The Western Australian Government has proposed abolishing the average lot size requirement for residential land coded R20 and below, as part of what it calls the largest reforms to the Residential Design Codes (R-Codes) in decades. Announced by Planning and Lands Minister John Carey on 2 July 2026, this WA R-Codes reform would allow owners of 700 square metre blocks to subdivide, down from the current requirement of 900 square metres.
It is not law yet. Draft changes are expected to go out for public consultation later in 2026, and as at 2 October 2026 none had been published. For owners of a suburban block a little under 900 m² it is worth following, but today's rules still apply.
What is changing
Today, Table D of the R-Codes Volume 1 (10 April 2026) sets two separate tests for each density code: a minimum site area per dwelling and an average site area per dwelling. At R20 the minimum is 350 m² and the average is 450 m². Both tests apply, so a 700 m² block can be split into two lots that each meet the 350 m² minimum, yet still fail because the average is only 350 m², short of 450 m².
The proposal targets that second test. The Government's media statement says a key proposed reform is to abolish the average lot size requirement for land coded R20 and below.
| R20 | Current rule (R-Codes Volume 1, 10 April 2026) | Proposed (2 July 2026 announcement) |
|---|---|---|
| Minimum site area per dwelling | 350 m² | Not addressed in the announcement |
| Average site area per dwelling | 450 m² | Requirement to be abolished for R20 and below |
| Block size needed to split into two | 900 m² | 700 m² |
The Government says the R20 code generally applies to the most common suburban residential properties across the Perth metropolitan area, and that the change has the potential to enable over 50,000 existing properties to be subdivided. Mr Carey said the changes would "enable tens of thousands of existing properties to be subdivided that couldn't previously".
The statement also outlines other proposed changes:
- more simple residential projects, such as single houses, renovations, patios and carports, no longer needing planning approval
- reducing single-home approvals from 60 to 30 days
- removing minimum parking requirements for apartments and granny flats
- allowing three storeys in R40 areas, up from two storeys
- redefining baseline heights in medium and high-density areas.
When it applies
The changes are proposed only. They are not in force and have not been released as a formal draft.
The 2 July 2026 media statement said the draft changes were anticipated to be released for public consultation later this year, with implementation expected from mid-2027.
The Department of Planning, Lands and Heritage review page (last updated 7 August 2026) says the proposed changes are still being refined with stakeholders. Once the review is complete, the Western Australian Planning Commission and the Minister will consider them before public consultation, expected to start in late 2026. Subject to consultation, endorsement and approval, amendments are anticipated to begin coming into effect from mid to late 2027.
As at 2 October 2026, no draft amendments or consultation closing date had been published. Until then, development and subdivision applications continue to be assessed under the current planning framework, and the final rules could differ from the July announcement.
What it could mean for your block
If the proposal is adopted as announced, the owners most likely to notice a difference are those with land coded R20 or below that is large enough to meet the minimum lot size twice but too small to meet the average. At R20, the Government's own example is a 700 m² block, compared with 900 m² today.
Blocks that already meet the average, such as an R20 lot of 900 m² or more, are not the target of the change, and land coded above R20 is outside it. The announcement gives the R20 example only; how it would work for lower codes, such as R12.5 or R15, has not been published.
Lot area is only the first hurdle. Each lot would still need to work on the ground, including:
- the lot's frontage, and whether a rear lot would need a battle-axe access leg
- sewer and water connections, and any main extension needed
- heritage listing or a character area under your local planning scheme
- whether the land is in a designated bushfire prone area
- local scheme provisions, split density codes and any restrictions on the title.
The Western Australian Planning Commission would still decide each subdivision application, and nothing in the announcement guarantees approval for any particular block.
How to check your property
- Find your density code on your council's local planning scheme map or the Department of Planning, Lands and Heritage's online planning maps, and confirm your lot area on your Certificate of Title.
- Compare your lot with Table D of the R-Codes Volume 1, which is the rule that applies today. Our Western Australia subdivision guide explains the minimum and average tests.
- Check heritage, bushfire prone mapping and sewer availability for your address.
- Watch the department's R-Codes Review page and haveyoursay.dplh.wa.gov.au for the draft and the consultation dates.
- For a detailed report on one address, order a Subdivision Checker report. A licensed surveyor or town planner can confirm what applies to your land.
Frequently asked questions
Can I subdivide a 700 m² R20 block in WA now?
Not under the change announced in July 2026, because it is still a proposal. Today Table D of the R-Codes Volume 1 sets a 450 m² average site area at R20, so two lots generally need about 900 m². The department says applications continue to be assessed under the current planning framework while the review is underway.
When will the WA R-Codes changes start?
No start date has been set. The State Government said in July 2026 that draft changes were expected to be released for public consultation later in 2026, with implementation expected from mid-2027. The department's review page says amendments are anticipated to begin coming into effect from mid to late 2027, subject to consultation, endorsement and approval.
Where will consultation on the R-Codes review be held?
The Department of Planning, Lands and Heritage says details of the public consultation will be published on its Have Your Say website, haveyoursay.dplh.wa.gov.au. Consultation is expected to start in late 2026. As at 2 October 2026, no draft amendments or closing date had been published, and questions can be sent to r-codes@dplh.wa.gov.au.
Sources
- Media statement: Planning code reforms to unlock infill housing opportunities (2 July 2026)
- Department of Planning, Lands and Heritage: Residential Design Codes Review
- Department of Planning, Lands and Heritage: Residential Design Codes
- Residential Design Codes Volume 1 (10 April 2026)
This article is general information only, current at 2 October 2026. Proposals can change before they take effect. Speak to a licensed surveyor or town planner about your property.