Common Reasons Development Applications Are Refused in Perth

Getting a Development Application (DA) refused in Perth can be expensive.

It is not just the council application fee. A refusal can mean months lost to redesigns, consultant updates, resubmissions, further advertising and waiting for the application to work its way through the assessment process again.

Most refusals are not random. They tend to follow the same patterns: the proposal does not comply with the planning framework, the site constraints were not properly understood, or the application did not provide enough information to justify what was being proposed.

The good news is that many of these problems can be identified before lodgement.

Here are some of the most common reasons development applications are refused in Perth, including several less obvious issues that can catch property owners and developers by surprise.

1. Non-compliance with the R-Codes

The Residential Design Codes of Western Australia (R-Codes) set many of the baseline requirements for residential development, including lot size, setbacks, site coverage, open space, building height, privacy and outdoor living areas.

A development can be a perfectly reasonable idea in principle and still run into problems because the design does not meet the requirements for that particular site.

A common scenario

A property owner buys a development site in Perth after seeing that neighbouring blocks have been subdivided. They engage a designer and prepare plans for two dwellings, assuming the same outcome will be possible.

Once the DA is assessed, it becomes clear that the site’s zoning, dimensions or development standards are different from the neighbouring properties. The proposed open space is insufficient, a setback is too small, or the lot configuration does not satisfy the applicable requirements.

The project may then need redesigning before it can move forward.

What to check before lodging: Confirm the site’s exact zoning and R-Code density and assess the proposed development against the current requirements before detailed design work is completed.

2. Setback and boundary issues

Front, side and rear setbacks are one of the most common areas where development applications encounter problems.

This is particularly common on:

• narrow blocks

• corner sites

• irregularly shaped lots

• battle-axe lots

• sloping sites

• older properties where fences do not perfectly reflect surveyed boundaries

A common scenario

A homeowner wants to add a second storey to an existing house. The concept plans appear to maintain enough distance from the neighbouring property.

However, once the site survey is checked properly, part of the proposed upper floor sits closer to the boundary than allowed. The design also creates overlooking into the neighbour’s outdoor living area.

What initially looked like a relatively minor extension can suddenly require a redesign, privacy screening or planning justification.

What to check before lodging: Work from an accurate survey and assess all setbacks against the actual title boundaries, not assumptions based on fences or existing structures.

3. Inadequate car parking, bicycle parking or end-of-trip facilities

Parking is one of the most obvious planning considerations, but many applicants only think about car bays.

Depending on the type of development, council may also assess:

• visitor parking

• accessible parking bays

• bicycle parking

• motorcycle parking

• loading bays

• turning areas

• delivery access

• staff parking

• end-of-trip facilities

• showers and lockers

• EV charging or future provision in some contexts

This is especially relevant for offices, medical centres, gyms, hospitality venues, mixed-use developments and larger commercial projects.

A common scenario

A business owner wants to convert a commercial tenancy into a gym.

They calculate the number of car bays and assume the site has enough parking.

However, the planning assessment also requires consideration of bicycle parking and end-of-trip facilities, because staff and customers may be expected to cycle to the premises.

The application then needs to be redesigned to accommodate bike racks, lockers or shower facilities.

Another common scenario is a medical or consulting use where the car parking requirement is higher than the previous tenancy, making an otherwise suitable site difficult to approve.

What to check before lodging: Do not just ask, “How many car bays do I need?” Check all transport-related requirements for the proposed use.

4. Poor vehicle manoeuvring or access design

Even where the correct number of parking bays is provided, the layout itself can create problems.

Councils may assess:

• driveway width

• turning circles

• reversing movements

• sightlines

• ramp gradients

• access to loading areas

• whether vehicles can enter and exit in forward gear

• conflicts with pedestrians

• bin collection access

A common scenario

A small commercial development technically provides enough parking bays.

However, the rear bays require vehicles to reverse directly onto a busy road, or delivery vehicles cannot manoeuvre without blocking customer parking.

The parking numbers may be compliant, but the layout is not functional or safe.

What to check before lodging: Make sure the parking layout actually works in practice, not just on a plan.

5. Drainage and stormwater management

Stormwater management can become a major issue on redevelopment and infill sites.

As buildings, paving and hardstand areas increase, there is less ground available to naturally absorb rainfall.

Councils may require the development to demonstrate that stormwater can be appropriately managed on-site.

A common scenario

An owner wants to retain an existing home and subdivide the rear of the block.

The new driveway, additional dwelling and paved areas significantly increase the amount of hard surface on the property.

During assessment, questions are raised about where the additional stormwater will go and whether the proposed drainage system has enough capacity.

Further engineering information is then required, delaying the application.

What to check before lodging: Consider drainage early, particularly on infill sites, sloping blocks and developments that substantially increase site coverage.

6. Waste collection and bin storage problems

Waste management is another issue applicants frequently overlook.

Councils may assess:

• where bins are stored

• whether enough bin storage area is provided

• how bins are moved to the collection point

• whether waste trucks can access the site

• whether bin presentation blocks footpaths or driveways

• separation between residential and commercial waste areas

A common scenario

A multi-unit development fits neatly on the site, but there is no practical space for all required bins.

