MRS Text Explained

The MRS applies to all land in the Metropolitan region, stretching from Two Rocks in the north to Singleton in the south, except for:

• the Swan Valley, which is governed by the Swan Valley Planning Act 2020 and has its own Swan Valley Planning Scheme No. 1; and
  • areas where there is a Planning Control Area or a redevelopment scheme in place and development is assessed and determined in accordance with the provisions of the Planning and Development Act 2005 (PD Act).

To view the Region Scheme map data, visit the planning data on PlanWA

Additional provisions

Additional provisions clarify the purposes and aims of the MRS and is consistent with the Peel and Greater Bunbury Region Schemes.

The aims explain the MRS intends to achieve various forms of sustainable development, while having regard for social, economic, and environmental significance.

Region and local planning schemes are complementary but address different aspects. Region planning schemes focus on State and regionally important and broader strategic matters, while local schemes focus on more detailed local issues.

Section 124 of the PD Act states that if a region planning scheme is inconsistent with a local planning scheme, the region planning scheme prevails.

Division 1 — Region planning scheme policies

There are currently no Metropolitan Region Scheme (MRS) Region planning scheme policies. These will be prepared and introduced by the Western Australian Planning Commission (WAPC) as, and when required.

Region planning scheme policies are specific to a scheme area or matter unlike State Planning Policies, which apply State-wide and may relate to matters that are broader than region planning schemes.

Region planning scheme policies are used for strategic decisions, such as development approvals, scheme amendments, and are tailored to regional needs. The policies do not have the force of law and do not prevail over local planning schemes. Like local planning policies, they are ancillary to the scheme and serve as guides for decision-making where relevant.

The WAPC has broad powers under the Planning and Development Act 2005 (PD Act) to make planning policies, however, specific provisions in the MRS help clarify the application and subject matter of these policies, ensuring they are distinct from local or state-wide issues.

Under the MRS the WAPC must have due regard to a region planning scheme policy where it is relevant to the application being considered.

Region planning scheme policies do not injuriously affect land as they do not prohibit development on zoned or reserve land.

Preparing and amending a region planning scheme policy

Preparing and amending policies will involve consultation with relevant local governments and State agencies, and the opportunity for the public to make submissions during a minimum 28-day advertising period.

Reviewing or revoking a Region Planning Scheme Policy does not require consultation according to legislation, however, the WAPC may consult with local governments and State agencies. As part of a review, public feedback may also be invited where appropriate.

A 21-day notice period is provided before revoking a Region Planning Scheme Policy takes effect.

Division 2 — District Structure Plans (DSPs)

DSPs provide a comprehensive framework for the strategic coordination of land and infrastructure to support the intended future development of a locality where there might be multiple owners and/or complex issues with regional implications.

DSPs enable further detailed planning to be undertaken for land identified in higher order strategic land use and infrastructure plans, such as the Perth and Peel @ 3.5 million suite of sub-regional planning frameworks. This may include regional road network, infrastructure, employment, housing, recreation, education and community infrastructure.

The Peel and Greater Bunbury Region Schemes will be reviewed and amended in the future to include DSP provisions, following the amendment processes outlined in the PD Act and related regulations.

The DSP provisions provide the WAPC with an explicit head of power to prepare, advertise, approve and revoke DSPs ensuring there is a consistent approach across the region scheme area. The WAPC is responsible for determining if a DSP is needed and provides strategic direction to ensure the DSP aligns with State Government priorities.

DSPs are WAPC documents, however, it may invite third parties, such as landowners or their agents/consultants or local government, to develop documentation that may be adopted by the WAPC.

The procedure for preparing or amending a DSP will involve consultation with relevant local governments, state agencies, and affected parties.

The DSP amendment will take affect once it is published on the WAPC’s website.

The MRS requires the operation and effectiveness of a DSP to be reviewed every 10 years to ensure they remain relevant and consistent with the State Planning Framework. The Plans can be revoked if they have been fully implemented and are no longer required, or if they become unfit for purpose. If the WAPC resolves to revoke a DSP, a 21-day notice period is provided before revocation takes effect, allowing decision-makers to adjust their processes.

The introduction of description and purposes for reserved and zoned land provides clarity and guidance for Local Planning Strategies and Schemes, which are required to be consistent with the Region Scheme.

