Custom home builder in Marmion

The scheme and the codes. Marmion is in the City of Joondalup under Local Planning Scheme No. 3, gazetted on 23 October 2018 and amended to Amendment 21 on 17 April 2026. The scheme has no special control areas (clause 36). Public mapping puts about 48.5% of the suburb's area in R20 and 4.7% in the R20/25 dual code; the rest is uncoded roads, foreshore and reserves.

The Verve Court lots. One corner carries scheme-specific rules. Amendment 14, gazetted on 24 November 2023, rezoned the land under the former Marmion Structure Plan to Residential R20, made Magpie Park an Environmental Conservation reserve and revoked the structure plan. In its place, Table 6 requirement 4 applies to five lots on Verve Court: a minimum 3 m setback to Cliff Street with no averaging, and a building that addresses both Cliff Street and Verve Court with habitable rooms and major openings.

What governs a single house. The City's February 2026 information sheet puts single houses at R40 and below under its Residential Development Local Planning Policy and the R-Codes Volume 1, Parts B and D, plus the Coastal policy and State Planning Policy 3.7 (bushfire) where relevant. The draft Residential Development policy asked for one street tree per 9 m of frontage and capped cut and fill in the front setback at 1 m; we have not seen the adopted wording. Confirm the adopted Residential Development LPP text with the City of Joondalup. No local storey limit for houses was found: height follows the R-Codes.

Limestone. State mapping puts Tamala Limestone under about 76.7% of the suburb and Spearwood sand over 18.8%. The State geology survey records the Tamala Limestone outcropping in the cliffs below the Marmion Angling and Aquatic Club, and the same rock runs under the house blocks. Expect limestone excavation on most lots; it drives footing design and the cost of any undercroft or pool, so we ask for a site classification before we draw.

The coast. The CHRMAP covering 17 km from Marmion to Burns Beach is "In Development": a 2023 draft went to consultation, Council resolved in December 2023 to prepare a new draft from 2025, and completion is targeted for 2027. The project plan names the area around the Marmion Angling and Aquatic Club as one of 55 erosion hotspot priority areas in Western Australia. The Coastal Local Planning Policy (December 2022) applies to privately owned land identified as subject to coastal hazard risk, and we have not seen hazard lines for Marmion lots. Check whether the lot is identified under the Coastal LPP with the City of Joondalup.

Bushfire. About 10.4% of the suburb's area is mapped Bush Fire Prone on the DFES map of 13 December 2025: the foreshore and its buffer. A block in it needs a Bushfire Attack Level assessment with the building permit, and development approval where the rating is BAL-40 or Flame Zone on a lot over 1,100 m2. Check the lot's bushfire designation on the DFES map or with the City of Joondalup.

Heritage. None. No State Register, Heritage List or 2024 Local Heritage Survey place falls in Marmion, so heritage does not enter the demolition or design decision here.

Demolition and knockdown rebuild. The townsite was gazetted in 1940 but stayed largely undeveloped until the late 1950s; the area west of Cliff Street was largely built by 1961 and the rest between 1973 and 1976. Schedule A clause 23 exempts demolition from development approval unless the place is heritage protected; a Building Act 2011 demolition permit is still required ($110 for a Class 1 or 10 building in 2025-26). The ABS recorded 26 new house approvals in the Sorrento - Marmion statistical area in the 12 months to August 2026, up from 19 the year before, worth $28.5 million; the area includes Sorrento.

Across Beach Road. Marmion's Beach Road boundary with Watermans Bay is also the boundary with the City of Stirling, whose own scheme and completed coastal hazard plan apply from there. Rules change. Confirm the current codes for your lot with the City of Joondalup or with us before you buy or design.