As at July 2011

DEVELOPMENT CONTROL PARAMETERS FOR RESIDENTIAL DEVELOPMENT

This handbook is subject to revision from time to time. Nothing herein shall be construed to exempt the person submitting an application or any plans from otherwise complying with the provisions of the Planning Act (Cap 232, I998 Ed) or any rules and/or guidelines made thereunder or any Act or rules and/or guidelines for the time being in force.

While every endeavour is made to ensure that the information provided is correct, the Competent Authority and the Urban Redevelopment Authority disclaim all liability for any damage or loss that may be caused as a result of any error or omission.

Important Note:

You are advised not to print any page from this handbook as it is constantly updated.

URBAN REDEVELOPMENT AUTHORITY

2 GENERAL CONSIDERATIONS

INTRODUCTION

1 Residential development in Singapore is controlled by plot ratio and building height at the macro level. At the micro level, there are guidelines on the housing type and form. Plot ratio and building height are subject to planning evaluation depending on the locality except for areas specially designated for landed housing development.

For the appropriate use of approved residential properties, please refer to web page at Change of Use guidelines.

INTENSITY

2 Before 1 Sept 1989, density was used to measure the intensity of residential development. It was expressed in terms of persons per hectare (ppha). With the revised development charge system based on gross floor area (GFA), the intensity of residential development is expressed in terms of Equivalent Plot Ratio (EPR). This is derived from the formula EPR = Density x 0.0056.

ALLOWABLE INTENSITY

3 The maximum allowable intensity of residential development is guided by the gross plot ratio control (GPR) specified in the Master Plan. The full potential of the GPR may not be achievable because of limitations imposed by site configuration, condition, layout, building setbacks, height, site coverage and the requirements of technical authorities that affect the site.

BONUS GROSS FLOOR AREA (GFA) ABOVE MP ALLOWABLE INTENSITY

4 URA grants bonus GFA incentives to encourage the provision of specific building features or uses. Essentially, the GFA of the incentivised features are allowed above the MP GPR control. These bonus GFA incentives are given to help realize various planning objectives for the city. For example, the balcony scheme encourages skyrise greenery while the lighting incentive scheme helps to enhance our city's image and highlight the distinctive Singapore skyline.

5 However, as such bonus GFA are allowed over and above the MP GPR control for a site, they add to the development bulk and intensity beyond what was planned for. As there is a limit to the amount of additional bulk and intensity that can be accommodated for a site and collectively within an area without adversely affecting the effectiveness of GPR and GFA as planning tools, bonus GFA incentives need to be managed properly. Hence, all bonus GFA incentives are consolidated in a menu of bonus GFA schemes and the usage of the bonus GFA items from the menu will have to observe an overall budget of 10% for additional GFA allowed beyond the Master Plan under bonus GFA schemes for each development site.

6 Under this framework, for a site that qualifies for multiple bonus GFA incentive schemes, the developers and QPs is free to determine which bonus GFA scheme(s) to adopt and the quantum of bonus GFA to use under each scheme (subject to compliance with the guidelines of the individual schemes), as long as the cumulative bonus GFA is within the overall budget of 10% above the Master Plan GPR. This will allow the developers and QPs the freedom to choose the schemes that best fit their business and operational needs. Please note that all additional GFA granted under the bonus GFA incentive schemes will not form the future development potential of the sites upon redevelopment.

The bonus GFA incentive schemes are listed below. You may click on them for further details:

Green Mark Incentive Scheme

Balcony

Rooftop ORA

Community / Sports Facilities

Underground Pedestrian Linkages to MRT

Conserved Bungalow

Lighting Incentive Scheme

Art Incentive Scheme

Orchard UD features

BUILDING HEIGHT

7 The allowable building height is expressed in terms of number of storeys for landed housing development. For other types of residential development, the resultant building height in terms of storey is determined by the gross plot ratio prescribed for the site, unless the site is affected by height control plans, envelop control plans, street block plans (see Figure 2) or other approved special control plans. Some developments may be required to comply with the approved technical height controls of other authorities like aviation path restrictions, telecommunications and military installations.

Figure 2: List Of Street Block, Envelop Control & Revised Height Control Plans

STREET BLOCK PLANS

S/NO ROAD NAME URA/DC PLAN RELEASE NO.

