Christian Finianos
Commercial Property Researcher
Marcus Tole
Commercial Property Analyst
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Orchard Hills Stage 1 Is on Exhibition. Here’s What You Need to Know.
The NSW Government has put the revised Orchard Hills Stage 1 rezoning proposal on public exhibition. It closes 1 May 2026. If you own land in the precinct, or are watching this area, now is the time to understand what’s actually being proposed.
Here’s the full picture.
What is Orchard Hills Stage 1?
Orchard Hills Precinct is a 1,315-hectare precinct in the Penrith LGA, approximately 10km from Penrith CBD and 45km from Sydney. For years it sat in strategic limbo, semi-rural land identified for future investigation but not actioned.
That’s changing.
Stage 1 covers approximately 155 hectares in the eastern portion of the precinct, south of the M4 Motorway. It’s centred around the future Orchard Hills Metro Station on the Sydney Metro – Western Sydney Airport line. The rezoning is being pursued now because the infrastructure is being built. The Metro changes the equation entirely.
What changed from the 2024 exhibition?
This is a revised proposal. The original 2024 version was broader. Based on feedback received, the government has pulled it back in several ways:
- The Stage 1 area has been reduced.
- The Vines estate has been removed from Stage 1.
- Higher density residential areas have been scaled back. The western edge now includes R2 Low Density and R5 Large Lot Residential instead.
What’s increased: industrial land. The E3 Productivity Support zone has grown to approximately 16.8 hectares along the M4 corridor, a direct response to demand signals for industrial and urban services floorspace in Western Sydney. That’s worth noting.
The numbers
Stage 1 is planned to deliver approximately 5,700 dwellings and accommodate around 12,350 residents. Across the full precinct, the long-term capacity is up to 19,300 dwellings and 54,000 residents, roughly 24% of the current Penrith LGA population.
Building heights range from 2 to 25 storeys, concentrated near the Metro Station with density stepping down toward the precinct edges.
The town centre precinct around the Metro Station will include retail, commercial, community uses and entertainment. There’s also a minimum 2,400sqm multi-purpose community hub planned.
The zoning framework
The draft zoning covers the full mix:
- Residential: R2, R3, R4 and R5.
- Employment and mixed use: E3 Productivity Support, MU1 Mixed Use and E1 Local Centre.
- Open space and environment: RE1 and C2.
The land use transition follows a logical gradient, highest density within the station catchment, tapering to low density and large lot residential at the edges.
What it means for landowners
If you own land inside the Stage 1 boundary, this rezoning will directly affect what can be built on your site. The draft controls establish height limits, FSR and zoning that will govern development for years.
The exhibition period is the window to engage. Submissions inform the finalisation of the proposal. If you have concerns about a boundary, a height limit or how your land has been zoned, this is the time to raise them, not after the rezoning is gazetted.
An outcome is expected in 2026.
What it means for developers and investors
Orchard Hills is one of the few remaining large-scale greenfield opportunities in Greater Sydney with confirmed major transport infrastructure attached to it. The Metro is being built. The airport is being built. The question is sequencing, when does the rezoning land, when does infrastructure get delivered, and what are the staging requirements.
The increase in E3 industrial land is worth watching separately. Strong demand for Western Sydney industrial continues. A 16.8-hectare employment zone inside a new urban precinct, adjacent to the M4 and within reach of the airport, is a meaningful allocation.
The submission deadline
Public exhibition closes 5pm Friday 1 May 2026.
Submissions can be made through the NSW Planning Portal. The proposal includes the draft Structure Plan, Land Zoning Map, Development Control Plan and supporting technical studies, all publicly available.
Download the full briefing
We’ve put together a detailed overview of the Orchard Hills Stage 1 proposal, covering the strategic context, revised proposal, dwelling capacity, zoning framework, built form and key dates.