Revised Plan Change 120 - Suggested Submission Content
Submissions on the latest revision close at 5.00 pm on Thursday 24 September. This provides an indication of possible content for submissions.
Many people will be aware that Plan Change 120 has been published specifying where greater housing intensification is proposed in order to reach the central government mandated increase in the number of dwellings. Submissions close at 5.00 pm on Thursday 24 September 2026.
Until the Minister of Housing (Chris Bishop) final approves Auckland Council’s adoption or modification of recommendations made by the Independent Hearing Panel nothing is guaranteed. Individual submissions will be important in order to influence the Hearing Panel and to safeguard our area. The following points may be useful if you are thinking of being involved in the process:
1 Existing submissions are still valid. They may be amended or supplementary information included if you wish to do so.
2 If you made an earlier submission, we recommend modifying it by including the following points:
1. Support the removal of Terrace Housing and Apartment (THAB) zoning along Litten Road, Sandspit Road, Meadowlands and Millhouse Drive
2. Support the re-zoning of much of Cockle Bay to Single House Zone
3 Request that the main zoning maps show individual properties that are at risk from natural hazards such as flood plains, flow paths and slips. Generic wording stating “All properties … may be subject to significant risk from natural hazards…” does not identify risks to property owners or potential purchasers.
4 Request that the water and wastewater Qualifying Matter be reinstated to our area, to reflect the fact that the sewage network is near capacity and a major upgrade will be required if existing dwellings are approved that utilize all remaining capacity.
5 Support the Howick Local Board’s submission to Auckland Council proposing lower zoning around the Howick Village (not THAB), but with a compensating increase at the Meadowlands shopping area, thus still providing the required housing capacity. (The intensification around Meadowlands was one option put forward by Council).
6 Support the retention of the viewshafts from Stockade Hill and the Glebe.
7 Request that the Panel consider infrastructure costs when reaching their conclusions. By way of additional explanation, the Herald has quoted Council as saying infrastructure costs associated with intensification are projected to cost an additional $5 billion in operating and servicing costs. But the Statement of Expectations set out by Minister Chris Bishop excludes all reference to costs associated with intensification, probably making infrastructure costs out of scope for consideration. In our view this is economic lunacy. We have asked Simeon Brown to let us know the Government’s official policy relating to how infrastructure costs will be met, especially if a rates cap is introduced. We are still waiting for a response. We will ask the other major political parties the same questions, and publish all responses.
8 When submitting on the earlier Plan Change 78 CBRRA was informed that infrastructure costs were not relevant – reflecting the comments above. If, like your Association, you believe this is fundamentally wrong then you might want to include something along the lines of the attached AI-generated wording on the subject, produced thanks to one of your Committee members.
9 Although outside the scope of the proposed plan change, you might also want to consider recommending the removal of planners discretion to approve variations from the standards proposed in the Unitary Plan. Rules should be rules, and we can think of no other sector where minimum standards specified in regulations do not need to be complied with.
10 If you did not make a submission on the earlier plan you can still do so. If you want any help then contact Laurie Slee at cbrrassoc@gmail.com for more advice. Try to be evidence-based. Don’t just say you don’t like it and it will reduce your property value.
11 Some other links that might be useful:
3. Maps: https://experience.arcgis.com/experience/143ebb17299947d69c6f6fa9e02ff5b3.
4. Friends of the Submitter – where you can get more technical help than we can provide: Additional guidance, support and services for PC 120 hearings