1 Jalan Masjid(Superseded by Master Plan 2008) 1/91-E

2 Lorong 23 Geylang 3/91-E

3 Area bounded by Onan Road/Carpmael Road/Ceylon Lane/HDB Land

4/91-E

4 The Junction of Fowlie Road/Marshall Road 5/91-E

5 Ceylon Road 6/91-E

6 Area bounded by Boon Teck Road/Jalan Kemamam 1/92-E

7 Holland Village Area at the Junction of Holland Road & Holland Avenue

1/93-E

8 Area bounded by Valley Road, Upper Serangoon Road, Tampines Road and the Existing Service Road/Back Lane(Superseded by Master Plan 2008)

2/93-E

9 Area Bounded by Chuan Hoe Avenue/Parry Avenue/Phillips Avenue and Sandilands Road(Superseded by Master Plan 2008)

4/93-E

10 Devonshire Road 2/94-E

11 Hillview Terrace Area (Refer to URA/DC Plan Release 1/2001-E) 3/94-E

12 Area Bounded by Macpherson Road, Upper Aljunied Road, Cedar Avenue, Willow Avenue, Wan Tho Avenue and Bidadari Christian Cemetery & Upper Serangoon Road

4/94-E

13 Upper Thomson Road 2/95-E

14 Sophia Road 3/95-E

15 Flower Road (Superseded by Master Plan 2008) 4/95-E

16 Everitt Road 5/95-E

17 Playfair Road (Rescinded on 26.09.01) 6/95-E

18 Thomson garden Estate 7/95-E

19 Paya Lebar Gardens 8/95-E

20 Hong Leong Garden Estate 1/96-E

21 Sembawang Hills Drive 2/96-E

22 Makepeace Road 3/96-E

23 Sembawang Road 1/98-E

24 Upper Bukit Timah Road 2/98-E

25 Along Yan Kit Road 3/98-E

26 Dido Street/ Dafne Street/ Aida Street 1/2000-E

27 Lowland Road 2/2000-E

28 Killiney Road/ Devonshire Road 3/2000-E

29 Jasmine Road 4/2000-E

30 Along Upper Thomson Road/ Jalan Keli/ Jalan Todak/ Sin Ming Road (Rescinded on 26.06.2003)

5/2000-E

31 Along Upper Thomson Road/ Lorong Mega/ Thomson Ridge/ Jalan Pelatina (Rescinded on 26.06.2003)

6/2000-E

32 Faber Avenue/ Faber Crescent/ Faber Terrace/Ayer Rajah Expressway

7/2000-E

33 Hillview Terrace (Addendum to URA/DC Plan Release 3/94E 1/2001-E

34 House No.104 - 114 and 132 - 190 Hillcrest Road 2/2001-E

35 Pheng Geck Avenue/Wan Tho Avenue/Puay Hee Avenue 1/2003-E

36 Cashew Terrace 2/2003-E

37 Clementi Green Estate 3/2003-E

38 Changi Heights 1/2004-E

39 Lasia Avenue 2/2004-E

40 Peach Garden 3/2004-E

41 The Inglewood 4/2004-E

42 Along Upper Thomson Road/Jalan Todak/Sin Ming Road/Lorong Mega/Thomson Ridge/Jaln Pelatina

5/2004-E

43 Along Upper Thomson Road/Jalan Keli/Jalan Todak/Soo Chow Walk/Lorong Mega/Thomson Ridge/Jalan Pelatina

6/2004-E

44 Chun Tin Road 7/2004-E

45 Along Telok Blangah Road (Lots 2592) 8/2004-E

46 Along Telok Blangah Road (226-184, 471, 126-183, 468 & 469) 9/2004-E

47 Along Telok Blangah Road/Wirshart Road 10/2004-E

48 Along Telok Blangah Road (Lots 561) 11/2004-E

49 Along Cheong Chin Nam Road 12/2004-E

50 Along Jalan Jurong Kechil 13/2004-E

51 Along Jalan Leban/Jalan Kuras and Jalan Gelenggang 14/2004-E

52 Along Upper Thomson Road/Casuarina Road 15/2004-E

53 Jalan Legundi/Sembawang Road 16/2004-E

54 Along Jalan Kayu 17/2004-E

55 Along Jalan Kayu/Lorong Samak 18/2004-E

56 House Nos. 57 – 87 Jalan Salang 19/2004-E

57 House No. 2 – 2P Jasmine Road and 2 to 30 Gardenia Road 20/2004-E

58 House No. 1 to 73 (odd numbers) Cheng Soon Garden and No. 2 to 68 (odd numbers) Kismis Avenue

21/2004-E

59 Along Seletar Road from Jalan Lebat Daun/Jalan Joran to Seletar Close

22/2004-E

60 Along Li Hwan Walk, Li Hwan Close, Li Hwan Terrace, Li Hwan Place & Li Hwan Drive

1/2005-E

61 House No. 5 to 41 (odd numbers) and No. 2 to 18 (even numbers) Watten Rise and No. 26 to 60 (even numbers) Watten Drive

