Unitary Plan
Auckland's combined planning document that merges the functions of a district plan and regional plan into a single set of rules for all land and resource use.
What is a Unitary Plan?
The Auckland Unitary Plan (AUP) is Auckland Council's comprehensive planning document, operative since 2016. It replaced the district plans and regional plans of the seven former councils that merged to form Auckland Council in 2010. It's the single rulebook that governs all land use, development, subdivision, and natural resource management across the Auckland region.
The AUP introduced new zoning categories that significantly changed development potential across Auckland. The most notable change was the upzoning of large areas of suburban Auckland to allow for higher density housing — such as Mixed Housing Suburban (allowing two dwellings) and Mixed Housing Urban (allowing three-storey development).
The plan uses a layered system of zones, overlays, precincts, and controls. Overlays identify special features or constraints (like heritage, notable trees, or natural hazards). Precincts provide area-specific rules. Understanding how these layers interact is important for assessing what you can do on a particular site.
With the introduction of the Medium Density Residential Standards (MDRS) in 2022, the AUP was further updated to enable up to three homes of up to three storeys on most residential sites in Auckland.
Why It Matters for Due Diligence
If you're buying in Auckland, the Unitary Plan directly determines what can be built on and around your property. Understanding the zoning is essential — a property in a Terrace Housing and Apartment Buildings zone could have a multi-storey apartment built next door, while a property in a Single House zone has more protection from intensification.
Check for overlays that might restrict development (heritage, volcanic viewshafts, coastal) or signal risks (flood plains, overland flow paths). Also consider what the zoning allows for neighbouring properties, not just your own.
How to Check
Use Auckland Council's GeoMaps online tool to check the zoning, overlays, and precincts that apply to any Auckland property. The LIM report will also summarise the relevant Unitary Plan provisions.
For a plain-English explanation of what the rules mean for a specific site, contact Auckland Council's duty planner service or consult a private planning consultant.
Frequently Asked Questions
Does the Unitary Plan only apply to Auckland?
Yes. Auckland is the only council in New Zealand with a unitary plan because it's the only unitary authority (combined city and regional council). Other areas have separate district plans and regional plans.
How did the Unitary Plan change Auckland property?
The AUP upzoned large areas of Auckland, allowing significantly more housing density than previous plans. This increased land values in upzoned areas (more development potential) but also changed neighbourhood character as new townhouses and apartments have been built in formerly single-house suburbs.
Related Terms
District Plan
GlossaryThe local council's rulebook that sets out how land in the district can be used, developed, and subdivided.
Zoning
GlossaryCouncil rules that classify land into zones and control what activities and types of buildings are allowed in each area.
Medium Density Residential Standards (MDRS)
GlossaryNational building standards that enable up to three homes of up to three storeys on most residential sites in New Zealand's major urban areas.
Resource Consent
GlossaryPermission from the local council to carry out an activity that affects the environment, required under the Resource Management Act 1991.
LIM Report
GlossaryA Land Information Memorandum — an official council report summarising everything the council knows about a property.
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