Western Australia · Planning guide
Do I need a DA in WA?
In WA there are three separate approvals to think about. Development approval from the local government is required by clause 60 of the deemed provisions unless clause 61 exempts the works, and a compliant single house or ancillary works on a non-heritage lot usually are exempt. A building permit under section 9 of the Building Act 2011 is required for building work whether or not planning approval was needed. Subdivision, amalgamation and new roads need the approval of the Western Australian Planning Commission under section 135 of the Planning and Development Act 2005. The way to tell which applies is to check the density code and heritage status of the lot, then test the design against the R-Codes deemed-to-comply provisions as modified by your council.
Sources read on 9 September 2026. Provisions are quoted word for word from the instrument.
The three approvals in WA
WA does not use the term development application in the way the eastern states do, but the idea is the same. Development approval is a planning decision by the local government under its local planning scheme. A building permit is a building standards decision under the Building Act 2011, usually issued by the local government as permit authority on a certified or uncertified application. Subdivision approval is a state decision by the WAPC.
These run in sequence. The R-Codes flowchart in Part A shows a proposal either needing development approval or not, and in both cases proceeding to a building permit. The clause 61 notes also point out that approval may be needed from the Commission if the land is subject to a region planning scheme, so a fourth approval can apply near regional reserves.
A person must not commence or carry out any works on, or use, land in the Scheme area unless — (a) the person has obtained the development approval of the local government under Part 8; or (b) development approval is not required for the development under clause 61.
Read the source · retrieved 9 September 2026
A person must not do building work unless — (a) a building permit is in effect for the building work; or (b) a building permit is not required for the building work under Part 5 or regulations or an order mentioned in Part 5 Division 1; or (c) the work is done in accordance with a building order; or (d) the work is done in the course of taking action under section 118(2).
Read the source · retrieved 9 September 2026
A person is not to — (a) subdivide any lot; or (b) amalgamate any lot with any other lot, whether within the same district or otherwise; or (c) lay out, grant or convey a road, without the approval of the Commission.
Read the source · retrieved 9 September 2026
When development approval is not required
Clause 61 of the deemed provisions is the exemption list. For homeowners the important items are 6 and 7. A single house, and an ancillary dwelling, outbuilding, fence, patio, pergola, verandah, deck, garage or carport on the same lot as a single house or grouped dwelling, do not need development approval where the R-Codes apply, the works comply with the deemed-to-comply provisions of the R-Codes, and the works are not in a heritage-protected place.
Uses are dealt with separately in clause 61(2). No development approval is needed for a use that is class P for the zone where the works are also exempt, for a home office, or for the use of a dwelling as hosted short-term rental accommodation, among others listed there.
The R-Codes summarise the position simply: a development application is required where required under a scheme, and Schedule 2 of the Regulations exempts certain works from requiring a development application and development approval.
The erection of, or alterations or additions to, a single house on a lot. The erection or installation of, or alterations or additions to, any of the following on the same lot as a single house or a grouped dwelling — (a) an ancillary dwelling; (b) an outbuilding; (c) an external fixture; (d) a boundary wall or fence; (e) a patio; (f) a pergola; (g) a verandah; (h) a deck; (i) a garage; (j) a carport. (a) The R-Codes apply to the works. (b) The works comply with the deemed-to-comply provisions of the R-Codes. (c) The works are not located in a heritage-protected place.
Read the source · retrieved 9 September 2026
Development approval of the local government is not required for the following uses — (a) a use that is wholly located on an area identified as a regional reserve under a region planning scheme; (b) development that is a class P use in relation to the zone in which the development is located, if — (i) the development has no works component; or (ii) development approval is not required for the works component of the development; (c) development that is an exempt class D use under subclause (3) in relation to the zone in which the development is located, if — (i) the development has no works component; or (ii) development approval is not required for the works component of the development; (d) the use of premises as a home office;
Read the source · retrieved 9 September 2026
Schedule 2 of the Planning and Development (Local Planning Schemes) Regulations 2015 (the Regulations) exempts certain works from requiring a development application and development approval (refer cl. 61, part 7 of Schedule 2).
