Town Planning/Development
Understanding the Difference Between Development/Planning and Building – A Guide
Planning and building approvals are two separate application processes, each with a distinct purpose. In many cases, you will need both approvals before you can begin works. However, in some situations, only one or neither may be required, depending on the nature and scale of the proposal.
- Planning (Development) Approval deals with how land is used and whether a proposal suits the site and planning rules.
- Building Approval ensures the construction meets safety and building code standards.
To better understand the difference between these processes and when each is required, please refer to this section and the Building section of the website, and/or read through this summarised guide: Guide to Building and Planning Approvals.
Introduction to Planning in the Shire of Corrigin
Planning helps guide how land is used and developed across the Shire of Corrigin. It ensures that future growth is sustainable, meets the needs of the community, and aligns with both State and local planning frameworks.
Whether you're building a shed, starting a business, or subdividing land, it's important to understand the planning requirements before you begin. In many cases, you may need both Development (Planning) Approval and a Building Permit.
What is Development Approval, and do you need it?
Development Approval (also called Planning Approval) is a legal document certifying that land and/or buildings can be developed for a specific purpose. It also sets out any conditions under which the land or building may be used.
Development Approval is typically required for:
- New dwellings or buildings
- Extensions and additions
- Commercial or industrial developments
- Home businesses
- Retaining walls and transportable buildings in certain zones
- Land use changes (e.g. using a home as an Airbnb, converting from commercial to residential)
- Signage and advertisements.
Please note that Development Approval is separate from a Building Permit, and both may be required before works can begin.
If you're unsure, please contact the Shire's Town Planner to discuss your proposal.
What is Exempt from Development Approval?
Some proposals may be exempt from Development Approval if they meet specific criteria under the Local Planning Scheme or State Planning Regulations.
Common Exemptions include:
- Internal building works which do not increase the floor area of a commercial premises and on a property that is not heritage listed
- Single houses that comply with the provisions of the Residential Design Codes (R-Codes)
- Additions or extensions (patios, sheds, carports) to single houses or grouped dwellings on a property that is not heritage listed and that comply with the provisions of the R-codes
- A home office and home occupation
- Advertising signage that adheres to the size, location, and other criteria outlined in the Shire’s Local Planning Scheme No. 2.
Even if a proposal appears minor, you are encouraged to contact the Shire’s Town Planner to confirm whether approval is needed before proceeding.
Planning Framework
The planning framework in the Shire of Corrigin is shaped by State legislation, regulations, policies and guidelines that guide land use, development, and growth. Before starting any development or subdivision, it's important to understand zoning requirements, the approvals process, and your responsibilities under the local planning scheme.
Shire of Corrigin Town Planning Scheme No.2
This is the main statutory document that regulates zoning, land use, development controls, and planning processes in the Shire. It identifies the permitted and discretionary uses for different zones and sets out requirements for development approval.
The Scheme incorporates the Deemed Provisions from the Planning and Development (Local Planning Schemes) Regulations 2015, which apply uniformly across Western Australia and cover matters such as policy formulation and adoption, heritage protection, structure plans, local development plans, development application requirements and processes including exemptions to the need for development/planning approval, car parking, bushfire risk management, enforcement and administration, and delegations.
The Shire of Corrigin Town Planning Scheme No.2
Residential Design Codes (R-Codes)
The R-Codes set out the design requirements for residential development across Western Australia, including standards for building setbacks, open space, site coverage, privacy, and more.
They apply to all development on Residential zoned land in the Shire and must be read in conjunction with the Local Planning Scheme and any relevant State Planning Policies.
New single houses and ancillary dwellings (i.e. granny flats) that comply with all relevant deemed-to-comply requirements of the R-Codes are typically exempt from the need for development approval and can immediately proceed to the Building Permit application stage of the approval process.
Residential Design Codes
State Planning Policies
State Planning Policies (SPPs) are prepared by the Western Australian Planning Commission and guide decision making on matters of State interest, such as bushfire risk, transport, infrastructure, and rural land use.
Where relevant, these policies must be considered alongside the Local Planning Scheme during the assessment of development applications.
State Planning Policies
Penalties
Undertaking development without the necessary Development Approval is an offence under the Planning and Development Act 2005.
