Auckland’s growth relies on a careful marriage of density and transport
Image: David White, Stuff
Errol Haarhoff, Emeritus Professor of Architecture, University of Auckland’s school of architecture and planning. Sunday Star Times 12 April 2026
OPINION: The Auckland Council and central government are signalling a stronger push to intensify housing around major public transport corridors – and the logic is clear.
Devil in the detail
Higher-density living isn’t inherently a problem. That said, it’s easy to see why people worry – about overcrowding, loss of sunlight and privacy, poorly designed apartments or a shortage of car parks…
But evidence from here and overseas shows that well-designed, higher-density neighbourhoods can offer a really good quality of life.
Here are a few things to keep in mind as we move forward.
Targets should reflect population growth. Housing numbers, whether 2 million or 1.6 million, are only meaningful if they’re tied to projected population increases over a defined period.
Density should be strategically located. Growth works best near transport hubs and in areas that can support more residents with parks, schools and other community infrastructure.
Transport hub neighbourhoods need to be comprehensively planned and designed for walkability to social and community facilities such as schools, parks and shops.
Height and form matter. Higher density doesn’t mean a uniform landscape of tall apartment towers. A range of building types, including lower-rise forms, can achieve substantial increases in housing. Taller buildings near transport nodes should step down gradually to surrounding neighbourhoods. Vancouver’s Cambie Corridor offers a useful example.
Heritage and character count. Development doesn’t have to erase what we value. Britomart shows how historic buildings can be integrated with new development, creating lively public spaces connected to the rail network.
Peripheral growth needs planning. Expansion on the city’s edges should only happen where transport links and community facilities are delivered alongside housing.
Natural hazards must be considered. Building in flood-prone or otherwise risky areas isn’t wise, especially with more frequent extreme weather. Suitability assessments should be part of any intensification strategy.
Fighting back against high-rises in Auckland suburbs. Ryan Bridge TV Today - Herald NOW 12 March 2026.
Fighting back against high-rises in Auckland suburbs.
Interview by Ryan Bridge with Sally Hughes of the Character Coalition. Video starts at 1:15:00 - 1:21:00 on YouTube
Auckland mayor wants to push ahead with intensification despite mixed reviews.
Auckland Mayor Wayne Brown wants to push ahead with intensification in inner-city suburbs, whether residents like it or not. Last month, the government agreed to reduce Auckland's minimum housing capacity from roughly two million to 1.6 million. That's still 400,000 more than the 1.2 million under its current Unitary Plan. The council will ask the government to enable more housing density within 10 kilometres of the CBD, to make room for population growth in the coming decades. But Aucklanders' reactions to the decision are mixed. Jessica Hopkins reports.
Let’s leave the era of ticky-tacky townhouses well behind us.
Perusing the listings of townhouses for sale in Auckland makes for some grim reading.
There’s the Henderson townhouse squeezed into a development of nine like a dog’s basket at the end of the bed, and all but three without car parks. (Image supplied by Maria Slade)
Be sure not to miss the three-level, two-bedroom terrace in Massey, also sans car park, an hour and 20 minutes’ bus commute from the CBD.
The end unit in a long row with its garage so hard up against the boundary that it would be impossible to turn out of is a particular gem.
It is little wonder such unappealing pieces of real estate are languishing on the market for months, some for so long that they lose their "new build" status.