2/2005-E

62 House No. 11 to 69 (odd numbers) Jalan Wangi 3/2005-E

63 Ford Avenue 4/2005-E

64 Richards Place/Richards Avenue 5/2005-E

65 House No. 1 to 73 (odd numbers) and No. 2 to 24 (even numbers) Watten Drive, No. 2 to 28 (even numbers) Watten Close and No. 49 to 61 (odd numbers) Watten Estate

6/2005-E

66 Jalan Jelita, Jalan Istimewa, Jalan Tenang and Nos. 263 to 289 (odd numbers) Holland Road

1/2006-E

67 House No. 88, 88A, 90, 90A, 92 & 92A Yuk Tong Avenue 2/2006-E

68 Houses at Pang Seng Road and House Nos. 27 to 27J Wan Tho Avenue

1/2008-E

69 House Nos. 1 to 35 Jalan Limbok and House Nos. 183 to 205 Yio Chu Kang Road

2/2008E

70 Balestier Road Between Thomson Road and Moulmein Road 3/2008E

71 House No. 2 to 38 (even) Ernani Street, House No. 1 to 41 (odd & even) Rienzi Street and House No. 1 to 41 (odd) Norma Terrace

1/2009E

72 House No. 2 to 12 (even numbers) Jalan Ayer 1/2010E

ENVELOP CONTROL PLAN

S/NO ROAD NAME

1 Beach Road

2 Upper Circular Road

3 Robertson Quay

4 Mohamed Sultan / Martin Road

5 River Valley Road / Tank Road

NOTES: * The details of the Envelop Control Plans are available for browsing and purchase at the URA Customer Service Centre, The URA Centre. * The details of the street block plans can be found in the circulars released to the Professional Bodies under the respective URA/DC Plan Release Number and URA release date respectively. As for the revised height control plans, please refer to the MP 2008. * The boundaries of the various street block plans and a brief summary of the controls are also available for browsing at the URA Customer Service Centre.

8 If there is no prescribed building height, the residential development will be evaluated on its own merit, taking into account the existing height of its surrounding developments and other planning considerations. The application of the height controls is illustrated in Figure 2a. 9 For planning purposes and as a general guide, the various housing density in terms of GPR are as follows:

DENSITY GPR

Very High Density >2.8

High Density up to 2.8

Medium High Density up to 2.1

Medium Density up to 1.6

Low Density up to 1.4

Landed Housing (low density) (resultant from height)

HEIGHT CONTROLS FOR FLATS AND CONDOMINIUMS

10 The maximum storey height allowed are stipulated in the Master Plan. However, the storey height limits for flat and condominium housing developments in many areas have been increased from that stipulated in the Master Plan to allow for more flexibility in design and to free up more space for communal use. This would allow developers and their architects more opportunities to introduce better landscaping and recreational facilities, as there would be less site coverage.

11 The revised storey heights for standard typologies shown in the Master Plan are as follows (subject to compliance with technical height controls):

STOREY HEIGHT CONTROL GROSS PLOT

RATIO Master Plan

Revised

1.4 4 5

1.6 10 12

2.1 20 24

2.8 30 36

>2.8 >30 >36

12 The revised storey heights would only apply to sites that conform to the standard typologies in the above table. They would not apply to the following areas where the storey heights as stipulated in the Master Plan (if any) would still be applicable:

(a) sites that do not conform to any of the standard typologies above (eg GPR 2.8/20 storeys);

(b) sites where the heights are indicated in the Master Plan as being ‘subject to detailed

planning’ or ‘subject to evaluation’; and where there are street block controls, conservation areas, etc;

(c) sites where there are urban design requirements (eg along the Singapore River),

technical height controls or security sensitivities; and (d) sites within the vicinity of the Singapore Botanic Gardens (see Figure 2b), where the

current height restrictions would remain to protect the visual amenity of the Singapore Botanic Gardens.

Figure 2a: Application of Building Height

NORMAL HEIGHT

CONTROL

SPECIAL HEIGHT CONTROL TYPE OF DEVELOPMENT

DC prescribed height in terms of number of storeys

Urban design guidelines

Conservation guidelines

Absolute technical height constraints

LANDED HOUSING

It shall not exceed 3-storey height control or the prescribed height in the designated landed housing plan in the Master Plan whichever is lower.

If the site is affected by approved urban design height control ;for example, the Geylang Urban Design Guidelines

If the site is affected by approved conservation guidelines

If the site is affected by aviation paths restrictions , military and telecommunications installations, the absolute technical height in terms of AMSL will have to be complied with if it is more stringent than any other height control

FLATS INCLUDING CONDOMINIUMS

It takes into consideration the height of existing development in the surrounding areas and the prescribed height in the designated landed housing area plans or the Master Plan

Same as above Same as above

Same as above

NOTE: If any of the special height control is more stringent than the normal storey height control, it is to be complied with.