Non-Compliance
Penalties can include:
- Infringement Notices for minor breaches may apply
- Prosecution in the Magistrates Court, with fines of up to:
- Daily penalties of up to $25,000 per day for ongoing offences
- Stop Work Orders until compliance is achieved
- Demolition or Rectification Orders, requiring removal or modification of unauthorised works.
In addition to legal penalties, undertaking unauthorised development can result in:
- Delays to future applications
- Additional costs for retrospective approvals
- Reduced property value or saleability
- Reputational impacts and community complaints.
Retrospective (After the Fact) Applications
If you seek approval after development has occurred, the application fee will be increased in accordance with the Planning and Development Regulations 2009.
In most cases that means the normal application fee, plus twice that amount
(i.e. a total of three times the standard fee).
This increased fee reflects the additional administrative burden and does not guarantee approval will be granted. The Shire also has the ability to initiate prosecution action for unauthorised development even if the additional penalty application fee is paid.
Development Application Process
Most new developments and changes to land use in the Shire of Corrigin require Development Approval. This process ensures proposals align with the Shire’s Local Planning Scheme and relevant State Planning Policies.
The typical steps in the development application process are:
- Seek pre-lodgement advice (optional).
- Prepare and submit your application, including all required documentation, and payment of the relevant application fee following preliminary checking of the application by the Shire.
- Shire assessment of your proposal.
- Community and State government agency consultation, if required.
- Shire decision, noting an approval may include conditions that must be complied with.
- Proceed to septic tank and building permit applications, if applicable.
Development Approval is required before any construction or use/change of use of the land commences.
Shire of Corrigin Town Planner Contact and Pre Lodgement Advice
The Shire of Corrigin contracts Town Planning services to Mr Joe Douglas of Exurban Rural and Regional Planning.
Before starting your project, it is helpful to gather the following information:
- Location of the proposed development (i.e. street address details or certificate of title volume and folio numbers)
- A brief description of the proposal
- A clear and legible site development plan showing what is proposed and where.
With this information Joe can assist in determining whether Development Approval is required, or if your project may proceed directly to the Building Permit application stage of the approval process.
Joe Douglas
Email: joe@urp.com.au
Phone: 9303 2532 or 0429 303 100 (preferred)
Before an application can be accepted, and application needs to be completed alongside all required supporting documents. The checklist linked below will show what we are looking for in a complete application.
Applying for Development Approval
To apply for Development Approval, you must submit:
- A completed and signed Development Application Form
- A covering letter or report explaining the development proposal in detail
- A current Certificate of Title
- An ASIC company extract if the property is owned by a company or trust
- A suitably scaled and detailed site development plan
- Suitably scaled floor plans and elevation drawings
- Any relevant supporting information (e.g. photographs, specialist reports)
- Additional forms if applicable (e.g. advertising signage, adjoining property owner comment form)
- Any additional information the Shire may reasonably require to assist assessment of the application.
If any advertising signage is proposed a Form 2 – Additional Information for Advertisements must be submitted with your application.
Development Approval is separate from a Building Permit. A Building Permit application cannot be lodged until development approval has been obtained or determined to not be required.
Required Application Forms and Development Application Checklist
You can download the necessary forms below or collect them from the Shire office:
Development Application Form 1 & 2
Development Application Checklist
Using the checklist helps to ensure your application is complete and avoid any potential processing delays. An application can not be accepted for processing and begin the statutory timeframe of an application until it is complete along with all required supporting documentation.
Planning Fees and Charges
Planning application fees are set by the State Government and depend on the type of development as well as the estimated cost of development. These fees cover the cost of assessing your application and must be paid after your application has been deemed suitable for processing.
Shire of Corrigin Schedule of Fees and Charges
How Long do Applications Take to Process?
The standard processing times are:
- 60 days for applications that do not require public advertising or referral to State government agencies.
- 90 days for applications that do require advertising or referral to State government agencies.
These timeframes begin once a complete/compliant application is received, and payment of the relevant application fee has been made. Applications may take longer to process if further information is needed or if they are complex in nature.
Community Consultation and Advertising Requirements
Some development applications must be advertised for public comment prior to final determination. This may include:
- Letters to adjoining landowners
- Publication of notices in the local newspaper, the latest news section on the Shire’s website, social media and community notice boards
- Placement of a sign/s on-site.
