Albany
Local boards: Upper Harbour · Hibiscus and Bays · Kaipātiki
- 1. Search your address in the official viewer.
- 2. Compare "operative" vs "proposed" zoning for your parcel.
- 3. Screenshot your property for your own records, attach it when you lodge.
Council maps are the authority. If this guide and the official map disagree, the official map wins.
- Intensification hotspots: Intensification concentrated on Albany metropolitan centre and rapid transit / busway stops that remain inside mandated catchments.
- Pulled back in July 2026: Most Hibiscus Coast suburban upzoning from the first PC120 draft is gone, the Coast largely returns to operative Unitary Plan zoning, with hazard controls still in play.
- Hazards: Coastal inundation and flood overlays across the Hibiscus Coast; overland flow paths feeding into the busway corridor.
What is proposed to change here
Intensification concentrated on Albany metropolitan centre and rapid transit / busway stops that remain inside mandated catchments. Most Hibiscus Coast suburban upzoning from the first PC120 draft is gone, the Coast largely returns to operative Unitary Plan zoning, with hazard controls still in play.
What is proposed to stay the same
About 85% of the urban area stays on existing Unitary Plan zoning. Most suburban streets in Albany revert to or remain on their current zone.
Hazard overlay impact
Coastal inundation and flood overlays across the Hibiscus Coast; overland flow paths feeding into the busway corridor. High-risk flood, landslide, coastal erosion and inundation areas face downzoning or highly restricted new development. Some hazard rules already have legal effect under RMA s86B(3), check the official explanatory note. Check your own parcel on the official map.
Likely effects to address in a submission
- Infrastructure capacity, wastewater, stormwater, roads, schools.
- Hazard risk to people and property (flood, slip, coastal).
- Walkable access to rapid transit.
- Special character / heritage as a qualifying matter (only with mapped streets).
- Urban design, bulk, dominance, shading.
- Three waters and overland flow paths.
Theoretical capacity is not "buildings that will be built next year". Market, infrastructure funding and consenting still decide what gets built.
Examples for Albany, not copy-paste dogma. Adapt them to your street and what you saw on the official map.
- 01Albany centre height and its interface with lower-density housing.
- 02Busway station walkable catchments, boundaries and depth.
- 03Coastal / flood overlay accuracy at the Coast, do the maps match local flooding you have seen?
Build your submission
The survey pre-fills with Albany. It takes 10-15 minutes. Your answers stay in your browser only.
Start survey for Albany