Subdivisions & Planning: Watch This Before You Build or Subdivide - Benedict McCarthy | HBP

Описание: Building or subdividing in Western Australia can feel overwhelming. Planning approvals, building approvals, council policies, R-Codes, neighbour sign-offs, subdivisions, strata titles… it’s a lot.

In this episode of The Home Building Podcast, we’re joined by Benedict McCarthy from Planning Horizons, a town planner with over 25 years of experience working across local government, construction, and private consultancy.

We break down:

The difference between planning approval and building approval
When you can avoid planning altogether
Why councils say no (even when neighbours were approved)
How performance-based planning actually works
Common mistakes that delay builds by months
Subdivision options: green title, survey strata, strata
What subdivision really costs in WA
Why street trees, setbacks, and services can kill projects
When SAT (State Administrative Tribunal) makes sense and when it doesn’t

If you’re building your forever home, considering a subdivision, or buying property with development potential, this episode will help you avoid expensive mistakes and make smarter decisions from day one.

01:05 – Ben McCarthy’s background in planning & construction
02:42 – Planning vs building approval explained simply
04:43 – Why every council is different (and why it matters)
05:50 – The danger of missing one line in a policy
07:06 – Informal council rules nobody tells you about
08:49 – Deemed-to-comply vs performance-based planning
10:17 – How planners justify variations successfully
11:42 – When you can skip planning altogether
12:43 – Why planning delays builds by months
13:51 – When planning is worth it for your own home
15:13 – How far is too far when pushing council rules
17:52 – Why neighbours matter more than you think
19:42 – How council assesses planning applications
21:37 – When applications go to full council
22:55 – SAT explained: mediation vs tribunal
24:25 – When SAT is worth it (and when it isn’t)
26:04 – Real example: boundary walls & policy contradictions
28:38 – Why precedent means nothing anymore
31:37 – How to avoid planning entirely with smarter design
33:16 – Neighbour consent (BA20) explained
35:59 – Introduction to subdivisions in WA
36:39 – Green title vs survey strata vs strata
39:09 – When strata actually makes sense
40:54 – Subdivision layout options explained
41:26 – First questions to ask before subdividing
42:35 – Minimum access widths & driveway rules
44:03 – Why surveys are critical before you start
45:19 – R-Code densities explained simply
47:00 – Subdivision approval process step-by-step
49:22 – Why subdivision approvals add real value
50:47 – The real cost of services & infrastructure
52:05 – Why subdivisions take 6–12 months
54:16 – Retain or demolish? What makes more sense
55:21 – Capital gains tax traps to avoid
56:46 – Side-by-side vs rear battle-axe lots
58:01 – Why verge trees can kill developments
01:02:41 – Driveway, drainage & infrastructure pitfalls
01:05:16 – Why expert advice saves money long term
01:06:01 – Due diligence tips before buying
01:07:01 – Final question: $10k to spend on your home

About Our Guest
Benedict McCarthy is the Director of Planning Horizons and a highly experienced town planner with over 25 years in the industry. Having worked in both local government and private consultancy, Ben brings a rare, practical perspective on how councils actually assess planning applications.

His experience spans residential planning, complex subdivisions, commercial projects, and construction, giving him a deep understanding of how planning decisions impact real builds on the ground. Ben specialises in performance-based planning solutions, helping clients navigate council requirements, avoid costly delays, and unlock development potential that others miss.

Get in touch with Ben
Website: https://www.planninghorizonswa.com.au/
Socials: Facebook | Instagram

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