The bins can technically be placed somewhere, but doing so blocks vehicle access or creates an unsightly collection area on the street.

The development then needs redesigning to create an appropriate waste storage and collection solution.

What to check before lodging: Treat waste storage as part of the site layout from the beginning, not something to squeeze in at the end.

7. Heritage and streetscape conflicts

A development can technically comply with many numerical planning requirements and still encounter problems because of its impact on a heritage area or established streetscape.

Properties within heritage areas or character precincts may be subject to additional planning controls.

A common scenario

A property owner proposes a contemporary two-storey addition to a dwelling in an established heritage streetscape.

The height and setbacks may technically be capable of approval, but the building form, materials and street presentation are considered inconsistent with the character of the area.

Council may require significant design changes before supporting the proposal.

What to check before lodging: Determine whether the property is heritage listed, located within a heritage area or affected by local streetscape policies before finalising the design.

8. Tree retention and vegetation requirements

Trees can become a planning issue surprisingly late in a project if they are not considered during the initial site assessment.

Depending on the location and applicable policies, significant vegetation may need to be retained, protected or replaced.

A common scenario

A developer prepares plans for several dwellings and assumes an existing mature tree can simply be removed.

During assessment, the tree is identified as significant under a local planning policy or its root protection area conflicts with the proposed building footprint.

The entire site layout may then need to shift.

What to check before lodging: Identify significant trees and vegetation requirements before fixing building footprints, driveways and parking areas.

9. Landscaping requirements are overlooked

Some developments are expected to provide a minimum amount of landscaping or specific planting outcomes.

This can include:

• deep-soil planting areas

• shade trees

• verge treatments

• screening vegetation

• landscaping around parking areas

• replacement planting

• minimum tree canopy targets

A common scenario

A commercial development maximises building and parking area, leaving almost no space for meaningful landscaping.

The design may technically fit, but council requires additional planting or shade trees, forcing a reduction in parking or changes to the building footprint.

What to check before lodging: Confirm landscaping requirements early, particularly on commercial, multi-unit and infill sites.

10. Incomplete or inconsistent documentation

This is one of the most avoidable problems in the development application process.

A DA may be delayed or weakened because information is:

• missing

• inconsistent between drawings

• based on outdated plans

• not supported by the required technical reports

A common scenario

A subdivision-related development application is submitted with architectural plans showing one boundary dimension, while the survey shows another.

The application also does not include a required bushfire assessment.

Council issues a Request for Further Information, the consultants need to revise the plans, and the assessment effectively stalls while the missing information is prepared.

Nothing may actually be wrong with the development itself, but poor documentation adds weeks or months to the process.

What to check before lodging: Make sure the plans, survey, title information and supporting reports all align before submission.

11. Bushfire planning requirements are missed

Sites within bushfire-prone areas may require additional documentation, including a Bushfire Attack Level (BAL) assessment or other bushfire planning information.

A common scenario

A rural-residential or fringe metropolitan site appears suitable for development.

The design progresses significantly before anyone checks whether the property sits within a designated bushfire-prone area.

A BAL assessment is then required and may identify construction or access requirements that affect the original design.

What to check before lodging: Confirm whether the site is bushfire-prone before finalising the development concept.

12. Easements, sewer lines or service infrastructure conflict with the design

A site may appear developable based purely on its dimensions, but title constraints or underground services can dramatically reduce the usable development area.

Issues may include:

• drainage easements

• sewer mains

• power infrastructure

• access easements

• restrictive covenants

• rights of carriageway

A common scenario

A property owner plans a rear subdivision and assumes the backyard is completely available for development.

A title search or service plan later reveals a major sewer line running through the proposed building area.

The entire design may need to be repositioned.

What to check before lodging: Review the title, easements and available servicing information before committing to a site layout.

13. Building height, bulk and overshadowing

Height is rarely just about whether a building is technically one or two storeys.

Councils may also consider:

• overall building bulk

• natural ground levels

• overlooking

• overshadowing

• relationship with neighbouring properties

• streetscape impact

This becomes particularly important on sloping sites.

A common scenario

A two-storey home design originally prepared for a flat block is adapted to a sloping Perth site.

Because height is measured relative to the site’s actual levels, part of the proposed building ends up significantly higher than expected when viewed from the adjoining property.

The design may then need stepping, reduced floor levels or other changes to address the impact.

What to check before lodging: Assess building height against actual surveyed ground levels, especially on sloping or irregular sites.

14. Acoustic impacts have not been addressed

Noise can become a significant planning issue for developments such as:

• gyms

• hospitality venues

• childcare centres

• medical facilities

• industrial premises

• entertainment uses

• mixed-use developments

A common scenario

A proposed gym is located next to residential properties.

The applicant focuses on parking and opening hours but provides no information about music, equipment noise, doors opening and closing, or early-morning activity.

Council requests an acoustic report, delaying the application and potentially requiring changes to operating hours or building design.

What to check before lodging: Consider whether the proposed use generates noise and whether an acoustic assessment may be required.

15. Lighting and overlooking impacts

External lighting is often forgotten until late in the process.

