1. Builds in Hazard Zones

• Since early 2023, a notable portion (13.6%) of building consents in Auckland—particularly in Hibiscus & Bays—have been for developments on flood-plains, erosion zones, or landslide‑prone areas.
• Local consent for dense housing (e.g., seven townhouses on flood-prone land) has met community outcry due to safety and evacuation concerns.

2. Infrastructure Constraints & Slow Upgrades

• Water and wastewater networks are under stress:
  • Sewer capacity limits on the Hibiscus Coast have triggered connection pauses; Watercare forecasts delays until 2031 for upgrades.
  • Capacity bottlenecks in water supply hinder both consent approvals and developer confidence .

3. Community Resistance to Intensification

• Proposals for medium-density housing (MDH)—such as terraced or townhouse developments in single-house zones—often face strong resistance.

• Local groups, such as the Milford Residents Association, oppose overdevelopment citing lack of open space, sunlight, privacy, and neighbourhood character loss.

4. Geological & Climate Risks