The advertising period can vary but is generally between 14 to 28 days, depending on what is proposed and required by the relevant Planning Regulations.
During this time, members of the public can make written submissions based on relevant planning considerations such as land use, amenity, traffic, or environmental impacts.
Conditions of Approval
There is no way to determine if an application will or will not be successful until it has been fully assessed. The Shire cannot give advice on whether an application will be successful.
If your application is approved, it may include conditions that must be met either:
- Before a Building Permit is issued
- During construction or operation
- Ongoing, as part of the continued use of the development.
It is your responsibility to understand and comply with all conditions. If you are unsure about any of the conditions, please contact the Shire for clarification.
Objecting to a Development Application or Appealing a Decision
Applicants have a right to appeal any decision made by Council regarding their application. Residents also have a right to object to a development proposal when an application is advertised for public comment if they believe it to be unsuitable and can outline clear planning related reasons for the objection.
Appealing a Development Application
Only applicants/landowners have a right to appeal a development decision under the Planning and Development Act 2005 (i.e. there are no third party appeal rights in Western Australia).
You may appeal to the State Administrative Tribunal (SAT) if:
- Your application for Development Approval is refused
- You are dissatisfied with conditions imposed on an approval.
Appeals must be lodged within 28 days of the Shire’s decision.
To lodge an appeal or find more information, contact the State Administrative Tribunal:
Objecting to a Development Application
If you believe a proposed development may affect you, and the application has been publicly advertised (via the Shire’s website, site signage, or a newspaper notice etc), you are encouraged to make a written submission to the Shire during the consultation period.
Your submission should:
- Be made in writing to the Shire’s Chief Executive Officer via email to shire@corrigin.wa.gov.au or by post, 9 Lynch Street, Corrigin WA 6375
- Clearly outline the planning related reasons for your objection (e.g. traffic impacts, noise, amenity, heritage, incompatible land use)
- Include any supporting information relevant to your concerns.
The public submission period will be outlined in the advertisement, typically allowing 14 to 28 days for responses to be made from the time of notice. The Shire cannot finally determine an advertised application until the consultation period has closed.
After lodging a submission:
- You will generally only receive a direct response if you request one
- If the application is scheduled for a Council meeting, you can view the relevant agenda item and associated minutes on the Shire’s website
- If the decision is made under delegated authority, you may receive notification of the outcome if you request so.
Note: The Planning and Development Act 2005 does not allow third party appeals. This means you cannot appeal a decision simply because you object to it.
Specific Types of Development
Certain types of development have unique planning requirements. The following provides general guidance. For detailed advice or to confirm whether approval is required, please contact the Shire’s Town Planner.
Dwellings/Homes
The erection of, or alterations or additions to, a single house on a lot, including external fixtures, boundary wall or fences, patios, pergolas, verandahs, decks, attached garages, and carports do not require Development Approval if it is:
- A brand new structure, including any proposed alterations and additions
- The first dwelling on a lot
- Located on ‘Residential’ zoned land and complies with all relevant deemed-to-comply requirements of the Residential Design Codes (R-Codes) and the Shire’s local planning scheme and associated policies
- Located on ‘Rural Residential’ and ‘Rural’ zoned land, and complies with all relevant requirements of the Shire’s local planning scheme and associated policies
- Located on a lot that has direct frontage and access to a constructed public road, is not heritage listed or located in designated heritage and/or bushfire-prone areas requiring further assessment.
Development Approval will be required if the:
- Proposed dwelling does not comply with all relevant deemed-to-comply requirements of the Residential Design Codes (R-Codes) and/or the Shire’s local planning scheme and associated policies
- Lot to be developed is in a commercial, industrial, special use, or rural residential zone, heritage listed or located in a designated heritage precinct
- Proposed dwelling is second hand, repurposed or an additional house on the lot that is not exempt from the need for development approval
- The lot to be developed does not have direct frontage and access to a constructed public road
- Lot to be developed is greater than 1,100m2 in area, designated as being bushfire prone and the required bushfire attack level (BAL) assessment confirms the bushfire risk rating is BAL-40 or BAL-Flame Zone.