Reserved Lands

Reserves include regional open space, roads, railways, port installations, waterways, water catchments, state forests, civic and cultural, and public purposes.

Public purpose reservations include hospitals, high schools, and infrastructure.

Region Scheme reservations are applied to Local Planning Scheme maps, replacing local scheme zones or reservations.

The requirement for region scheme development approval ensures that development on these reserves is assessed as local scheme provisions do not apply.

Zones

The MRS zones land in the metropolitan area at a high level to provide a broad general blueprint, primarily to classify land for either urban, industrial or rural purposes.

Local planning schemes provide more detail, for instance further dividing an area zoned urban into residential, commercial or mixed-use zones.

Provisions for Industrial Deferred Zone have been added as a new zone. 

Special Control Area (SCA)

A SCA is a designated area where additional planning considerations are applied due to specific characteristics or sensitivities and apply in addition to existing zones or reservation.

SCAs can span across different zones and/or reserves and local government districts. SCAs may impose requirements for development approval that would otherwise be exempt, necessitate extra consultation and considerations during the approval process, and result in specific conditions being imposed on developments. Provisions may prohibit certain uses.

Currently no SCAs are proposed, however, the Metropolitan Region Scheme (MRS) provision ensures this mechanism is available at the region scheme level.

What is the difference between SCAs and Planning Control Area (PCAs)?

PCAs are interim reserves implemented under the Planning and Development Act 2005, with all development applications within them determined by the Western Australian Planning Commission (WAPC).

PCAs have a limited lifespan of five years and are generally established to facilitate future region scheme reservations whereas SCAs are introduced under a region scheme for areas needing additional control beyond the underlying zone or reservation.

Introducing an SCA would involve both a text and mapping amendment, with appropriate consultation and advertising as required by the Region Scheme Regulations.

Bush Forever Areas

There are no changes to Bush Forever areas as shown on the current MRS map.

For further information on bush forever for the Perth Metropolitan Region,  view the Bush Forever factsheet or State Planning Policy 2.8 - Bushland policy for the Perth Metropolitan Region.

Regional Infrastructure Plans are intended to provide for coordinated infrastructure planning across local government areas, at a regional level, including major roads, power stations, water and sewer infrastructure. The ability to coordinate infrastructure planning can help facilitate land release and housing development.

Much like a Special Control Area, a Regional Infrastructure Plan applies in addition to the underlying zoning or reservation of the land. It does not itself change the zoning or reservation status of the land. Creation of a Regional Infrastructure Plan Area must be done through an amendment, and may impose additional development controls, including providing for contributions towards the infrastructure as a condition of development.

Development contributions are a long-established feature of the planning system, both in Western Australia and other jurisdictions.

Currently, there is no intention to create a Regional Infrastructure Plan Area, however, the Metropolitan Region Scheme (MRS)  includes a head of power to allow the Western Australian Planning Commission (WAPC) to initiate an amendment for their creation if needed in the future.

What is the difference between a Regional Infrastructure Plan and a District Structure Plan?

A District Structure Plan offers strategic guidance for future zonings across multiple owners or local government areas, while a Regional Infrastructure Plan focuses on state or regional infrastructure planning to support the district structure plan’s development. A Regional Infrastructure Plan does not deal with, but will inform, local infrastructure planning.

The provisions of a Regional Infrastructure Plan area are added to the MRS via a scheme amendment, having legal force, whereas a District Structure Plan requires due regard and does not have the force of law. Both operate at a regional or district level rather than a local level. 

Development approval on zoned land is not required, unless there is a notice endorsed by the Western Australian Planning Commission (WAPC) to state approval is required under clause 28.  The clause 28 Notice was approved by the WAPC on 22 January 2025

The requirements for a development approval generally relate to protecting State assets on reserved land, State or regional significance, or public works.

What does “State and regional significance” mean?

There is no prescribed definition of what a development of State and regional significance is, largely because the concept is meant to have a degree of flexibility, however, the concept is reasonably well understood by planning practitioners.

In general, State and regional significance can relate to social, economic and environmental importance of the development, including the:

• nature, scale and/or geographical area of influence;
• potential contribution to delivery of physical, community or other infrastructure and/or building sustainable communities;
• potential contribution to the economic well-being of the State or region such as facilitating local employment opportunities;
• potential contribution to the strategic direction or strategic outcomes identified in relevant State policies, plans or strategies including industry development initiatives or regional or sub-regional strategies; and
• potential to make an important contribution for the State or region to promote sustainable use and development of land and the general principles of the State Planning Framework.

