Four projects hold approvals or sit in assessment inside the Badgerys Creek Precinct. One of them carries an expected end value of $1.9 billion on its own.
The precinct wraps the eastern side of Western Sydney International Airport. Planning documents rule out housing here, so every project on the list is employment floor space.
Written by Daniel Whitfield, founder of Australia Develops, who has personally bought, subdivided, and built property across Australia.
Badgerys Creek Precinct 2026 — The Pipeline
Two large industrial estates dominate the precinct, and a substation and the airport’s own business park sit alongside them. Four is a small number for a precinct this size, and the reason sits in the zoning.
| Site | Developer | Scale | Status |
|---|---|---|---|
| 1669–1723 Elizabeth Drive | Mirvac and Australian Retirement Trust | 244 ha, $1.9 billion end value | Approved 4 February 2026 |
| 85 Martin Road | ESR Australia | 17 ha, 90,000 m², $170 million | More information required |
| Badgerys Creek Zone Substation | Endeavour Energy | Inside the Mirvac estate | REF approved November 2024 |
| 2160 Elizabeth Drive | Western Sydney Airport | Airport business park | Environmental assessment |
The department wrote this precinct to support airport operations. It sits between Bradfield City Centre to the south and the Northern Gateway to the north-west.
Planning documents target 9,000 to 11,000 jobs here. That figure sits well below the 50,000 to 60,000 the department wants in the Aerotropolis Core, and the gap is deliberate.
Aircraft noise decides it. The precinct lies under the flight paths, so the plan excludes noise-sensitive uses and fills the land with freight, technology and advanced manufacturing instead.
Cargo flights began landing at Western Sydney International Airport in July 2026, and passenger services follow from October 2026. Every warehouse here is built against that traffic.
Where the Projects Sit
Schematic layout — relative positions only, not to scale.
Google Maps shows the streets but not the planning boundaries. For the controls applying to any individual parcel, the NSW Planning Spatial Viewer is the authoritative source.
PROJECT 1 — 244 Hectares and $1.9 Billion at 1669–1723 Elizabeth Drive
STATUS: APPROVED 4 FEBRUARY 2026 — SSD-19618251
Mirvac calls the estate SEED, and the planning file calls it the Elizabeth Enterprise Precinct. Both names describe the same 244 hectares at 1669–1723 Elizabeth Drive.
The Executive Director approved SSD-19618251 on 4 February 2026. It became the first industrial precinct in the Aerotropolis approved under the State Significant Development pathway.
Mirvac signed an agreement in August 2018 to acquire the land. It settled Stage 2, covering 76 hectares, in April 2021, then Stage 1, covering 56 hectares, in August 2021.
Australian Retirement Trust bought 49 per cent of Stage 1 in June 2025. Mirvac holds the other 51 per cent and owns Stage 2 outright.
Mirvac books the expected development value on completion at about $1.9 billion, against a $147 million balance sheet value at 31 December 2024. It targets completion from FY28 onward.
What the Consent Actually Covers
Read the consent carefully, because the numbers differ from the coverage. The concept approval covers seven warehouse buildings and an internal road network, while Stage 1 covers bulk earthworks, roads and only two buildings.
Trade reporting describes 139,855 square metres across seven warehouses ranging from 4,130 to 41,640 square metres, with 24-hour operation permitted. Treat that as the concept figure rather than the first stage.
Mirvac and Australian Retirement Trust broke ground in July 2026, and the first warehouse targets completion in mid-2027. A modification, EEP MOD 1, sits in assessment and would amend the concept and Stage 1A.
The estate sits about 800 metres from the airport and roughly eight kilometres from the M7. The design targets a 5-Star Green Star rating, rooftop solar, recycled water and electric vehicle charging.
PROJECT 2 — $170 Million and Three Warehouses at 85 Martin Road
STATUS: MORE INFORMATION REQUIRED — SSD-74191717
ESR Australia bought 17 hectares at 85 Martin Road for $70 million in September 2023, in a sale handled by Colliers. A bamboo plantation and farm dams occupied the site.