Sheds and Outbuildings
Sheds and outbuildings can include garages, workshops, storage sheds, or other enclosed non-habitable structures that are separate (i.e. detached) from a main dwelling. While small sheds / outbuildings for domestic storage purposes may be exempt from the need for development approval on Residential and Rural zoned land, many still require Development Approval depending on their size, location, and zoning of the land on which they are proposed to be constructed.
When is Development Approval Required?
You will generally require Development Approval for a shed or outbuilding if it:
- Is located in a residential or townsite area and exceeds the size or height limits in the Local Planning Scheme or Residential Design Codes (R-Codes)
- Does not meet minimum setbacks from property boundaries
- Is proposed on vacant land without a dwelling
- Is intended for commercial, industrial, or any other non-domestic use (e.g. mechanical repairs, storage and/or the sale of goods, machinery or equipment)
- Is located on a heritage listed property or in a designated heritage area
- Will be constructed on Rural zoned land to support its continued use for extensive and intensive agricultural purposes
- Will be constructed on land classified Rural Residential or Special Use zone
It is important to note the Shire’s Local Planning Scheme No.2 expressly prohibits the construction of any new sheds or outbuildings on any land classified Residential, Commercial or Special Use zone where the lot comprises an area of 1,500m2 or less and does not contain an existing approved dwelling (i.e. the Shire does not have the legal authority to grant development approval in these circumstances).
If you’re planning to construct a new shed or outbuilding, contact the Shire’s Town Planner early to confirm whether Development Approval is required and to discuss any applicable design or siting requirements.
Sea Containers
Sea containers are commonly used for storage or other purposes but are considered development under the Planning and Development Act 2005 and are not exempt from approval in most cases.
Sea containers do not require development approval if they are used to transport goods and are placed on a property for loading/unloading purposes for a period no greater than 48 hours unless otherwise approved in writing by the Shire (i.e. a temporary approval request is required to allow a sea container to be placed on any property for a period greater than 48 hours up to a maximum period of 12 months).
Sea containers proposed to be placed on land and used on a more permanent, long term basis will in most cases require development approval.
Sea containers are subject to the same standards and requirements as dwellings if used for residential purposes (i.e. a sea container type home/s).
Sea containers are also subject to the same standards and requirements as sheds and outbuildings if used for storage purposes in association with a dwelling/s or any other commercial, industrial, special or agricultural use.
If you are planning to place or convert a sea container for use on your property, please contact the Shire’s Town Planner to confirm the approval process and any supporting documentation that may be required.
Transportable, Relocated Buildings and Repurposed Dwellings
Transportable or relocated buildings include dwellings, offices, classrooms, dongas, or other structures built off-site and moved onto a property.
A transportable building proposed to be used as a single house does not require the Shire’s development approval under the following circumstances:
- It is a brand new structure
- It is the first dwelling on the lot
- The lot is classified Residential zone and the proposed development complies with all relevant deemed-to-comply requirements of the Residential Design Codes (R-Codes) and the Shire’s local planning scheme and associated policies
- The lot is classified Rural Residential or Rural zone and the proposed development complies with all relevant requirements of the Shire’s local planning scheme and associated policies
- The lot has direct frontage and access to a constructed public road, is not heritage listed or located in designated heritage and/or bushfire-prone areas requiring further assessment.
If any proposal does not comply with the abovementioned requirements then a development application will be required.
Development Approval is required for all second-hand transportable or relocated buildings (i.e. there are no exemptions applicable to structures of this type).
Development approval is also required for any repurposed dwelling (i.e. a building or structure not previously used as a single house which has been repurposed for use as a dwelling).
Temporary accommodation (e.g. dongas or site offices) used during construction may be supported on a time-limited basis but still require development approval.When assessing a proposal, the Shire will consider:
- Zoning and whether the proposed use is permissible
- External appearance and compatibility with surrounding development
- Need for screening, cladding, verandahs, or landscaping to improve presentation
- Setbacks, visual prominence, and location on the lot
- Vehicle access and parking as well as potential traffic impacts on the local and State road networks
- Servicing, wastewater disposal, and bushfire compliance (where applicable).
Contact the Shire’s Town Planner early to confirm site suitability, approval requirements and development standards before relocating or placing any transportable or repurposed structure on a property.