Public works are exempt from local planning scheme approval but not from region planning scheme approvals.

Reserved land

The provisions for development on reserved land are also improved and contained within the text.

The requirements for approval generally relate to development, which is not in accordance with the purpose for which land is reserved.  

Development on reserved land that is on the State or local heritage registers will be protected by the requirements of a region scheme application.

Exemptions 

Under the MRS:

• Clause 29(1)(g) - the WAPC can declare other types of development on reserved land exempt from approval; and
• where the WAPC has endorsed a management plan in relation to works on reserved land, works done in accordance with that management plan do not require development approval.

Developments under the Swan and Canning Rivers Management Act

Developments wholly within the Swan Canning Development Control Area are governed entirely by the Swan and Canning Rivers Management Act 2006. The MRS does not apply and the WAPC will not determine the application.

Development partly within the Swan Canning Development Control Area or abutting the Swan Canning Development Control Area must be determined by the WAPC following consultation with the Swan River Trust.

The WAPC can delegate its power in respect of these developments, but its delegate must comply with the procedures in clause 45.

Development approval process changes:

• Only one form is needed for both local planning scheme and Metropolitan Region Scheme (MRS) applications.
• Clause 34 of the MRS deems local planning scheme applications as an MRS application (where one is required).
• Applicants can apply to amend or cancel development approvals.

There are no significant changes to the process of lodging and processing development applications. Development applications continue to be lodged with local governments.

Local governments and State government agencies have been delegated some decision-making powers under the MRS, as is currently the case.

In the case where there is no requirement for a development application under a local planning scheme, the approved MRS application form is to be used.

Submit your form online

Assessment

An assessment under a region planning scheme by the Western Australian Planning Commission WAPC (or delegate) is different from an assessment under a local planning scheme by local government.

Local government can make recommendations on all development applications under the MRS: clause 37(3).

The WAPC (or the delegate) must not determine an application until it has received recommendations from the local government, or the time for making recommendations has expired: clause 46(a).

An assessment under a region planning scheme should focus on broader issues of State or regional importance.

Exemptions, and any associated conditions or requirements, will differ depending on the nature of the emergency and what is required in terms of response and recovery.

The following examples are some of the exemptions used during the COVID-19 pandemic:

• Exemption from the requirement for development approval for certain works and uses.
• An extension to the time allowed for development to substantially commence.
• Exemptions from restrictions around loading or unloading times, to facilitate delivery of essential products.

Similar provisions already exist for local planning schemes and were effectively used during the COVID-19 state of emergency.

Including this power in the Metropolitan Region Scheme (MRS) ensures its provisions aligns with Local Planning Scheme regulations and remains flexible to respond to emergencies.

Administration

There is no substantive change to how or when compensation for injurious affection must be claimed.

Where an approval is required under the MRS but not under a local planning scheme, it is preferred that the development application is submitted using the MRS Form 1.  

If a Development Application has been determined before 31 March 2025, the right of review remains. The State Administrative Tribunal will decide the application according to the amended Metropolitan Regin Scheme (MRS).

Applications that are still being processed will be dealt with under clause 68 of the amended MRS, and approval under the current MRS is taken to be approval under the new MRS (clause 67). Owners can apply to amend approved developments under the MRS (clause 55).

Applications submitted under the previous MRS but not yet determined will be decided under the new MRS provisions.

The underlying planning assessment considerations remain unchanged, so the Western Australian Planning Commission’s (WAPC) determination is likely to be the same under both the old and new MRS texts.

Some development applications submitted under the old MRS, may not be legally necessary under the new MRS and these applications will continue to be processed unless withdrawn by the applicant.

Approval under the local planning scheme may still be required, so applicants should check with the relevant local government prior to withdrawing an application.

There are six District Structure Plans (DSP) in the MRS area as identified in clause 70. The current district structure plans will be automatically considered district structure plans under the new MRS. These plans meet the criteria of being prepared by, or with the approval of, the WAPC to guide development in strategically important areas.

The MRS also includes transitional provisions enabling DSPs currently under preparation to be recognised under the MRS.  These provisions are available for a 12-month period until 31 March 2026.