The company lodged SSD-74191717 for a $170 million estate ESR calls the Badgerys Creek Industry Park. Two stages would deliver four buildings and about 90,000 square metres of floor space.
Stage 1 covers demolition, bulk earthworks and three warehouses with 61,404 square metres of gross leasable area. The department exhibited the application from 10 June to 7 July 2025.
The register now shows the status as more information required. The file already holds 52 environmental impact statement documents, 24 response-to-submissions documents, 17 pieces of agency advice and five additional information packages.
That volume tells its own story. A straightforward warehouse application does not generate 24 rounds of response, and the assessment sits inside the Liverpool City local government area.
PROJECT 3 — The Zone Substation the Estate Had to Build First
STATUS: REVIEW OF ENVIRONMENTAL FACTORS APPROVED NOVEMBER 2024
Endeavour Energy is delivering the Badgerys Creek Zone Substation inside the Elizabeth Enterprise Precinct. EMM Consulting prepared the review of environmental factors.
Endeavour published the first version in October 2023 and approved the final version in November 2024. A substation of this class proceeds under a review of environmental factors rather than a development application.
That pathway keeps it off the Major Projects register, which is why it rarely appears in coverage of the precinct. It still governs the timetable.
Warehouses on this scale cannot operate without local network capacity. Electrical supply, not planning consent, often sets the real delivery date for an industrial estate.
PROJECT 4 — The Airport’s Own Business Park at 2160 Elizabeth Drive
STATUS: ENVIRONMENTAL ASSESSMENT — RECORD IS THIN
Western Sydney Airport is planning a business park at 2160 Elizabeth Drive. It forms part of the airport plan rather than a separate private estate.
The airport took the business park into environmental assessment while construction continued on the terminal, runway and landside works. Reporting on it dates from 2023 and little has followed.
This entry belongs on the list because the land is committed, not because the detail is rich. Anyone tracking it should watch the airport’s own publications rather than the state register.
The 6,500 Hectares Rezoned in One Decision
Land in this precinct gained its industrial rights in a single decision. The Aerotropolis rezoning formed the fifth tranche of the NSW Planning System Acceleration Program, with a determination deadline of 11 September 2020.
That one decision rezoned about 6,500 hectares across five precincts at once. Aerotropolis Core, Northern Gateway, Wianamatta–South Creek, Badgerys Creek and Agribusiness all took their zoning from it.
The sequence explains the timing of the private money. Mirvac agreed to acquire this estate in August 2018, two years before any industrial zoning existed over the land.
The Site That Sits Under Older Controls
One nearby site does sit outside that decision. Penrith council rezoned Sydney Science Park’s 287 hectares at 565–609 Luddenham Road in 2016, four years before the Aerotropolis framework existed.
The practical lesson matters for anyone buying here. Sitting inside the Aerotropolis boundary does not guarantee the Aerotropolis controls govern the block, and the map will not tell you which instrument does.
Check the instrument, not the boundary. The Spatial Viewer reports the zone and the controls that actually apply, whatever the precinct plan says around it.
The Precinct That Cannot Have Housing
The department states the position plainly. Aircraft noise affects this precinct, so the plan excludes noise-sensitive land uses such as residential development.
No dwelling target exists here as a result. The 9,000 to 11,000 jobs figure carries the whole of the precinct’s planned population, and nothing else sits beside it.
Set that against the neighbours and the contrast sharpens. Bradfield City Centre carries 10,000 homes, and the Northern Gateway carries a 3,400-home target with no lodged application behind it.
For a buyer the consequence runs one way. Land here will not rezone to residential while the airport operates, so its value tracks freight demand rather than population growth.
The same logic produced an unusual land use mix. The plan integrates existing resource recovery industries and new circular economy hubs rather than clearing them out.