Ancillary Dwellings and Granny Flats
Ancillary dwellings (often known as granny flats) are small, self-contained dwellings located on the same lot as a single house. They can provide flexible housing options for extended family or rental income.
Key considerations:
- Must be associated with an existing or proposed single house
- Size limits usually apply (e.g. maximum internal floor area of 70m² under the R-Codes)
- May require Development Approval, depending on zoning and lot size
Must meet relevant siting, setback, open space, and parking requirements.
Short Term Rental Accommodation (Including Airbnb)
Short term rental accommodation means accommodation for guests, on a commercial basis, with no individual guest accommodated for a period or periods exceeding a total of 3 months in any 12-month period.
Short term rental accommodation includes holiday homes, cabins, chalets, bed and breakfast accommodation and includes accommodation provided on platforms like Airbnb or Stayz.
Planning approval is generally required for any use of a dwelling for short-term rental accommodation, even if the property is a private residence or accommodates fewer than 6 guests.
In addition to the typical information requirements for a development application, owners will need to provide a management plan for the property.
Management Plan Template
Considerations and points that typically need to be addressed in a planning application include:
- Amenity impacts (e.g. noise, parking, overuse of shared spaces, waste management and disposal)
- Appropriate management plans for guest behaviour and contact arrangements in the event of complaints or emergencies.
Note: Building standards may differ from typical residential homes and therefore any such use may require a building permit.
Nature Based Camping and Caravan Parks
Nature based tourism, including eco-tourism, low impact camping, farm stays or nature based caravan parks/campgrounds are increasingly popular but can raise environmental and servicing challenges.
In addition to the typical requirements for a development application, owners will need to provide a management plan for the property.
Management Plan Template
Planning approval is required for any land use involving:
- Tourist accommodation or overnight stays where people camp
- Use of caravans or tents on private land for commercial gain.
Key issues the Shire will consider include:
- Bushfire risk and compliance with State Planning Policy 3.7
- Wastewater disposal and water supply
- Amenities
- Traffic and access including parking
- Impacts on natural values and neighbouring land
Compliance with the standards and requirements of the Caravan Parks and Camping Grounds Act 1997 and associated regulations under which separate approvals are required if development approval is granted as a first step in the approval process.
Subdivision Applications
In most cases the subdivision and amalgamation of all privately owned land is managed by the Western Australian Planning Commission (WAPC). Local governments are referral agencies and provide input to the Commission on compliance with local planning schemes during the subdivision application assessment process.
If you're considering subdividing or amalgamating land:
- You must lodge an application with the WAPC (visit website)
- The Shire will review and comment on the application, including access, servicing, zoning, and future development potential when responding to the Commission’s request for comment
- Additional requirements (e.g. bushfire planning, developer contributions, or infrastructure connections, extensions and/or upgrades) may apply.
If you are considering subdividing or amalgamating land it is recommended you consider engaging a licensed surveyor or an independent town planning consultant to assist.
Bushfire Prone Areas
Certain parts of the Shire of Corrigin are designated as bushfire prone under the State Government’s Map of Bush Fire Prone Areas. This designation means certain planning and building requirements apply to development in these areas to improve bushfire safety and resilience.
You can check whether a property is located in a bushfire prone area by using the Map of Bush Fire Prone Areas.
Bushfire Planning Requirements & BAL Assessments
If your property is located in a bushfire prone area, you may need to meet additional planning and construction requirements before you can develop. These requirements depend on the type of development and the level of bushfire risk on the site.
A Bushfire Attack Level (BAL) assessment is required for:
- New single houses or ancillary dwellings on lots 1,100m² or larger
- All other habitable or specified buildings (e.g. grouped dwellings, commercial and industrial habitable buildings, facilities with vulnerable occupants, workforce accommodation, and caravan parks and camping grounds with or without habitable buildings).
A BAL assessment identifies the potential bushfire hazard risk at a site, ranging from BAL–LOW to BAL–FZ (Flame Zone). The higher the BAL, the more stringent the required construction standards under the Building Code of Australia and relevant Australian Standards for construction in bushfire prone areas.
Depending on your BAL rating:
- You may need development approval (particularly for BAL-40 or BAL-FZ sites)
- You may also need a Bushfire Management Plan and Bushfire Emergency Plan, prepared by an accredited bushfire consultant.
