A reported Peppermint Grove subdivision proposal created two green-title lots of 374 m² and 385 m²—smaller than the 468 m² smallest existing R20-zoned lot cited in the report. It is a notable case, but it does not establish a new minimum lot size, a suburb-wide market trend or a measurable effect on property prices.
What was proposed at Johnston and Solomon streets?
In a report published on 22 February 2024, PerthNow said a property on the corner of Johnston and Solomon streets had approval for demolition and subdivision into two green-title lots measuring 374 m² and 385 m². The Shire reportedly identified 468 m² as the smallest existing R20-zoned lot in Peppermint Grove, making both proposed lots smaller than that comparison.
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The property included an original three-bedroom, one-bathroom rental house that was to be demolished. PerthNow reported that the property sold for $2.2 million in December before the article appeared. That is the reported price for one transaction, not a current valuation or suburb-wide market measure. PerthNow’s February 2024 report
What did the report say about the proposed homes?
The report said the council was recommended to approve two units—technically, a grouped dwelling—across the two new green-title lots. Detailed development plans had not been released at the time of publication, so the report did not establish the homes’ final design or construction outcome.
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Peppermint Grove planners were quoted as saying: “it would now be unreasonable to expect a developer to fully comply with shire planning policies or meet community design expectations on lots so small.” The report excerpt does not identify an individual speaker, so the remark should be attributed to the planners collectively.
A separate house two doors down was also slated for demolition, but planners recommended refusing that application at the time. A recommendation is not a final council decision. The available reporting does not confirm the later outcome of either application or whether construction was completed.
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Are 374 m² and 385 m² the smallest lots in Peppermint Grove?
They were the areas of the two proposed lots in this particular case, not a newly established minimum lot size for the suburb. The 468 m² figure was the smallest existing R20-zoned lot cited by the Shire in the February 2024 report. It is a comparison with an existing lot, not proof that every property can be subdivided into smaller lots.
Western Australia has broader guidance for housing on lots under 100 m², noting that such lots can support affordability, housing diversity and choice, and downsizing. That guidance does not directly describe the Johnston Street lots, which are 374 m² and 385 m². WA Planning Position Statement on Housing on Lots less than 100 m²
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Possibly, but this example alone does not establish a general right to subdivide. An application must be assessed against the applicable planning framework and the property’s circumstances. The Shire says Local Planning Scheme No. 4 sets local requirements for land use and development, while the Western Australian Residential Design Codes provide a basis for controlling residential development. Shire of Peppermint Grove local planning framework
The WA Planning Commission’s Operational Policy 2.2 guides residential subdivision assessment. It says subdivision policy should not be used to circumvent the R-coding of land and create density not intended under local planning frameworks. It also says nested and staged or successive subdivision proposals are not generally supported. WA Planning Commission Operational Policy 2.2
For a specific property, check its zoning and coding, relevant scheme provisions, and the actual subdivision and development decisions. The Johnston Street case is not a substitute for those property-specific checks.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Do small lots affect Peppermint Grove property prices?
The reported $2.2 million sale shows what one property reportedly sold for in December before the February 2024 article; it cannot establish a local price trend or show that smaller lots caused prices to rise or fall. The available evidence does not provide comparable sale prices, a Peppermint Grove price series, or a measured market effect. WA’s planning statistics collection covers residential lot activity and subdivision approvals, but its collection page does not provide Peppermint Grove price comparisons. WA planning statistics collection
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What to check when assessing another subdivision?
When comparing development possibilities, look beyond the proposed lot area. A practical assessment includes:
- Lot area and shape: confirm usable dimensions, not just the area in square metres.
- Zoning and coding: check the property’s applicable designation and local scheme provisions.
- Access and services: establish how each lot would be accessed and serviced.
- Trees and vegetation: identify any constraints relevant to the site and proposed works.
- Approval conditions: distinguish subdivision approval from development approval and review the conditions attached to each.
- Dwelling form: assess the proposed homes against the lot layout and applicable controls.
Those checks help frame the question; the available details about the Johnston and Solomon streets case are not sufficient to rank actual development options or establish what was ultimately built.
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