Author Archives: liz-rpc

Strategic Project Feasibility Insights for NZ Land Development: Why It Matters More Than Ever

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Land development feasibility analysis across Auckland, Waikato, and Bay of Plenty showing planning, environmental, and timing risk considerations.

Across the Bay of Plenty, Waikato and Auckland the tone in land development is shifting; things like certainty, timing and risk are becoming increasingly important for our clients. Strategic Project Feasibility Insights for NZ Land Development matters more than ever.

Recent Government direction to replace the Resource Management Act 1991 and streamline consenting is a huge factor, but in the short term, it’s creating uncertainty while councils adapt to this change. At the same time Auckland Council is actively progressing plan changes in response to flood risk and natural hazards following recent storm events, which is having a direct influence on what land can be developed and how.

Across the regions, clients are questioning timing and exposure, questions like:

“Should we lodge now or wait for later stages of reform?”, “What new hazard overlays could impact our site?”,“How long will consenting realistically take now?”.

In Auckland especially, feasibility is shifting as hazard mapping tightens; in the Bay of Plenty and Waikato, infrastructure capacity and staging are presenting as key pressure points.

Clients are now placing greater weight on: Planning risk, Environmental risk, Time and cost risk.

This is driving stronger front-end due diligence and feasibility assessment needs, ensuring projects remain flexible and feasible as policy evolves.

For a deeper look at how we approach this, visit:

Global cost pressures, cautious lending, and climate response are all feeding into local decision-making. This is undeniable. Land development is still moving, but with more discipline and sharper risk management.

The projects that are progressing well right now are the ones grounded with informed advice. Book your due diligence and feasibility assessment before you take the next step with your next land development project. Call to speak to our Lead Planner, Tom Christie.


Warm regards,

– Blair Jackson
Director / Bay of Plenty Branch
Licensed Cadastral Surveyor | (BSurv), MS+SNZ

If you’re curious to learn more about our leaders, you can meet our leadership team here.

RPC Surveying Planning Engineering blog banner illustrating land development, project feasibility, and planning, surveying, and engineering services across New Zealand.

Auckland Housing Plan Change 120 – Update

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Auckland Housing Plan Change 120

Auckland Housing Plan Change 120

Aucklands housing landscape is entering a significant new phase. Following the government’s recent decision to adjust housing targets, Auckland Council has formally agreed on the principles that will shape the future of Auckland Housing Plan Change 120.

Below is a factual summary of the latest updates and what they mean for Auckland’s growth.

In February 2026 the Government announced it would amend the law to reduce Auckland’s mandatory housing capacity. Previously, the council was required to plan for approximately 2 million new homes. This target has now been lowered to 1.6 million.

This change is designed to give the council more flexibility moving away from blanket intensification and focusing growth in areas that have the infrastructure to support it.

On March 10 2026, Auckland Councils Policy, Planning and Development Committee agreed on several key principles to guide the revision of Auckland Housing Plan Change 120, these are as follows:

  • High density housing remains a priority around major transport hubs. Mandatory up zoning will stay in place for areas within walking distance of the City Rail Link and key stations, including Maungawhau / Mount Eden, Kingsland, Morningside, Mount Albert, and Baldwin Avenue.
  • The council will look to decrease housing capacity in areas further than 10km from the city centre. This includes reassessing intensification along lower ranked bus corridors and reducing mixed housing urban zoning in areas with poor access to public transport.
  • A major driver of Auckland Housing Plan Change 120 is safety. The council will retain down zoning in areas prone to flooding, landslides, and coastal erosion. There is also an ongoing investigation into further restrictions for high risk zones.
  • While some suburban targets are lowering, the Government is investigating ways to further enable development in the city centre, where infrastructure like water and transport is already robust.

The process involves several steps before these changes become law:

  1. The government must first pass the necessary legislation to officially lower the housing capacity requirements.
  2. An independent hearings panel (IHP) has been appointed to review the more than 10,000 submissions already received from the public.
  3. The government has indicated there will be a fresh opportunity for Aucklanders to provide feedback on the amended plans.
  4. The IHP is expected to provide its final recommendations to the council in early 2027.

For residents and developers, this update signals a move toward a more targeted approach to growth, protecting hazard prone land while supporting density near the city’s significant transport investments.

Navigating Plan Change 120 and understanding how these zoning shifts affect your land is essential for any successful land development project. If you are interested in a development opportunity in Auckland, obtaining professional advice should be your first step. Reach out to the team at RPC – Surveying Planning Engineering, for expert advice & professional assistance.

Kind Regards,
Hilton Watson

Director / Licensed Cadastral Surveyor | (BSurv Credit, N.D.S), MS+SNZ

Something new is underway!

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RPC Land Surveyors starts the rebrand to RPC – Surveying Planning Engineering, from the 9th of March 2026.

We’ve officially begun the process of rebranding. This is an exciting step that reflects the growth, direction, and future we’re building here at RPC – Surveying Planning Engineering. Formally named RPC Land Surveyors.

Over the coming year, you may still notice our previous logo and brand identity appearing in different places while we roll out the changes. We would like to thank you for your patience as everything gradually evolves, and wish for this change to be communicated clearly to our clients. Current, present and future.

What won’t change is who we are. We are still the same team, the same people, and the same commitment to our clients, which remains firmly at the heart of what we do. Our core vision, mission, and values continue to guide every decision we make.

For our company this rebrand isn’t only a “new look”. It marks a pivotal moment and milestone as we prepare for the next stage of growth and expansion we envision for our company.

We’re looking forward to sharing more with you as this journey unfolds.

If you have any queries or questions, we welcome them.

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Resource Management Act (RMA) reforms. What our clients need to know!

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Resource Management Act RMA reforms impact on New Zealand land development planning and subdivision projects

The RMA reforms represent one of the most significant overhauls of New Zealand’s environmental and planning laws in decades. The current Resource Management Act 1991 has been widely viewed as overly complex, slow, and inefficient at both protecting the environment and enabling development. After years of reviews and criticism that cumulative environmental effects weren’t managed well and planning processes hindered housing and infrastructure delivery, the Government embarked on a phased reform programme aimed at replacing the RMA with a simpler, clearer system.

Core Timeline

The reform process has unfolded in multiple phases:

Phase One involved repealing previous Acts and beginning structural change to the planning framework. This phase was substantially completed by late 2023.

Phase Two saw targeted changes to the RMA through statutory amendments in 2024 and 2025, including adjustments to freshwater regulation and consenting requirements. Consultation on updated national direction instruments also took place through 2025.

Phase Three commenced with the introduction of a Planning Bill and a Natural Environment Bill in December 2025. These proposed Acts are intended to fully replace the RMA and are expected to be passed into law in 2026, with transition to the new system, continuing through 2028–2029 as regional combined plans are developed and implemented.

This is what you need to know more about regarding the Resource Management Act (RMA) reforms, which you can click here for download. (more…)