Read the source · retrieved 9 September 2026
How to tell if your design is deemed-to-comply
The exemption turns on the words comply with the deemed-to-comply provisions of the R-Codes. Every R-Codes element has a deemed-to-comply column, and a design must satisfy all of them, as modified by your council, to be exempt. Missing one, for example a boundary wall that is too long or a garage forward of the setback, means the exemption is lost and a development application is needed for the whole proposal, although merit is judged only for the element that misses.
Clause 1B of the deemed provisions matters here. If your council has a local planning policy or local development plan that amends or replaces a deemed-to-comply provision, and any required WAPC approval was given, then complying with the council provision counts as complying with the R-Codes. The test is the R-Codes as they operate in your district, not the state text alone.
For anything other than a single house and its ancillary works, such as two grouped dwellings, a multiple dwelling or a change of use that is not class P, development approval is required regardless of how compliant the design is.
For the purposes of this Scheme, development is taken to comply with a deemed-to-comply provision of the R-Codes if the development complies with — (a) a provision of a local development plan, precinct structure plan or local planning policy if — (i) the provision amends or replaces the deemed-to-comply provision; and (ii) for a provision of a local development plan or local planning policy where the plan or policy is required to be approved by the Commission under the R-Codes — the plan or policy is approved by the Commission; or (b) a provision that — (i) is in a structure plan that was approved before 19 October 2015; and (ii) amends or replaces the deemed-to-comply provision.
Read the source · retrieved 9 September 2026
Where an application does not meet a deemed-to-comply provision(s) of the R-Codes Volume 1 and addresses a design principle(s), the decision-maker is required to exercise judgement and undertake a merit-based assessment to determine the proposal. Judgement of merit is exercised by the decision-maker only for the specific element of a proposal that does not satisfy the relevant deemed-to-comply provision.
Read the source · retrieved 9 September 2026
What happens when you do need development approval
The application goes to the local government with the information the scheme requires, and the decision-maker must have regard to the matters in clause 67 of the deemed provisions. Where the proposal departs from deemed-to-comply and could affect a neighbour's amenity, the council may notify affected owners and occupiers under clause 64 and invite comment on the departing element only.
A proposal that meets deemed-to-comply must not be refused. A proposal that misses a provision and does not meet the design principle should be refused. The R-Codes also encourage pre-lodgement engagement and design review before the application is lodged.
In considering an application, a decision-maker shall have regard to matters specified under cl. 67, part 9 in Schedule 2 of the Regulations. The decision-maker shall not refuse to grant approval to an application where the application satisfies the deemed-to-comply provisions of the R-Codes Volume 1 and any relevant provision of the scheme and local planning framework. Where an application does not satisfy a deemed-to-comply provision and is not consistent with the objectives, intent, and corresponding design principle of the R-Codes and any relevant provision of the scheme and local planning framework, the application should be refused by the decision-maker.
Read the source · retrieved 9 September 2026
Where an application is made for development approval which presents: i. a proposal against one or more design principles of the R-Codes Volume 1; and ii. there is the potential for the amenity of an adjacent property or the street to be impacted; then there may be grounds for the decision-maker to notify affected owners and occupiers of the proposal.
Read the source · retrieved 9 September 2026
A homeowner's checklist
First, find the zone and density code for the lot on the local planning scheme map, and check whether the lot or building is a heritage-protected place. Second, decide what you are building: a single house or ancillary works can be exempt, anything with two or more dwellings cannot. Third, test the design against every deemed-to-comply provision in Part B or Part C of the R-Codes as modified by your council's policies and local development plans. Fourth, whatever the planning answer, obtain a building permit before work starts. Fifth, if any lot boundary changes, apply to the WAPC.
