PC120: A Risky Numbers Game

Auckland desperately needs more homes, and no one disputes that. Families are struggling with high rents and prices, and the city must grow responsibly. But Plan Change 120 (PC120), the council's big intensification plan notified in November 2025, is shaping up as a risky numbers game rather than smart planning. It aims to enable around 1.4 million new dwellings by concentrating growth around train stations, town centres, and busy bus routes. Suburbs like Mt Eden, Epsom, Grey Lynn, and Mt Albert are in the firing line, with major height increases up to 15 storeys near some Western Line stations.

On paper it looks efficient. In reality, PC120 ducks too many hard questions about real-world impacts. The official capacity modelling even admits infrastructure readiness is largely "out of scope," while shifting massive extra housing into inner areas like Albert-Eden — potentially 52,000 to 81,000 more homes in different scenarios.

Infrastructure

New developments pay development contributions and growth charges meant to cover roads, parks, water, wastewater, and stormwater. But these charges often fall short of the true upgrade costs for ageing networks in older suburbs. Ratepayers could end up paying the difference through higher rates, or we'll face failing services and more flooding. The Resource Management Act's Section 32 process requires a proper evaluation of costs, benefits, and alternatives — yet detailed catchment-by-catchment numbers seem missing or incomplete. Without them, we're building first and hoping the infrastructure catches up later.

Parks, trees and parking

Parks and open spaces are already feeling the squeeze. As backyards disappear with denser housing, public parks become the main green relief for more people, yet the plan lacks clear modelling of extra demand versus supply in growth hotspots.

Trees face the same quiet erosion. Mature trees cool streets, soak up stormwater, and support birds. Development routinely clears non-protected trees, and replacement saplings take decades to match the benefits. PC120 does not fully quantify the net canopy loss across affected suburbs.

Parking pressures make daily life harder. Narrow streets in Mt Eden, Epsom, Grey Lynn and Mt Albert fill with resident cars, tradie vans, and visitors. New multi-unit homes often skimp on off-street parking, betting heavily on public transport. For many families this doesn't work — school runs, sports gear, shopping, and weekend outings still need cars.

The freedom to explore

This parking squeeze directly attacks Auckland's freedom to explore. Our city stretches across an isthmus with stunning beaches on both coasts, regional parks, bush walks, and family destinations. Many households rely on cars for practical trips and recreation — loading up for a west coast surf, a family picnic, kids' sports. When parking at home becomes stressful and streets clog, spontaneity dies. Weekend adventures that support mental health, family bonding, and connection to nature turn into logistical nightmares.

What we need

Auckland needs structured intensification — growth that is properly planned, sequenced, and delivered with quality. That means infrastructure (water, waste, roads, parking management, schools) built in step with housing. It means master-planned nodes around key stations that lock in good public spaces, strong tree canopy rules with real net gains, realistic parking solutions including park-and-ride, and pocket parks. It requires transparent modelling of cumulative effects, fairer distribution of growth, and honest Section 32 analysis under the RMA.

The housing shortage is serious, but creating new shortages in liveability, mobility, green space, and everyday freedom is a bad trade-off. The Independent Hearings Panel is the current key stage — now is the moment to speak up. Write to your local MP and your local councillor today. Demand that PC120 is properly scoped with full, transparent answers on infrastructure costs and timing, open space and tree canopy protection, and parking pressures in inner suburbs.

PC120 on Auckland Council