Home builders in Piara Waters
City of Armadale · Armadale Local Planning Scheme No. 4 · Armadale & Byford Greenfield · house and land
- Council
- City of Armadale
- Planning scheme
- Armadale Local Planning Scheme No. 4
- Residential zones mapped
- Residential
Urban development - Bushfire-prone land
- Mapped in this suburb
- Urban growth area
- Yes
- R-Code density
- R15 to R60
Planning data from Landgate SLIP (CC BY 4.0), read 2026-09-14. Suburb-level, not a report on your block — check your address on the WA planning scheme maps.
Builders serving Piara Waters
None yet — tell us what you're building and we'll go and find one.
What building in Piara Waters actually involves
Piara Waters is coded R15 to R60, and it is the only suburb in this corridor we have mapped carrying a split code — R15/40. A split code means the density that applies depends on a condition being met, usually a structure plan provision or a lot amalgamation.
A split code is a condition, not a choice
R15/40 does not mean you may build at R40. It means the higher code applies only where the qualifying condition in the scheme or structure plan is satisfied, and otherwise the lower one does. Confirming which applies at your lot is the first question, because the difference is more than double the density.
Six structure plans across a small suburb
The Cy O'Connor Village structure plan, two lot-specific plans and the Southern River/Forrestdale/Brookdale/Wungong district structure plan all apply here. The endorsed plan over your lot sets its density, lot layout and staging.
Bushfire in six mapped places
Part of Piara Waters is inside a designated Bush Fire Prone Area. A BAL assessment applies to a block inside one and the rating changes the external construction specification.
What to ask a builder
Ask which R-Code applies at the lot and, if it is the split code, what condition has to be met for the higher density. Ask which structure plan governs. And ask what BAL rating the price assumes.
Local landmarks in Piara Waters
- Robot Park
- Rosette Park
- Berkshire Park
- Novelli Reserve
- Piara Waters Oval
- Piara Nature Reserve
Named plans that apply in Piara Waters
Structure plans covering land here, as the authority names them. Which one governs your lot decides its density, layout and staging — check the address before you assume the zone alone sets the rules.
- Cy OConnor Village Structure Plan, Piara Waters
Endorsed by the Western Australian Planning Commission. The plan that covers your lot sets its density, lot layout and staging.
- Lot 9012 Jayes Road, Piara Waters Structure Plan
Endorsed by the Western Australian Planning Commission. The plan that covers your lot sets its density, lot layout and staging.
- Lot 9101 Warton Road Piara Waters Structure Plan
Endorsed by the Western Australian Planning Commission. The plan that covers your lot sets its density, lot layout and staging.
- Southern River/Forrestdale/Brookdale/Wungong District Structure Plan
Endorsed by the Western Australian Planning Commission. The plan that covers your lot sets its density, lot layout and staging.
- The South-West Piara Waters Structure Plan
Endorsed by the Western Australian Planning Commission. The plan that covers your lot sets its density, lot layout and staging.
- West Piara Urban Precinct South - Lot 9009 Structure Plan
Endorsed by the Western Australian Planning Commission. The plan that covers your lot sets its density, lot layout and staging.
Source: catalogue.data.wa.gov.au/dataset/local-planning-schemes, read 2026-09-14.
Questions about building in Piara Waters
What does the R15/40 split code mean?
The higher density applies only where a qualifying condition in the scheme or structure plan is met; otherwise the lower one does. It is a condition, not a choice, and the difference is more than double the density.
What R-Code applies in Piara Waters?
Codes from R15 to R60 are mapped, including the R15/40 split code. The code at your lot sets the minimum and average lot size, the setbacks and the open space requirement.
Which structure plan covers my lot?
Six apply across the suburb, including the Cy O’Connor Village structure plan and the Southern River/Forrestdale/Brookdale/Wungong district plan. Your builder should be able to name the one governing your lot.
Is Piara Waters bushfire-prone?
Part of the suburb is inside a designated Bush Fire Prone Area, mapped in six places. A block inside one needs a Bushfire Attack Level assessment, and the rating drives materials and cost.
Can I build two dwellings on my Piara Waters lot?
It depends on the R-Code at the address and, where a split code applies, on whether the qualifying condition is met. Settle that before paying for a design that assumes the higher density.