How will TOD reshape Auckland?

Transit oriented development (TOD) is under fresh scrutiny in Auckland, as the city’s rapid population growth puts pressure on infrastructure and raises the stakes of future planning decisions.

By 2033, Auckland’s population is projected to reach 2 million, with TOD entering a “new phase of ambition” to accommodate this growth.

However, as a young city with relatively little TOD experience, how will Auckland navigate this chapter and ensure its TOD decisions deliver the best possible outcomes?

Ahead of the New Zealand Rail Conference, we spoke with Megan Tyler, Director of Policy, Planning and Governance at Auckland Council, to find out.

Building on past successes

The Council’s future planning will build on the success of Auckland’s former TOD case studies, Megan said, such as developments around New Lynn.

Widely considered Auckland’s benchmark TOD, it centres around a trench-separated rail line and a modern bus-rail interchange. The master plan integrated civil infrastructure, a shared-space plaza, commercial spaces, and multi-level residential apartments.

“It has prompted major development in these areas over the past ten years,” Megan said. “There is more apartment living on those big arterial roads and in central suburbs.”

Looking ahead, Megan said the City Rail Link will provide an array of development opportunities and unlock the next phase of TOD for Auckland.

While the project is not yet complete, Megan said discussions around its TOD potential have been ongoing for decades, with initial planning and regulatory work commencing before 2010.

“CRL is transforming our city in a way that no project has done before. It will be a major catalyst for new housing in particular,” she said.

Focus on housing under Plan Change 120

Housing is also the focus of the Auckland Council’s intensification plan - Plan Change 120 - which is set to be finalised by mid-2027.

The plan is rewriting the rules around the location and density of Auckland’s new housing developments – and the link between transport and land use is largely guiding those decisions.

“We are looking at enabling more housing developments in our big centres, town centres, our train lines and stations, and our rapid bus route,” Megan said.

“We are putting a lot of energy and development along rail stations and bus corridors, as well as those big metro centres like Manukau and Sylvia Park - plus the city centre, of course. These are areas with a lot of people and good transport systems.”

Megan said there are ample opportunities for TOD-inspired housing, with Auckland having recently made strides on its public transport provision.

“We have improved rail, ferry and bus links, and we are thinking about how to incentivise housing and businesses that integrate with those transport systems,” she said.

Group effort

Alongside these practical measures, Megan said collaboration will play an important role in ensuring the success of TOD around Auckland.

“TOD is a multi-disciplinary effort,” she said. “It is not something that can or should be done in isolation.

“The council can zone whatever it likes, but if the developers or landowners don’t buy into it, you won’t get the best outcomes.”

Maintaining a long-term vision

The Council is also focussed on its long-term vision and the persistence needed to achieve that.

“To be successful with TOD, you need to push through a number of political and economic cycles, over an extended period,” Megan said.

Sharing more on what the Council’s long-term vision looks like, Megan will present at the upcoming New Zealand Rail Conference.

This year’s event will be held 2-3 December at the Grand Millenium Auckland.

Learn more and register your tickets here.