Councils may consider whether lighting creates unreasonable glare or spill onto neighbouring properties.

A common scenario

A commercial car park includes high-powered security lighting operating throughout the night.

The lighting plan has not considered adjoining residential properties, and council raises concerns about light spill into bedroom windows.

What to check before lodging: Consider both privacy and lighting impacts where a development sits close to residential properties.

16. Signage is treated as an afterthought

For commercial developments, signage can require separate planning consideration.

Issues may include:

• sign size

• illumination

• location

• pylon signs

• roof signs

• animated or digital signage

• heritage impacts

• road safety

A common scenario

A hospitality business receives approval for its tenancy but later proposes a large illuminated sign facing a major road.

The signage itself requires planning approval and does not comply with local policy.

Opening is delayed while the sign design is revised.

What to check before lodging: Include signage requirements early where branding is important to the business model.

17. The proposed land use is not appropriate for the zoning

Sometimes the issue is not the building at all. It is what the owner wants to do inside it.

Commercial and mixed-use properties can be particularly vulnerable to this.

A common scenario

A business owner finds what looks like the perfect premises for a gym, childcare centre, medical clinic or hospitality venue.

They sign the lease and begin planning the fitout, only to discover that the proposed use requires development approval and may not be supported in that zone.

Suddenly the fitout, lease and opening timeline are all at risk.

What to check before lodging: Confirm whether the proposed land use is permitted, discretionary or prohibited before committing to the property.

18. Community objections during advertising

Some development applications must be advertised to neighbours or the broader community.

An objection does not automatically result in refusal. However, objections can influence the assessment where they raise legitimate planning concerns.

Common concerns include:

• privacy

• overlooking

• traffic

• parking

• building bulk

• overshadowing

• noise

A common scenario

A multi-unit development complies with many of the basic planning requirements but requires discretion around building bulk and privacy.

Several neighbouring owners object during advertising and provide detailed concerns about overlooking into their backyards.

If the application does not clearly demonstrate how those impacts are being managed, the objections can make the planning case harder to defend.

What to check before lodging: Where a proposal involves discretionary elements, make sure the application clearly explains why the design is reasonable and how neighbouring amenity is protected.

19. The application does not justify the proposed variations

Not every development has to perfectly satisfy every design requirement.

Planning frameworks often allow discretion.

However, where a proposal seeks a variation, the application needs to explain why the outcome remains acceptable.

A common scenario

A proposed development requires a reduced side setback because of the shape of the block.

There may be perfectly legitimate reasons to support the variation.

But if the application simply shows the reduced setback without explaining the site constraints, neighbouring impacts or planning merits, council has far less information to justify approving it.

A strong planning argument can make a significant difference.

What to check before lodging: Identify every variation and make sure it is supported by a clear planning justification.

How to reduce the risk of a Development Application being refused

The pattern across most of these issues is remarkably similar.

A problem that could have been identified before lodgement is instead identified by council after lodgement.

By that point, the project may already involve:

• architectural fees

• engineering costs

• application fees

• consultant reports

• months of design work

A proper feasibility and planning assessment before detailed design can identify issues relating to:

• zoning

• R-Codes

• setbacks

• title restrictions

• easements

• drainage

• access

• parking

• bicycle parking

• waste collection

• landscaping

• heritage

• vegetation

• bushfire requirements

• acoustic impacts

• local planning policies

The aim is not simply to lodge an application quickly.

It is to lodge an application with the strongest possible planning pathway from the beginning.

Planning a development or subdivision in Perth?

Forge Planning assists property owners, developers and businesses with Development Applications, DAP Applications, subdivision planning, feasibility assessments and development approvals across Perth.

Assessing the planning requirements before an application is lodged can help identify potential issues early and reduce the risk of expensive redesigns and delays later.

Planning a project? Speak with Forge Planning before you lodge, not after you receive a refusal.

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Frequently Asked Questions

Why do Development Applications get refused in Perth?

Common reasons include non-compliance with the R-Codes or local planning scheme, inadequate setbacks or parking, drainage issues, building height, missing technical reports and incomplete documentation.

Less obvious issues can also include bicycle parking, waste storage, landscaping, tree retention, acoustic impacts, bushfire requirements and access for service vehicles.

Can I appeal a refused Development Application in WA?

Depending on the type of decision and circumstances, an applicant may be able to seek a review through the State Administrative Tribunal (SAT).

There are time limits that may apply, so professional advice should be sought promptly after receiving a refusal.

How long does a Development Application take to be approved in Perth?

Approval timeframes vary depending on the local government, the complexity of the development, whether public advertising is required and whether council requests further information.

Applications that are complete and appropriately address the planning requirements from the outset are generally less likely to experience avoidable delays.

Do I lose my application fee if my DA is refused?

Application fees are generally associated with the assessment of the application rather than the outcome. This is one of the reasons it is important to identify planning issues before lodgement rather than relying on the assessment process to uncover them.

Should I engage a town planner before preparing my development plans?

For sites involving subdivision, redevelopment, planning variations or complex local planning controls, early town planning advice can often save significant time and redesign costs.

A planner can identify the development controls that should guide the design before substantial money is spent preparing detailed plans.