For all development in bushfire prone areas that require a BAL assessment, including a Bushfire Management Plan and Bushfire Emergency Plan if required, it is highly recommended that a suitably qualified and accredited bushfire planning practitioner be engaged at an early stage. BPAD Accredited Practitioners Register.
The Shire will assess your application under its Local Planning Scheme and State bushfire planning policies. This may involve public consultation and/or referrals to specialist State government agencies.
Bushfire Planning Framework
Development in bushfire prone areas must comply with the State bushfire planning framework, which includes both policy and guidance documents:
State Planning Policy 3.7 entitled Bushfire and associated Guidelines for Planning in Bushfire Prone Areas.
Together, these documents ensure that planning and development decisions appropriately manage bushfire risk.
They aim to:
- Avoid inappropriate development in high risk areas
- Reduce bushfire impact on people, property, and infrastructure
- Require evidence based planning, including BAL assessments and Bushfire Management Plans.
The Guidelines provide detailed technical advice on how to meet the objectives of SPP 3.7, covering topics such as:
- Subdivision and site design
- Emergency access and water supply
- Preparing a compliant Bushfire Management Plan.
You can access State Planning Policy 3.7 and Guidelines for Planning in Bushfire Prone Areas through the WA Government website. State Planning Policy 3.7 Bushfire.
Development Assessment Panel (DAP)
What is a DAP?
A Development Assessment Panel (DAP) is an independent decision making body made up of technical experts and elected local government representatives. DAPs are responsible for assessing and deciding certain types of development applications, usually larger or more complex proposals.
DAPs were introduced to provide a more consistent and professional decision making process for high value development proposals. Each DAP operates as if it were the local planning authority (i.e. the Shire), meaning it has the legal power to approve or refuse eligible applications.
Proponents can elect to have their development application considered by a Development Assessment Panel (DAP), and therefore be considered as a DAP application, if the development:
- has an estimated cost of $2 million or more; or
- is or includes community housing that is to be provided by a registered community housing provider.
Some types of development are excluded from being determined by a DAP regardless of value, such as single houses or certain public works. These exclusions are listed in the Planning and Development (Development Assessment Panels) Regulations 2011.
For more background, visit the WA Government Development Assessment Panel webpage
The DAP Application Process
Lodgement
The applicant lodges their application with the Shire of Corrigin, just like any other development application and pays the relevant application fees when the Shire confirms the application is acceptable for processing.
Assessment
The Shire assesses the application under its Local Planning Scheme and any relevant local or State planning policies. This includes:
- Public advertising (if required
- Consultation with relevant internal departments
- Referral to external agencies (where applicable)
Responsible Authority Report (RAR)
Once assessment is complete, the Shire prepares a Responsible Authority Report (RAR). This report outlines the planning assessment and provides a recommendation to the Regional Development Assessment Panel.
DAP Meeting and Decision
The Regional DAP reviews the application and the RAR at a scheduled panel meeting. The panel will then determine the application, either by approving it (with or without conditions) or refusing it.
Note: DAP applications cannot be determined by the Shire of Corrigin or the Western Australian Planning Commission.
Part 11B Significant Development Pathway
The Part 11B Significant Development Pathway, which became operational on 1 March 2024, provides a tailored assessment option for complex and significant development proposals.
The Part 11B pathway is open to developments valued at:
- $20 million or more for proposals either wholly or partly in the Perth or Peel region scheme or Swan Valley Planning Scheme areas; and
- $5 million or more in other parts of the State.
Projects that do not meet the value thresholds above but raise issues of State or regional importance can also be authorised for entry into the pathway by the Premier, on the recommendation of the Minister for Planning.
While any development that meets the value threshold can be assessed through the Part 11B pathway, applications that are likely to benefit most are those that:
- present issues of State or regional importance;
- involve referral to multiple State Government agencies and would be assisted by coordination, and/or;
- align with State Government policies and priorities but are restricted by an out-of-date local planning framework.
All Part 11B applications are coordinated by the Significant Development Assessment Unit (SDAU) within the Department of Planning, Lands and Heritage (Department).
Part 11B applications are generally determined by the Statutory Planning Committee (SPC), a committee of the Western Australian Planning Commission (WAPC).
More information regarding the Part 11B pathway is available from the following link. Part 11B Significant Development Pathway.