Chris Bishop reveals next steps for Auckland intensification

Wednesday, 29 October 2025

The Government has vetoed a request from Auckland Council to remove references to rural fringe “greenfield” development from a 30-year housing plan.

It’s an apparent half step back from controversial legislation mandating higher density development in Auckland central’s “leafy” suburbs, especially along train lines.

The confirmation from Chris Bishop’s office comes as Aucklanders have received letters in the mail in recent weeks alerting them to possible future development in their suburb, and their right to submit on the plan.

The letters have prompted widespread confusion and concern on social media.

Auckland’s councillors voted in September to press ahead with intensification through Plan Change 120, citing Bishop’s RMA reform legislation as leaving them no choice.

It was supported by a majority of councillors because the legislation required them to do so if they wanted rid of the equally controversial Plan Change 78 which would have enabled three dwellings of three storeys, even in flood prone areas.

At the time, Howick councillor Maurice Williams called it a choice between “a lethal injection and a firing squad”.

But among those who supported intensification in the central suburbs, especially near trains stations, was Mayor Wayne Brown.

He told The Post: 'I agree with most of the direction for targeted intensification but remain in disagreement over the inclusion of additional greenfields beyond Drury.

“Aucklanders will soon get their opportunity to give their views, and I look forward to hearing them.”

Brown has previously railed against development at the rural fringes, calling out “speculator” developers for building on cheaper rural land and relying on the council to pay to upgrade services.

Instead, he argues development should be focussed in the inner city where infrastructure already exists.

But, in an announcement on Wednesday, Chris Bishop revealed that he and Conservation Minister Tama Potaka had issued a “formal statement of expectations” regarding the new Plan Change 120 and it includes greenfield.

The statement addressed to a yet-to-be-appointed hearings panel directs it to consider whether the plan would “unduly frustrate development” and whether there is “appropriate distribution of housing capacity including greenfield development”.

“The Government has declined the request of the council to remove the reference to greenfield development in the statement of expectations,” Bishop said in a statement.

The ministers have also directed the panel to look at whether the plan change would focus enough development on the planned Northwest Busway to Whenuapai.

Other details to have come from the announcement include a 20-month timeframe for a hearing process in 2026, during which household submitters will be able to argue their case about intensification in their suburb.

Only people who make a written submission between November 3 and December 19 2025 will be entitled to be heard.

Bishop said that the panel will consist of “a minimum of eight and maximum of nine” members, with four appointed by ministers and the remainder by the council.

The remit for panel members to consider whether the plan change has sufficiently balanced greenfield development with city centre intensification may come as some relief to groups who have protested the loss of character housing in the central suburbs.

“If the community had felt that it had a say about where the intensification went, there wouldn't have been all these angry meetings and all this upset,” Character Coalition’s Sally Hughes previously told The Post.

Scott Caldwell of the Coalition for More Homes said PC120 was a “broadly good step” but could do more for intensification by scrapping “building form rules on most Auckland sites”.

“For instance, much of the walkable catchment of the city centre remains covered with prohibitive 'special character' controls,” Caldwell said.

Minister Bishop said he was “returning decision-making to locals”.

“I am confident the PC120 process will ensure local voices are at the centre of decisions on Auckland’s growth, while creating more housing options, making the most of the City Rail Link, and setting the city up for the future.”