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Land and zoning
Agribusiness land uses - What can you build?
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Agribusiness is a broad business and commercial zone with industrial uses and many other uses
Agribusiness is employment zoned land permitting an extensive range of uses on the land that is not commonly seen in traditional employment zones. The zone allows for both a mix of usual business / commercial uses combined with traditional industrial uses, with these uses supporting and leveraging off the new locality on the western edge of the airport.
Some of the higher valued uses permitted on the lands on the western boundary of the airport include:• Business premises • Car parks• Educational establishments (such as schools, universities)• Food and drink premises (such as restaurants, cafes and pubs)• Freight transport facility (freight and logistics, integrated logistics)• General industry (industrial buildings) • Health services facility (such as hospitals, medical centres)• High technology industry (such as data centres, pharmaceutical, nutraceutical, medical, sustainable energy, computer software and hardware)• Industrial retail outlets• Light industry (industrial buildings including high technology industries)• Office premises (such as office buildings and headquarters)• Shops• Transport depots• Warehouse and distribution centres (such as large warehouse and shed buildings).
The Agribusiness zone also permits many more uses that could be undertaken including:• Agricultural produce industry (such as food production plants & industry)• Emergency services facility• Electricity generating works• Entertainment facility (such as cinemas, halls and theatres)• Function centre (such as events and convention centres)• Garden centres• Hardware and building supplies• Highway service centres• Industrial training facility• Kiosks • Landscaping material supplies • Markets • Public administration buildings • Rural supplies• Rural industry • Service station• Truck depot There are many other land uses that also apply for this employment zone land. Contact us if you would like more information on the permissible uses that can be undertaken on these lands.
The Agribusiness zone also permits many more uses that could be undertaken including:• Agricultural produce industry (such as food production plants & industry)• Emergency services facility• Electricity generating works• Entertainment facility (such as cinemas, halls and theatres)• Function centre (such as events and convention centres)• Garden centres• Hardware and building supplies• Highway service centres• Industrial training facility• Kiosks • Landscaping material supplies • Markets • Public administration buildings • Rural supplies• Rural industry • Service station• Truck depot There are many other land uses that also apply for this employment zone land. Contact us if you would like more information on the permissible uses that can be undertaken on these lands.
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location and the Precinct plan
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The aerotropolis precinct plan
The Aerotropolis Precinct Plan sets out the finer grain detail to support the land use zonings and other provisions under the Aerotropolis SEPP. The Precinct Plan was finalised by the NSW Department of Planning & Environment on the 24 March 2022 and now enables development to commence in the initial precincts of the Aerotropolis.
The landholdings on the western edge of the airport are within the Agribusiness Precinct and are the first areas for development within the Aerotropolis. The landholdings also have some of the best land attributes for development within the whole Aerotropolis, including unmatched transport, servicing, location and stakeholder land ownership.
The location of these lands needs to be importantly highlighted, as the lands are some of the closest lands available for development to the airport. Other areas surrounding this site will also be developed at later stages, but these lands will always be closer to the airport and will always be central to what will be part of a much larger future developed employment area of the Western Parkland City/Aerotropolis.
The land uses and location of the site under the Precinct Plan is shown on the above diagram.
Contact us if you would like more information on the landholdings potential for development.
Master planning and controls
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Master Planning Potential of lands
The Aerotropolis SEPP has unique provisions for the master planning of localities. Master planning of a larger site could, for example, obtain additional land uses, objectives and development standards.
Master planning with common landholder input can result in a simpler development approval pathway for landholdings. It can also unlock the potential of complying development pathway approvals for all works on lands.
Master Plan Guidelines have also been recently released by the NSW Department of Planning & Environment and provide for a better understanding of this process and pathway for development in the Aerotropolis. A number of these master plans have already recently been lodged and can be viewed on the NSW Planning Portal.
Contact us if you would like more information on the potential for master planning and landholder liaison on this process that could be undertaken on these lands.
Building Heights - 24m
The landholdings on the western edge of the airport benefit from a 24m maximum building height. The 24m building height is much higher than many existing employment zones in Sydney and could allow for buildings of about 6 to 8 storeys in height above ground (such as office premises).
Being located on the western side of the runway, this height is also generally not affected by the other building height restrictor, being the Obstacle Limitations Surface (OLS) heights under the Aerotropolis SEPP (the lands are not at the two ends of the runway where building heights will be limited).
Landholders on the western edge of the airport in working with the NSW Department of Planning & Environment during planning for the Aerotropolis, have enabled an increase in building heights to 24m for the locality to now match other employment precincts within the Aerotropolis.
minimal Aircraft Noise and ANEC contours
The landholdings on the western edge of the airport are the closest lands to the airport runway that are fully noise free. Only the landholdings directly adjacent to the airport runway are affected by higher noise contours, while others are free of noise restrictions (as they are on the side of the runway, and not under landing and take off flight paths).
Some of these landholdings are comparable with residential zoned areas of the Aerotropolis for having no noise affectation, and are clearly indentified as the closest employment lands to the airport that have no noise restrictions or affectation.
Some permissible land uses that are sensitive to noise and restricted by the Aerotropolis SEPP (such as educational establishments, health services facility or places of public worship) are therefore also allowed on much of these landholdings at a close distance to the airport runway as they are noise free.
Flight path information was also released in June 2023. The on-line community portal for accessing flight path information can also now be viewed for an individual property.
Flood Free lands
Flooding and flood affectation is a common problem affecting development in Western Sydney. The landholdings on the western edge of the airport are however identified as being fully flood free land above the 1% AEP flood level as shown on the flood planning maps in the Aerotropolis SEPP (as shown in diagram above).
Land is therefore not hindered by flood planning levels for development as compared to many other lands within the Aerotropolis.
The lands also drain into the Cosgrove Creek / South Creek catchment for ease of stormwater disposal and servicing of these lands, as compared to other Agribusiness lands which drain to the Nepean River catchment.
State significant development
The State Signficant Development application pathway would be utilised for most larger development applications within this locality.
A recent State Significant Development application has been lodged on the subject lands.
Details of this application as lodged by the Western Sydney Airport Business Park include the following in summary:
- 9 large warehouse and office buildings with a total floor area of all buildings of 275,580 sqm.
- A Capital Investment Value of $450 million.
- Employment consisting of 2050 jobs during final operation and use.
- Warehouse and office building height up to 14.6m (24m is maximum allowable).
- Largest warehouse has a ground floor area of 35,585 sqm (8.86 acres in size)!
The proposed use of this development is for warehousing and distribution with ancillary offices to support the Integrated Logisitics Hub Airfreight Interface and the Agribusiness Precinct.
Local development application
Where a development does not meet the State Significant Development threshold requirements, a Local development application pathway can also be undertaken.
A recent example of a Local development application has been lodged on the subject lands with Liverpool City Council.
Details of this application as lodged by the Blacktown Workers Club Ltd include the following in summary:
- The construction of a Service Centre comprising of a 24 hour service station, convenience store and car wash.
- Three separate buildings for a number of food and drink premises / establishments (fast food tenancies).
- A Capital Investment Value of $14.4 million.
- To be located on the site of the Workers Hubertus Club.
The proposed development showcases other types of uses that are permissible within the Agribusiness Precinct.
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Do you need more information on land uses and zoning?
Contact us through the email below for further details.