Figure 2b: Height Control around Singapore Botanic Gardens

OVERALL HEIGHT AND FLOOR-TO-FLOOR HEIGHT

13 As the building height is regulated in terms of number of storeys, the absolute floor-to-floor height control (maximum) has to be complied with. This helps to ensure that the overall height of buildings of the same number of storeys buildings is comparable.

14 A floor height is measured from the floor level of one storey to the floor level of the next storey (i.e. from the top of one floor to the top of another floor). For a building with a pitched roof, the top most storey height is measured from the top floor level to the springing line (i.e. the line joining to the points where the roof rest). See Figure 3a.

Figure 3a: Floor-to-Floor Height Control

15 The floor-to-floor height control for residential building is as follows:

TYPE

NON-LANDED RESIDENTIAL( FLATS & CONDOMINIUMS)

STOREY

LANDED RESIDENTIAL

GPR 1.4 SITES GPR 1.6 AND ABOVE SITES

1ST STOREY 4.5m 5.0m 5.0m

TOP STOREY 3.6m 5.0m

ALL OTHER STOREY

3.6m

3.6m 3.6m

SKY TERRACE STOREY

Not applicable 3.6m 5.0m

NOTES: 1 *A sky terrace floor is a storey where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only

such sky terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply. 2 Mezzanine floor, if any is treated as a floor and regarded as a storey for planning evaluation purposes.

16 Variation to the floor-to-floor height of each storey can be allowed, subject to the overall absolute height being maintained (Refer to Figure 3b and 3c for illustration). If allowed, the overall building height (in metres) must comply with the control in relation to the proposed number of storeys.

Figure 3b: Example of Floor-to-Floor Height Control and the Overall Allowable Height

Figure 3c: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky

Terrace Floors cannot be Transferred To Other Floors

17 For developments with sky terrace floors1, the overall height control will be relaxed, based on the proposed storey height of the development. The additional allowable height over and above the overall aggregate height for the development is tabulated:

Proposed Storey Height Of Development

Additional Height Allowable Over The Overall Aggregate Height For Developments With Sky Terrace Levels

7-20 10.0m

21-30 15.0m

31-40 20.0m

41-50 25.0m

>50 30.0m

NOTE: 1 A sky terrace floor refers to a floor where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate, and is used for sky terrace and other communal purposes.

18 This additional height can only be distributed to sky terrace floors within the development. Spaces for M&E services located directly beneath the sky terrace floor can also be included under the additional height. Drop-panels are not allowed at the soffit along the perimeter of sky terrace floors, as the intention is to encourage the provision of high volume open communal spaces.

19 To illustrate the relaxation of the guideline, a typical 12-storey commercial development that has an overall aggregate height of 60.0m under the current guideline based on 5.0m maximum floor-to-floor height for each floor, can enjoy an additional height of 10m, if the development includes at least one sky terrace floor (Refer to Figure 3d for illustration).

Figure 3d: Illustration on the Relaxation of the Overall Aggregate Heights for Developments

with Sky Terrace Floors

20 The relaxation will be applicable to all developments, except for the following:

(a) Developments within Conservation Areas; (b) Developments within the vicinity of height sensitive areas, such as the Singapore

Botanical Gardens; (c) Developments with height control of 6 storeys or less, to ensure that the planning

intention for these low-rise developments is not compromised; and (d) Developments within areas with special detailed control plans, including street block

and envelope control.

21 Please note that the overall building height of the development is still subject to the various specific technical height controls for the site.

22 Additional storeys are not permitted even if the building height does not exceed the overall control height (in metres).

SKY TERRACES

23 Sky terraces play a key role in contributing towards to our vision to make Singapore a City in Garden. The objectives are:

i) To serve as quality communal spaces and;

ii) To contribute towards the overall greenery and environmental quality of the surrounding area.

24 To enjoy the GFA exemption, sky terraces are required to be open to the public or the building occupants to fulfil the communal usage objective. The maximum area for GFA exemption is defined by the area under the 45-degree line taken from the edge of the overhead projection. This 45-degree line guideline is necessary to encourage developers to provide lofty sky terraces so as to enjoy greater GFA exemption.

25 Perimeter Opening for sky terraces:

i) At least 40% of the perimeter of the sky terrace is to remain open and unenclosed.

ii) At least 60% of the perimeter of the sky terrace is to remain open and unenclosed, if the applicant were to apply for additional GFA exemption for areas located outside the 45 degree line or for the barrier-free and fire escape corridors.