What the Badgerys Creek Precinct Plan Directs
| Use | Direction of the precinct plan | Where it shows |
|---|---|---|
| Warehouse and distribution | Central to the precinct intent | Every approval granted so far |
| Advanced manufacturing and technology | Named as the higher-order target | The stated shift from lower-density uses |
| Freight and logistics support | Directly serves airport operations | SEED and the ESR estate |
| Resource recovery and circular economy | Existing operations integrated, not removed | Written into the precinct description |
| Residential | Excluded | Aircraft noise |
| Other noise-sensitive uses | Excluded on the same grounds | Aircraft noise |
Treat that table as direction rather than permission. Zoning decides what any single parcel allows, and the Spatial Viewer reports the zone, height and floor space ratio for the block itself.
The Infrastructure Behind the Badgerys Creek Precinct
Elizabeth Drive carries the precinct. Mirvac cites roughly $800 million of planned upgrades to it, and every estate here fronts or feeds that road.
The M12 motorway links the precinct to the M7 about eight kilometres away. The Metro line serves Bradfield to the south rather than this precinct directly.
The Badgerys Creek Zone Substation supplies the electrical capacity. Its approval in November 2024 preceded the estate consent by more than a year, which is the usual order.
East of the precinct the land falls into the Wianamatta–South Creek corridor. The department exhibited a draft flooding policy for that corridor from 21 July to 29 August 2025 and continues to finalise it.
That policy governs what development can do to flood behaviour downstream. It will shape earthworks and detention on the eastern edge of this precinct, and the Mamre Road stormwater dispute shows how much such rules can cost.
What Has Not Been Confirmed
Five things here carry a date and a decision maker. Five others do not, and a buyer should keep the two lists apart.
The ESR application matters most among the unsettled items. A file carrying 24 response-to-submissions documents and a request for more information is not a formality.
Mirvac’s modification also remains open. EEP MOD 1 would amend both the concept and Stage 1A, so the seven-warehouse layout is not yet fixed.
Two floor areas circulate for the first stage. The consent describes two buildings, while trade coverage reports 139,855 square metres across seven, and the consent governs.
Project Status and Delivery Timing
| Project | Scale | Value | Stage | Decided by |
|---|---|---|---|---|
| SEED, Elizabeth Enterprise Precinct | 244 ha, seven warehouses in concept | $1.9 billion end value | Approved 4 February 2026 | Executive Director |
| EEP MOD 1 | Concept and Stage 1A amendments | Not published | In assessment | Department of Planning |
| Badgerys Creek Industry Park | 17 ha, four buildings, 90,000 m² | $170 million | More information required | Department of Planning |
| Badgerys Creek Zone Substation | Inside the Mirvac estate | Not published | Review approved November 2024 | Endeavour Energy |
| Airport business park | 2160 Elizabeth Drive | Not published | Environmental assessment | Western Sydney Airport |
Summary
Four projects is a short list for 2026, and the zoning explains it. A precinct that cannot take housing attracts fewer proposals, and the ones it does attract are large.
Two estates carry almost all of it. Mirvac and Australian Retirement Trust hold 244 hectares with consent, and ESR holds 17 hectares still waiting on the department.
The finding worth carrying away sits in the dates. Mirvac committed to this land in August 2018, two years before the rezoning that gave it any industrial value.
Anyone buying near these precincts should check which instrument governs the block rather than assuming the Aerotropolis controls apply. The map and the rules do not always match.
Where is the Badgerys Creek Precinct?
The Badgerys Creek Precinct sits on the eastern side of Western Sydney International Airport, between Bradfield City Centre to the south and the Northern Gateway precinct to the north-west.
Can you build houses in the Badgerys Creek Precinct?
No. The department excludes residential and other noise-sensitive uses because aircraft noise affects the precinct. Planning documents set a jobs target instead, at 9,000 to 11,000.
What is SEED at Badgerys Creek?
SEED, also called the Elizabeth Enterprise Precinct, is Mirvac and Australian Retirement Trust’s 244-hectare industrial estate at 1669–1723 Elizabeth Drive. The state approved it on 4 February 2026.
Has the ESR Badgerys Creek Industry Park been approved?
Not yet. The register lists SSD-74191717 as requiring more information, after exhibition from 10 June to 7 July 2025 and 24 rounds of response to submissions.
This article is general information only and is not financial, legal or planning advice. See the Disclaimer for details.
