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Information for developers
We are responsible for the Western Sydney Aerotropolis initial precincts' major stormwater infrastructure. This integrated water system will be the largest stormwater harvesting scheme in Australia. Information on this page will help developers applying for development applications and Section 73 Compliance Certificates within the Aerotropolis initial precincts.
Innovative approach to managing stormwater
To support liveable cities and healthy, resilient communities as Western Sydney grows, the NSW Government introduced new waterway health targets for the Wianamatta–South Creek catchment. To achieve these environmental, social and economic objectives, we must take a new approach to planning growth. We need to integrate water management early and protect sensitive waterways to prevent degradation, erosion and pollution as development occurs.
We have a once-in-a-generation opportunity to rethink how we deliver essential water infrastructure and services, integrating them with the natural landscape to create more sustainable, resilient and liveable places.
Our responsibility
In 2022, the NSW Government appointed us as the Regional Stormwater Authority for the Western Sydney Aerotropolis Initial Precincts: Mamre Road, Bradfield, Badgerys Creek, Northern Gateway and Agribusiness. We're responsible for delivering, managing and maintaining the regional stormwater network, along with drinking water, wastewater and recycled water networks, on behalf of the government.
We're managing the Aerotropolis Initial Precincts' drainage networks in partnership with Penrith City and Liverpool City councils, who will manage the non-trunk drainage stormwater network within the roads and streets.
Stormwater Infrastructure Contribution Bond
Stormwater infrastructure requires significant investment. We will deliver investment gradually over the next 30 years in alignment with the predicted completion of the precincts. This will minimise and manage the impacts of development on the environment in the Aerotropolis as it occurs.
The Mamre Road Precinct Integrated Stormwater Development Servicing Plan (DSP) was approved by IPART in May 2025*.
The Integrated Scheme for the remaining Aerotropolis Initial Precincts was finalised in March 2026 and is tracking towards DSP registration in Q3 2026 with the Independent Pricing and Regulatory Tribunal (IPART). However, to support development before registration, we have adopted a Stormwater Infrastructure Contribution Bond for the Aerotropolis initial precincts: Bradfield, Badgerys Creek, Northern Gateway and Agribusiness.
* Mamre Road Stormwater Scheme Development Servicing Plan (DSP) was approved by IPART in May 2025.
Financial security for developers
The bonding amount acts as financial security. It ensures that all developments across the Aerotropolis initial precincts contributes to the cost of providing stormwater services. It also allows us to progress Section 73 compliance certificates for developments proceeding before registered DSPs are in place.
A bonding rate of $1.043 million per developable hectare ($FY26) has been set based on efficiencies and learnings from IPART's review of the Mamre Road Precinct scheme. It is 40% less than initial estimates and will increase each year in line with CPI.
Following exhibition of a draft DSP for the Aerotropolis precincts in 2026, a final DSP documenting the charges will be registered with IPART. Once a DSP is registered, the infrastructure bond will no longer be applicable.
Once a DSP is registered with IPART, Sydney Water can enter into commercial agreements with development proponents for the funding of developer-delivered stormwater infrastructure. Any expenditure by a developer or landowner on regional stormwater infrastructure prior to the registration of the DSP remains at their own risk.
Please engage with us early
Our approach to stormwater infrastructure contribution bonding reflects our commitment to delivering efficient and timely investment in the Aerotropolis precincts to support urban development. If you're planning developments in the Aerotropolis initial precincts, please download the finalised Integrated Stormwater Scheme Plan and engage with us as soon as possible. Proposed development should integrate with the published Integrated Stormwater Scheme to minimise costs and expediate approval timeframes.
Call 13 20 92 8am–5:30pm Monday to Friday (except public holidays) and ask for the City, Growth & Development team or email aerostormwater@sydneywater.com.au.
Design of stormwater works
If you're constructing works that we require, your design needs to be certified before you can start work. All design work should be consistent with the draft Stormwater scheme infrastructure design guideline: Western Sydney and its appendices:
Key documents
The following documents help guide the development process.
Document | What it's about |
|---|---|
This fact sheet provides guidance on planning approval pathways for the delivery of regional stormwater infrastructure (RSI) on behalf of Sydney Water. | |
| Stormwater scheme serviced area (3 MB) | This document provides an explanation of the Stormwater Scheme Serviced Area (SSA), including guiding principles and how it is applied within the Mamre Road and Aerotropolis Initial Precincts. |
| Stormwater developer works policy (274 KB) | This Policy applies to the Mamre Road and Aerotropolis initial precincts and prepared in consultation with industry and government stakeholders. Stipulates how developers will be reimbursed for design and construction of regional stormwater infrastructure on our behalf in these precincts. This includes Attachment A which defines infrastructure works for reimbursement. |
| Mamre Road and Aerotropolis integrated stormwater and recycled water: Net Developable Area fact sheet (640 KB) | Guidance on the calculation of Net Developable Area (NDA). Applies to development proposals in the Mamre Road and Aerotropolis initial precincts. |
Finalised plans for developers
We'll list the area's Integrated Stormwater Schemes for developers here as they're finalised. The finalised schemes are updated periodically to reflect development in the scheme areas.
Document
|
What it's about
|
|---|---|
Aerotropolis Initial Precincts Integrated Stormwater Scheme plan | Shows the regional stormwater and recycled water infrastructure required to service the Aerotropolis initial precincts (March 2026). |
| Shapefiles for the Aerotropolis Initial Precincts stormwater scheme plan assets. Includes catchments, critical levels, areas, volumes etc. Additional scheme data can be obtained through a feasibility application. |
Shows the recycled water infrastructure required to service the Aerotropolis Initial Precincts as part of the integrated regional scheme (March 2026). | |
Mamre Road Precinct integrated stormwater scheme plan update (792 KB) | View the Mamre Road Precinct integrated stormwater scheme plan update report (May 2025). |
Shows the regional stormwater and recycled water infrastructure required to service the Mamre Road Precinct, which we will manage. | |
Shapefiles for the integrated stormwater scheme assets for the Mamre Road Precinct (May 2025). Additional scheme data can be obtained through a Feasibility application. Email westernsydney@sydneywater.com.au |
*Once DSPs are registered with IPART for stormwater drainage areas we can enter into commercial agreements with developers and landowners for the funding of developer-delivered stormwater infrastructure. Any expenditure by a developer or landowner on stormwater infrastructure prior to finalisation DSPs. Sydney Water is unable to take ownership of, nor reimburse costs associated with, stormwater infrastructure or servicing.