First up: what is Plan Change 120?
It’s Auckland Council’s update to the rulebook for what you can build, and where. That rulebook is called the Auckland Unitary Plan. The update does two jobs:
- It allows more homes in places with good public transport.
- It tightens the rules around natural hazards, including flooding and coastal inundation.
Will it change the rules on my street?
Probably not. Under the council’s latest version, about 85% of urban Auckland keeps the rules it has had since 2016.
The changes are focused on the areas around train and busway stations. Close to the city, buildings of 10 to 15 storeys could be allowed near stations. Further out, the limit is six storeys within walking distance of a station.
So if you live a few streets back from a station, it’s worth a look. If you’re out in the suburbs with no station nearby, not much changes.
The hazard provisions matter as much as the height
Most of the commentary is about storeys, but the hazard provisions may affect more individual landowners. Sites in floodplains, overland flow paths or coastal inundation areas can expect tougher tests for new buildings and subdivision.
In practice, flood modelling, finished floor levels and stormwater design will be needed earlier in a project. We cover the engineering side in our post on building on flood-prone land.
Three moving parts, not one
PC120 isn’t the only change in play. The RMA replacement laws passed in September 2026, and development contributions are being replaced by a new development levy system. Watercare’s growth charges also rose 20% on 1 July 2026.
Each of these affects your feasibility. Model them together, not one at a time.
Can I still make a submission on PC120?
The latest submission period closed on 24 September 2026. Submitters who asked to be heard can speak at the hearings. Check Auckland council’s PC120 page for the hearing schedule.
Who can help me understand what PC120 means for my site?
A planner can tell you which rules apply, and when. A surveyor can confirm your site’s levels and boundaries, and an engineer can address flood and stormwater issues. Trig Consultants has all three in one team.