26 Lush Greening on sky terraces:

i) The sky terrace is to be lushly landscaped* with a suitable variety of plants;

ii) The greenery on the sky terrace should be enjoyed by the building users as well as be visible from the surrounding environment;

iii) Planting should be incorporated on permanent and sunken planting beds to enhance the spatial and visual quality of the sky terrace. The sunken planting beds should have sufficient soil depth to accommodate plants and landscaping. If it is not possible to provide sunken planting beds due to FSSD’s fire safety requirements, low raised planting beds at 300mm high may be provided but they must be well landscaped and planted with trees or shrubs (i.e. no turfing allowed). Otherwise, they will be treated as habitable spaces for determining fire safety requirements.

27 Quality Communal usage* on sky terraces:

i) The sky terrace should be as meaningful and effective communal gathering and activity spaces.

ii) The sky terrace must be accessible to all occupants of the building and there should be at least one set of communal access via a lift or staircase serving the sky terrace. Secondary access to the sky terrace from strata units can be supported.

iii) The sky terrace should be of a meaningful size and configuration to facilitate communal usage. As a guide, the proposed depth of the sky terrace should be at least 5m.

iv) For sky terraces in residential developments that occupy less than 60% of the floor plates, the sky terraces should serve a minimum of 2 strata units to ensure that they remain as communal space.

*A Landscape Plan and relevant sections for the sky terrace showing the proposed landscaping scheme and communal facilities is to be submitted as part of the development application. (See Sample in Figure 3e)

Figure 3e: Example on submission a landscaping plan

28 Completion of sky terrace at strata/ land subdivision stage;

URA will require the submission of as-built photos and/or site inspection of the sky terrace at the strata or land subdivision stage whichever is applicable. The photographs submitted should

demonstrate that the landscaping and planting have been implemented in accordance with the approved landscape plan.

ATTIC

29 An attic is an incidental space under the sloping roof. It is not an additional storey. The attic space should form part of the space extension of the unit below and to be accessible from the unit (i.e. not to be separated as an independent unit). A separate exit from the living space on the attic level is allowed, subject to the following conditions:

(a) No separate strata subdivision of the attic space to form an independent unit from the residential unit below; and

(b) The primary access to the attic is to be taken from the internal staircase within the unit

below.

30 An attic space (see Figure 4a) should satisfy the following conditions:

(a) The floor to roof height of the attic space must not exceed 5m at any point, including proposals with staggered springing lines (The springing line is where the sloping roof meets the vertical wall);

(b) The floor of the attic shall be level with the springing line, and at least one side of the

sloping roof must rest on the springing line. As we have already allowed opening on one side of the attic, only small openings in the form of dormer windows can be allowed on the side of the sloping roof resting on the springing line (see Figure 4b); and

(c) The maximum allowable pitch of the main roof shall be 45 degrees. This means that all

roof features, with the exception of dormer windows and the 1.0m high parapet wall or railings, must be kept within the 45 degrees attic roof pitch.

With the 2 simplified controls, a greater variety of roof designs can emerge to make the roofscape more interesting, varied and in keeping with the scale of landed housing development (see Figure –4c-4e for examples of allowable attics and Figure 4f for non-allowable forms). Please note that where a flat roof is proposed above an attic, no structures or use would be allowed on it, and there should be no access to it except for maintenance only.

Figure 4a: Attic Space

Figure 4b: Isometric View

For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the fringe of established landed housing estates especially good class bungalow areas, the position of the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves the right to impose conditions not covered in the handbook.

Figure 4c: Allowable Attics

For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the fringe of established landed housing estates especially good class bungalow areas, the position of the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves the right to impose conditions not covered in the handbook.

Figure 4d: Allowable Attics

For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the fringe of established landed housing estates especially good class bungalow areas, the position of the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves the right to impose conditions not covered in the handbook.

Figure 4e: Allowable Attics

For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the fringe of established landed housing estates especially good class bungalow areas, the position of the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves the right to impose conditions not covered in the handbook.

Figure 4f: Non-allowable Forms

SHOPPING QUANTUM

31 Generally, a certain amount of shopping floor space for personal service trades is allowed in a residential development. The consideration takes into account the following factors:

(a) the scale of the development as reflected in the total gross floor area; (b) the location of the site in relation to the main road; (c) the character of the surrounding developments; and (d) the planning intention of the surrounding area.

32 The allowable shopping quantum is therefore subject to planning evaluation. If allowed in a residential development, all proposed shopping gross floor area shall be added to the proposed residential gross floor area to derive the overall gross plot ratio.

33 For flat and condominium developments, the following guidelines apply:

(a) shops for personal service trades are allowed. Independent offices are not allowed.

(b) the allowable shopping quantum is 3m² per 1000m² of the proposed residential gross floor area. For example, If the flat development has 20,000 m² of residential gross floor area, it can have 60m² of shopping gross floor area. However, the total gross floor area inclusive of the shopping GFA cannot exceed the permissible gross floor area for the site.

