared in response to housing intensification directives from central government, embodied in the National Policy Statement on Urban Development (NPS-UD) and a later amendment that introduced Medium Density Residential Standards (MDRS).
However, the destructive 2023 Auckland Anniversary Day floods forced a rethink of the plan. Much of Plan Change 78 was subsequently withdrawn to allow Auckland Council to come up with a new plan change that sensibly considered what types of developments were appropriate in areas subject to natural hazards.
Plan Change 120 was the result and submissions were invited in late 2025.
Subsequently, central government has reduced the level of housing capacity it requires Auckland Council to provide in its Unitary Plan, down from 2 million homes to 1.4 million.
In response, Auckland Council has withdrawn parts of Plan Change 120 (withdrawn parts are shown in white on the maps) and a new amended version of Plan Change 120 is now open for submissions.
This plan has capacity for more than the 1.4 million homes required by the government.
What are the main changes for Grey Lynn?
There are increases in density proposed for parts of Grey Lynn including Great North Road (a significant height increase to 50 metres – around 15 storeys).
All of Sefton Avenue, Herringson Avenue, Rona Avenue, Bullock Track see an increase in density to Terrace House and Apartment (THAB) zoning.
THAB zoning is also applied to parts of Barrington Road, Coleridge Street, Dryden Street, Firth Road, Gilbert Avenue, Selbourne Street, Schofield Street, Surrey Crescent and Great North Road.
The Special Character overlay is removed from some properties, including a few in Cockburn Street and lower Dryden Street, and replaced with higher density (Mixed Housing Urban) zoning.
Some areas that are prone to flooding are downzoned including parts of Ivanhoe Road, Maxwell Avenue, Sackville Street, Shirley Road, Stanmore Road, Tuarangi Road and Wexford Road.
It’s worth noting Plan Change 120 proposes changes to the zone rules – including an increase in height allowance in the THAB zone – from 16 metres to 22 metres.
Changes to the height in relation to boundary rules in this zone are also significant (from 8 metres and 60 degree recession plane to 20 metres and 60 degree recession plane).
So, how do I find more information and submit?
Auckland Council’s webpage with information on the changes, how to view the plan change maps, and how to submit, can be viewed here:
Auckland’s Future Housing Plan – Plan Change 120 →
Auckland Council offers a “friends of the submitter” service for anyone wanting help with lodging a submission – here is the link:
Submissions close 5pm, Thursday 24 September 2026
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