If you've followed Auckland property over the last decade, you'll know our city has changed dramatically.
The Auckland Unitary Plan unlocked significant development opportunities across the region, and as a result we've seen thousands of new homes, apartments and townhouses delivered. In many ways that's been a positive thing. More housing choice is important, and Auckland needs to continue evolving.
However, the debate around Plan Change 120 has had Abbey and I talking a lot over the past week about what Auckland should look like in the future, and whether a blanket approach to intensification is really the right answer.
Like many Aucklanders, we can see both sides of the argument.
We understand the need for housing. We work with first-home buyers, growing families, downsizers and investors every day. We see affordability challenges firsthand.
At the same time, we also see the growing number of changes happening in society. Birth rates are declining. Families are starting later. Childcare costs continue to rise. More people want flexibility in how and where they live. The traditional assumptions around population growth and housing demand are becoming less predictable than they once were.
The conversation isn't as simple as "more houses equals better outcomes."
What concerns us is whether Auckland is at risk of sacrificing some of its most treasured neighbourhoods without fully considering the long-term consequences.
Learning From Other Markets
There has also been a lot of discussion recently about housing policy overseas, particularly in Australia.
Many commentators have debated whether Australia should learn from New Zealand's approach to property investment and housing supply. At the same time, Australia is now dealing with some of the challenges that come with large-scale apartment development, particularly in inner-city locations where high-density living has become the dominant form of housing.
In some markets, buyers are discovering that moving in and out of certain apartment developments can be more difficult than expected, particularly where supply has significantly outpaced demand.
That doesn't mean apartments are bad. Far from it. Well-designed apartments close to transport, employment and amenities are an important part of any modern city.
But it does raise an important question:
Should Auckland's future be driven by thoughtful planning and targeted intensification, or by blanket zoning changes that may permanently alter established neighbourhoods?
What Are Special Character Areas?
Special Character Areas protect many of Auckland's most recognisable streetscapes.
These are the villa-lined avenues, mature trees, historic homes and established neighbourhoods that give suburbs such as Mt Eden, Kingsland, Epsom, Sandringham, Remuera and Grey Lynn their distinctive identity.
They tell the story of Auckland's development.
They're part of what makes people fall in love with these neighbourhoods.
They're often the reason buyers choose one suburb over another.
And once they're gone, they're gone forever.
You can build a new townhouse.
You cannot recreate a century-old streetscape.
Growth And Character Can Co-Exist
Supporting Special Character Areas does not mean opposing growth.
In fact, Auckland has already demonstrated that intensification can work incredibly well when it's focused around transport hubs, town centres, mixed-use precincts and major growth corridors.
The challenge isn't whether Auckland should grow.
The challenge is where and how that growth occurs.
The best cities in the world don't choose between housing and character. They find a balance between the two.
Good planning should deliver housing, infrastructure, transport, public spaces and liveability together.
Why Character Matters
When people talk about Special Character Areas, the discussion often focuses on old houses.
But it's about much more than that.
These neighbourhoods contribute to:
Community identity and belonging.
Walkable, established suburbs.
Mature tree canopies and green streets.
Heritage and cultural value.
Tourism and city attractiveness.
Long-term desirability.
Quality of life for residents.
As real estate agents, we see the value buyers place on these things every day.
People aren't just buying a house.
They're buying a neighbourhood, a feeling and a lifestyle.
A Decision That Will Shape Auckland's Future
The decisions made today will influence Auckland for generations.
Future Aucklanders deserve homes, opportunities and affordability. But they also deserve neighbourhoods with character, history and individuality.
For Abbey and me, this isn't about being anti-development.
It's about ensuring Auckland grows in a way that remains uniquely Auckland.
Thoughtful intensification supported by infrastructure makes sense.
Blanket removal of character protections without careful consideration does not.
Auckland's success has never been about choosing between growth and character.
It has always been about finding the right balance.
As discussions around Plan Change 120 continue, we encourage Aucklanders to engage with the process, understand what's proposed and make their voices heard.
Because once Auckland's character is gone, it is gone forever.
For more information you can sign up to a newsletter with the team at Character Coalition Inc.
https://www.charactercoalition.org.nz/
Richard & Abbey