ROAD BUFFERS

34(a) All developments are required to provide a buffer between the road reserve line and the building. The exception is when there are urban design requirements allowing the buildings to abut the road reserve line/site boundaries such as residential developments in the Central Area. See Figure 5a

i) For residential developments within the River Valley Planning Area, Newton Planning Area and Orchard Planning Area, the standard minimum road buffer is 7.5m (of which 3m is for the green buffer), regardless of the category of the road that the developments face.

ii) For residential developments in the Central Area other than those in the River Valley, Newton and Orchard Planning Area, the buffer standards will be determined by urban design considerations.

34(b) Setback controls of buildings from public roads are determined by the road buffer only. The minimum buffer width or setback of building depends on the hierarchy of the category of the road the site fronts, the type and height of development. See Figure 5 for details. For roads that are not categorised, the minimum road buffer (i.e. 7.5m for residential developments) applies.

34(c) For landed housing developments bounded by public roads on more than one side, the boundary from which the vehicular access point is located is deemed to be the "front". (The front can be any part of the house and is not determined by its internal layout eg, it need not be where the living room opens out towards). The road buffer control at the "front" of the house varies with the category of roads (see Figure 5). For example, if vehicular access to a 3-storey house is taken from a Category 2 road, the buffer standard for the "front" of the house will be 12m.

For the other boundaries that are not the "front", the buffer standards stated in Figure 5 will still apply, except for houses facing a Category 5 road. Where they face a Category 5 road, the buffer standard is the same as the minimum boundary clearance requirements (see Figures 5b & 5c).

Figure 5: Road Buffers and Building Setbacks

RESIDENTIAL DEVELOPMENT 1 ROAD BUFFER (MINIMUM)

GREEN BUFFER 2

(WITHIN ROAD BUFFER)

Residential (6 storeys or above)

30 m 5 m

Residential (up to 5 storeys) 24 m 5 m

Category 1

Multi-Storey Carpark (MSCP) 15 m 5 m

Residential (6 storeys or above)

15 m 5 m

Residential (up to 5 storeys) 12 m 5 m

Category 2

Multi-Storey Carpark (MSCP) 7.5 m 3 m

Residential (6 storeys or above)

10 m 3 m

Residential (up to 5 storeys) 7.5 m 3 m

Category 3

Multi-Storey Carpark (MSCP) 3 - -

Residential 4 7.5 m 3 m Category 4-5 & Slip Road Multi-Storey Carpark (MSCP) 3 - -

NOTES: 1 For the central Area, the buffer standard for residential developments in the River Valley/Orchard/Newton Planning Area is 7.5m

(min). The buffer standard for residential developments outside these three Planning Areas as well as other types of

developments within the Central Area will be determined by urban design considerations:

2 The following definitions are adopted for the interpretation of buffer zones

(i) A buffer is defined as a strip or an area of land which falls either between the road reserve and the building line or between the building lines of neighbouring structures.

(ii) A physical buffer is a buffer within which car parks, driveways, cycle tracks, jogging tracks, walkways and small ancillary structures e.g. guardhouses, flag-poles lamp posts, sign posts/boards, bin centres, gas pressure regulator kiosks, gas governor houses -types A &:B, overground (electricity) boxes, ring main compact units-reinforced concrete structure/fenced-up area, below-ground-level structures may be permitted. A new objective-based guideline has been introduced to allow greater design flexibility to locate ancillary structures within the physical buffer. The new objective-based guidelines replace the prescriptive guidelines on the allowable type of ancillary structures. For details of the guidelines, see "Figure 18: Objective-based Guidelines on Minor Ancillary Structure within the Physical Buffer and The Building Setback Area" in Part 2 General Considerations.

(iii) A green buffer is the segment within the road buffer that is meant for tree planting and turfing only. Where planting

strips are to be provided, these should be clearly annotated as tree planting in all submission plans to Development Control.

3 The road buffer for MSCPs facing a Category 3-5 road is based on that for the predominant use of the development regardless of

the height of the MSCP. This is to achieve a consistent streetscape along these smaller roads. 4 For landed housing with the sides/rear fronting a Category 5 road, the buffer standard is the same as the minimum boundary

clearance requirements. There is no need to provide any green buffer. 5 Reserves for drains sewers and minor roads bordering along expressways or major arterials, may be considered as part of

required buffers for expressways and major arterials. 6 For a drainage reserve with a width greater than that of the buffer and bordering along expressways or major arterials. a planting

strip is to be provided within the site nearer to the building line. An additional buffer zone will not be required. However, the Drainage Department, ENV may impose such requirement from time to time for technical reasons.

7 The classification of the road category is obtainable from LTA through the purchase of the Road interpretation Plan (RIP).

