Auckland Density Rules Revised as Government Seeks 1.6 Million Homes

Auckland’s housing density rules are undergoing significant changes as the New Zealand Government aims to enable capacity for 1.6 million homes, a reduction from the previous target of two million. The shift comes after six years of Wellington directing Auckland’s density planning, and Housing Minister Chris Bishop intends to pass legislation formalizing the change before the end of April.

Lower Density Targets and Zoning Adjustments

Auckland Council councillors have agreed on nine principles to guide which suburbs and areas will be affected by the lower density target. A key principle focuses on reducing mixed housing urban (MHU) zoning in areas with limited access to public transport or the city centre. The MHU zone currently allows for three-storey detached homes, terrace housing, and low-rise apartments, with the possibility of four storeys with resource consent.

This adjustment comes as developers report challenges with newly constructed townhouses remaining on the market for extended periods, leading them to shift towards building more standalone houses as reported by BusinessDesk.

Council Debate and Implementation Challenges

The council’s response to Bishop’s request sparked debate, with some councillors advocating for a slower process and expressing concerns about government intervention. Councillor John Gillon criticized the initial plans for high-density housing as “bonkers” and the two million-home target as a radical departure from the existing Unitary Plan. He also voiced concerns that even the revised 1.6 million target could lead to excessive zoning changes across Auckland.

Planning committee chairman Richard Hills described the six-year process leading to the new density rules as “chaotic,” noting the council is currently facing legal complexities. He is working to propose changes to the law to the Government.

Walkable Catchments and Intensification Areas

Preliminary modelling suggests the 1.6 million housing capacity could be achieved through intensification already planned around train stations, the city centre, metropolitan centres, and town/local centres according to senior planner John Duguid. However, Duguid acknowledged that other options might be more suitable for Auckland.

The council is considering maintaining walkable catchments around key areas, with a proposed distance of approximately 1200m (a 15-minute walk) from the central city and 800m (a 10-minute walk) from metropolitan centres and rapid transit stops. Public feedback on Plan Change 120 (PC120) indicated varying opinions on the appropriate catchment distances.

Nine Principles Guiding Zoning Changes

The nine principles guiding the zoning changes include:

• Retaining downzoning for natural hazards like flooding and landslides.
• Maintaining intensification in walkable catchments and around key railway stations.
• Prioritizing intensification that supports investment in the City Rail Link.
• Decreasing housing capacity in areas more than 10km from the city centre.
• Reducing housing capacity along lower-ranked bus corridors.
• Decreasing MHU zoning in areas lacking good public transport access.
• Retaining qualifying matters like special character areas and volcanic view shafts.
• Providing a buffer from the 1.6 million figure for the independent hearings panel.
• Investigating additional down-zoning for natural hazards.

Timeline and Next Steps

Once the Government passes legislation for the 1.6 million housing figure, the council will prepare draft maps outlining the changes. Auckland residents will then have an opportunity to provide new submissions on PC120, which will be reviewed by an independent hearings panel. Housing Minister Chris Bishop aims to finalize the revised PC120 by May 2027.

The current changes build upon the Medium Density Residential Standards (MDRS) introduced in 2021, which allowed up to three dwellings, three storeys high, on most Auckland residential sections. The council initially implemented these standards through Plan Change 78 in 2022 but later shifted towards Bishop’s approach, focusing on intensification along transport corridors while maintaining the overall housing capacity.