A scheme may require development approval for a single house irrespective of the requirements of the R-Codes Volume 1.
Read the source · retrieved 9 September 2026
What changes council by council in Western Australia
The state instruments set the frame. These points are set by each council's own instrument or mapping, so the answer for an address depends on which council it sits in.
- Heritage-protected places are identified through the scheme and related lists, and heritage status removes the clause 61 exemption for houses and ancillary works.
- A scheme may require development approval for a single house irrespective of the R-Codes, as the R-Codes flowchart notes.
- The zoning table in each scheme sets which uses are class P and therefore exempt from approval for the use component.
- Local planning policies and local development plans adopted under Part A clause 3.2 change which designs count as deemed-to-comply at that address.
- Whether the land is affected by a region planning scheme, which can add a WAPC approval requirement.
For your address
How the $150 report settles this for one site
A Casa preliminary planning report reads the zone, density code and mapped heritage and overlay layers at your parcel and states which approval pathway applies to the project type you describe: exempt under clause 61, development approval under clause 60, or WAPC subdivision approval. It lists the R-Codes part and the council instruments the design must satisfy to stay on the exempt or deemed-to-comply pathway. It does not issue any of those approvals or replace the building permit.
Common questions
What is the difference between development approval and a building permit in WA?
Development approval is a planning decision by the local government under clause 60 of the deemed provisions in its scheme. A building permit is required by section 9 of the Building Act 2011 before any building work, and it applies even when planning approval was not needed.
Do I need development approval to build a house in WA?
Not if item 6 of the clause 61 table applies: the R-Codes apply, the works comply with every deemed-to-comply provision, and the lot is not a heritage-protected place. A scheme can still require approval for a single house irrespective of the R-Codes, so check the scheme.
Do I need approval for a shed, patio or carport?
For planning purposes, not if item 7 of the clause 61 table applies on the same three conditions. Whether a building permit is needed depends on Part 5 of the Building Act 2011 and its regulations, which this guide does not cover.
Do I need a DA for a dual occupancy in WA?
Yes. The clause 61 exemption covers a single house and ancillary works, not the erection of a grouped dwelling, so two dwellings on one lot need development approval from the local government.
Who approves a subdivision in WA?
The Western Australian Planning Commission under section 135 of the Planning and Development Act 2005. Subdividing, amalgamating or creating a road without the Commission's approval is prohibited.
Can I run a business from home without approval?
Clause 61(2) says development approval is not required for the use of premises as a home office. Other home business uses depend on the scheme's zoning table and whether the use is class P for the zone.
Sources read for this guide
- Planning and Development (Local Planning Schemes) Regulations 2015 (WA), official version as at 03 Nov 2024read 9 September 2026
- Building Act 2011 (WA), official version as at 28 May 2026read 9 September 2026
- Planning and Development Act 2005 (WA), official version as at 19 Feb 2026read 9 September 2026
- Residential Design Codes Volume 1 (R-Codes Volume 1), Version 3 published 10 April 2026, Western Australian Planning Commissionread 9 September 2026
Not covered here
- Part 5 of the Building Act 2011 and the Building Regulations 2012 (which building work is exempt from a building permit) were not fetched, so the guide does not say which minor structures skip the building permit.
- Clause 67 (matters to be considered) and clause 64 (advertising) of the deemed provisions are referenced through the R-Codes text and were not quoted directly.
- The description of the local government as permit authority and of certified and uncertified applications is general background and is not tied to a quoted provision.
- R-Codes Volume 1 quotes were taken from Casa's cached copy of the wa.gov.au PDF (sha256 18dfd0c7, fetched 2026-09-08 and re-read 2026-09-09). The Acts and Regulations were fetched live from legislation.wa.gov.au on 2026-09-09.
More WA guides
- Granny flat rules in WA
- Dual occupancy rules in WA
- Subdivision rules in WA
- Fast-track approvals in WA
- Height and setback rules in WA
Do I need a development application? in other states
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