Figure 5a: Map showing Central Area Boundary

Figure 5b: Detached House with Front and Side Facing Roads

Figure 5c: Detached House with Front and Rear Facing Roads

BUILDING SETBACKS

35 Building setbacks are measured from the site boundary, excluding any strip of land that is required by the state for road or drainage widening requirements.

36 Bay windows, ledges, roof eaves and other minor buildings features which do not significantly increase the building bulk of residential developments could be allowed to encroach into the road buffer or building setback requirement from the common boundary under certain circumstances. The details are in Figure 5d.

Figure 5d: Setback requirement for appendages allowable in residential developments

(excluding rear garden housing)

Note: 1 This table does not address the GFA and site coverage treatment for these appendages. 2 Setback requirement for other building features not covered under the matrix will be assessed based on its merits. 3 For individual landed housing (excluding strata landed housing) plots with multiple road frontage, the buffer requirements will generally apply, except when the boundary fronts another category 5 road and the vehicular access is not taken from this boundary, the minimum building setback requirement of side or rear will apply. See figures 5b & 5c. 4 For landed houses (excluding strata landed housing) facing a category 3-5 road, a minimum 2.4m setback from the boundary is allowed for a single storey carporch of minimum 3m width (of pitched roof, a light weight roof or an RC roof with a gradient of at least 1:10). Outside GCBA, the same requirements apply for terraces/patio. Terraces/patio for good class bungalows are required to be setback minimum 5.1m.

CAR PARKING REQUIREMENTS 37 Car parking requirements are currently prescribed by the Land Transport Authority (LTA). Car parks shall be provided in accordance with the standards laid down in The Parking Places (Provision of Parking Places and Parking Spaces) Rules and LTA's guidelines.

38 The minimum parking requirement for residential development (except for public housing) is one parking lot per unit.

39 For residential strata titled units, a maximum of 2 private car parking lots are allowed to be provided within each unit, i.e. excluding open surface car parks. These private car parking lots must be physically integrated/contiguous to the respective residential strata lots and capable of being formed into single strata lots. These private car parking lots will be excluded from GFA computation and no subsequent conversion of these car parking lots to other uses will be allowed.

40 Unless explicitly approved as private carparks in the approved plans, all car parks are to be treated as common property.

OPEN SPACE PROVISION

41 The standard provision of open space as required by the National Parks Board (N'Parks) for a landed (land title) housing development is 4.05m² to every 56m2 of gross floor area. This is subject to the following:

(a) a minimum plot area for open space of 1000m²; (If the computed open space requirement is < 1000m², a plot smaller than 1000m² based on the same rate may apply subject to confirmation from N'Parks.)

(b) it should be suitably located within the proposed development and be conveniently

accessible to the public; (c) it should not be fragmented. In each development, it should preferably be single plot

and of regular shape. It should not be separated by road, drain or other reserves; (d) the terrain of the open space plot should generally be flat. It should not be low lying nor

subject to flooding; and (e) the open space plot is to be vested in the State before the issue of CSC. It should be

free from encumbrances at the subdivision stage.

42 Where a landed housing proposal abuts an expressway or major arterial roads, part of the open space provision can be allowed to fall within the buffer zone subject to the following conditions:

(a) the depth of the open space plot is 3m (minimum); and (b) the configuration or the open space plot is reasonably regular.

*EARTHWORKS Extensive earthworks to a site is not desirable as it may drastically change the existing terrain of the site, and alter the natural typography of the area. The earthcut or earthfill may also result in the building of retaining walls that tend to mar the streetscape and adversely impact on the surrounding areas. Hence, generally, earthworks (be it earthcut or earthfill) on any development site should be minimised.

OBJECTIVE The objective of the earthworks guidelines is to ensure that the proposed earthworks respect the existing terrain of the site as much as possible in relation to the surrounding areas.

EARTHWORKS GUIDELINES A) Within setback distances Earthcut or earthfill are generally not allowed within the setback distances of the site (Figure 6a). However, they can be considered under the following situations:

a) When the proposed earthworks is to match the existing platform levels of the neighbouring sites.

b) When the sites are on undulating or sloping terrain, with large differences in platform levels within the site, or between the site and the road so as to create a workable platform level.

c) When the earthcut is necessary to build a fully submerged basement to abut the site

boundaries.

[Note: For (a) and (b) above, the extent of earthworks allowed will be subject to evaluation on a case by case basis. For (c), the area within the setback distances shall be reinstated to the original platform level upon the completion of the basement.]

B) Within the build-able area (i.e. outside the setback distances) Earthworks within the build-able area of more than 1m are subject to evaluation on a case by case basis. If the earthfill of more than 1m is allowed, the earthfilled area will not be counted as an additional storey as long as the overall aggregate building height complies with the maximum allowable building height measured from the allowable platform level (see Figure 6b). C) Entire development site Earthfill involving the entire development site may only be considered if the proposed earthworks are required to meet the technical requirements of the Drainage Department. Such earthfill would be allowed up to the Minimum Platform Level (MPL) stipulated by the Drainage Department.

