Planning Approval vs Building Permit in WA: What's the Difference, and When Do You Need Both?

Planning approval, often called development approval in WA, deals with land use and planning suitability. It assesses a proposal against zoning, the local planning scheme, the Residential Design Codes (R-Codes), local planning policies, and site-specific controls. A building permit focuses on construction and confirms whether the proposed work can be built in accordance with WA building legislation and relevant technical standards.

While they are often linked, they serve different purposes and are assessed through separate approval processes.

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Planning Approval Decides Whether the Proposal Fits the Site

Planning approval considers whether a proposed development is appropriate for a particular property.

Under the Planning and Development Act 2005 which is explained in the WA planning system overview, development includes building work, changes of land use, demolition, alterations, and certain excavation works. Where planning approval is required, development generally cannot proceed until approval has been obtained.

For Perth residential projects, planning assessments commonly consider:

• Setbacks

• Building height

• Site coverage

• Outdoor living areas and open space

• Overshadowing

• Overlooking and privacy

• Streetscape presentation

• Vehicle access and parking

• Land use compatibility

Local governments assess proposals against their local planning scheme, applicable local planning policies, and relevant State planning requirements.

This is why two similar-looking projects can follow different approval pathways. A ground-floor extension on a standard residential lot may satisfy the applicable requirements, while a similar extension on a corner lot, battle-axe lot, small lot, or site affected by a local development plan may require additional planning assessment.

The key planning question is not whether the structure can be built safely. It is whether the proposed development is appropriate for the site and complies with the planning controls that apply to the land.

A Building Permit Confirms the Work Can Be Built to Standard

A building permit authorises building work and confirms that the proposed construction complies with applicable building requirements.

In most situations, a building permit is required before construction begins, particularly where the work involves building, renovating, altering, extending, or improving a structure. The permit process focuses on matters such as structural integrity, occupant safety, fire performance, energy efficiency, waterproofing, and compliance with the National Construction Code (NCC).

WA uses two primary building permit pathways:

• Certified applications require a Certificate of Design Compliance from a registered building surveyor and generally have a statutory assessment period of 10 business days.

• Uncertified applications are available for certain residential projects and incidental structures and generally have a statutory assessment period of 25 business days.

The same statutory timeframes appear in the WA building permit guidance. This stage often requires building drafting services in Perth to prepare detailed documentation, including floor plans, elevations, sections, site plans, structural information, energy efficiency requirements, and supporting consultant reports where necessary.

The Approval Pathway Depends on the Work Involved

The approval pathway depends on the nature of the proposed work, not simply what the project is called.

Project Situation	Planning Approval May Be Required When…	Building Permit Is Required When…
New home	Assessment is required under the local planning scheme, R-Codes, or site-specific controls	Construction approval is required before building work begins
Extension or second storey	The design affects setbacks, height, privacy, overshadowing, site coverage, or streetscape outcomes	Structural or regulated building work is involved
Patio, shed, carport, or retaining wall	Planning requirements relating to size, height, setbacks, or location are not met	The structure falls outside applicable permit exemptions
Internal renovation	The proposal changes land use or creates planning impacts	The work affects structure, fire safety, waterproofing, drainage, or other regulated elements
Commercial fit-out or change of use	Use, parking, signage, or operational requirements trigger planning assessment	Building work is required to achieve compliance with access, fire safety, amenities, or building standards
Existing work completed without approval	Planning approval should have been obtained before construction	Retrospective approval processes or a building approval certificate may be required

This table is intended as a general guide only. Specific requirements vary depending on the property, local government, and scope of work.

The R-Codes Shape Many Perth Residential Planning Assessments

The Residential Design Codes of Western Australia (R-Codes) provide the framework for residential planning assessments across the State. The WA Government R-Codes page establishes assessment pathways and guides how residential development is evaluated.

For homeowners, the R-Codes explain why a design that appears reasonable may still require planning assessment.

Examples include:

• A wall positioned too close to a boundary

• Windows that create overlooking concerns

• A garage that dominates the streetscape

• A second storey that increases overshadowing beyond acceptable limits

These are planning matters that are assessed before construction compliance becomes relevant.

One common misunderstanding involves the term "deemed-to-comply". It does not mean automatic approval. Rather, it means a proposal satisfies a prescribed assessment pathway when specific criteria are met. If one or more requirements are not met, an alternative assessment pathway may apply.

Clear drawings help demonstrate how a proposal responds to these planning controls. For projects requiring residential architectural drafting in Perth, plans should clearly show boundaries, setbacks, levels, elevations, and privacy treatments so the design can be properly assessed.

The Right Sequence Helps Avoid Redesigns

A practical approval process usually follows a straightforward sequence:

1. Identify planning constraints and site requirements.

2. Prepare drawings that respond to those constraints.

3. Obtain planning approval where required.

4. Complete the building permit documentation package.
   

Skipping these steps can create unnecessary costs and delays.

Detailed construction drawings often require significant time and consultant input. If planning assessment later requires changes to building height, setbacks, window placement, or site layout, those documents may need to be revised.

On the other hand, planning drawings that lack sufficient detail can create issues later when the design must be translated into a compliant building permit package.

Good documentation supports both stages while recognising that planning approval and building approval are separate processes. Early drawings establish planning suitability, while detailed construction documentation demonstrates buildability and code compliance.

Frequently Asked Questions

Can a WA project need a building permit but no planning approval?

Yes. Some projects satisfy the relevant planning requirements or qualify for a planning exemption but still require a building permit because building work is being undertaken.

Can a project need planning approval before detailed construction drawings?

Yes. Where planning approval is required, it is generally preferable to resolve planning matters before completing the full building permit documentation package.

Who confirms the approval pathway?

The relevant local government can advise on planning approval requirements and acts as the permit authority for building permits. Registered building surveyors assess building compliance when a certified building permit pathway is used.

Final Thoughts

Understanding the difference between planning approval and a building permit can help avoid delays, redesigns, and unnecessary costs. While the two approvals often work together, they assess different aspects of a project and serve different purposes.

Before lodging an application, it's worth understanding the planning controls, approval triggers, and documentation requirements that apply to your site. Domestic Drafting Service prepares council-ready drawings, working drawings, and supporting documentation for residential and commercial drafting projects in Perth, helping clients navigate the approval process and move confidently towards construction. To discuss the correct pathway for your site, book a consultation.