Figure 6a: Buildable Area and Setback Area

Figure 6b: 5-storey flat development in GPR 1.4 area

Note: Although the earthfill within the buildable area is more than 1m, the earthfilled area is not counted as a storey as the overall building height measured from the allowable platform level does not exceed 19.4m.

RETAINING WALLS

43 High retaining walls are unsightly and they mar the landscape. They should be avoided wherever possible, particularly for small in-fill plots. If they must be built and can be allowed, they shall observe the following requirements - see figure 6c:

(a) the height shall be less than 1.0m for landed housing; (b) the height shall be less than 1.5m for non-landed housing developments which are

usually on large sites; (c) retaining walls higher than 1.0m/1.5m may be considered if alternative measures like

terracing are found not practical because of site constraints and the need for extensive excavation;

(d) the total visible height of the solid boundary-cum-retaining wall shall not exceed 2.8m, of which the solid boundary wall shall not exceed 1.8m;

44 In areas where the Drainage Department stipulates a minimum platform level for drainage purpose, the raised platform level can be extended to the edge of the site. Such retaining walls along the boundaries1 need not be tiered as these are temporary measures, pending the redevelopment of the neighbouring land to the same minimum platform level.

NOTE: 1 except along boundaries that abut foreshore, a major road (Category 4 and above) and a waterbody with drainage reserve equal or more than 17.5m wide

Figure 6c: Guidelines for Retaining Walls

BASEMENT

45 A basement is a sunken structure which does not protrude more than 1.0m above the ground level on all sides. If the protrusion is more than 1.0m above the ground level, it is regarded as a storey. If one side of the structure is fully exposed and the other three sides are generally submerged into the ground, it will be regarded as a storey and not a basement for planning evaluation purposes. For floor numbering purpose, it can be called a basement.

BASEMENT PROTRUSION FOR LANDED HOUSES ON SLOPING GROUND

46 For landed houses (i.e. detached, semi-detached and terrace houses), the exposed basement at the rear and side of these houses on sloping ground are allowed to protrude 2.5m above the existing ground level. This applies to existing ground that slopes downwards from the front to the rear or from one side to the other of the building.

The exposed basement protrusion not exceeding 2.5m high will not be counted as an additional storey (see Figure 7a). The height of the exposed basement protrusion is to be measured to the existing level of the natural terrain. No additional earth-fill or earth-cut to increase or reduce the height of the exposed basement to 2.5m will be allowed.

For sites where the ground slopes upwards from the front to the rear of the building, the current control of 1m (maximum) for the exposed basement protrusion still applies. This is to maintain compatible building heights along the street. For such sites, earth cut for an access driveway at a lower level may be allowed subject to a maximum width of 4m (see Figure 7a).

Figure 7a: Basement Protrusion for Landed Houses on Sloping Ground

BASEMENT SETBACKS

47 The setbacks for basements, as illustrated in Figure 7b, are;

From Road Reserve Line

(a) Basement protruding above ground can be built right up to the green buffer/planting strip.

(b) Submerged basement structure can be built up to the road reserve line provided the portion underneath the green buffer/planting strip is submerged at least 2m or more below the ground level.

From Side or Rear Boundary

(a) Basement may be built up to the site lot boundary provided there are no technical requirements (e.g. sewerage, drainage) to be complied with and the basement does not cause any adverse impact to the adjoining property. In other words, if a site is higher than the neighbour’s land, the basement on the higher site may be required to be setback from the lot boundary. The side of a basement wall abutting any site boundary must not have any openings into the adjoining site

(b) For good Class Bungalow area, the side and rear setback shall remain at 2m.

Figure 7b: Basement Setbacks

BASEMENT OPENINGS

48 Basement protruding up to 1.0 m with vertical openings on the side walls can be allowed for all types of development. However, to allow greater flexibility to incorporate natural ventilation to basements in the building designs, higher vertical openings and horizontal openings within the setback distance can be allowed for the types of developments as indicated below:

Types of developments Vertical openings * Horizontal openings

Non-residential Allowed Allowed

Flats & Condominium Allowed Allowed

Strata Landed Not Allowed Allowed

NOTE: * The guidelines for higher vertical openings to basements are not applicable to all types of developments within the designated landed housing areas. This is to safeguard the streetscape and amenity of these landed housing areas

Guidelines for Vertical Openings

49 Basement with higher vertical openings on the side walls is only allowed if they are for natural ventilation to meet Building and Construction Authority’s requirements. The guidelines are as follows (see Figure 7c):

(a) Basements can be exposed up to 2.0 m from the point where the platform level meets the basement wall. The protrusion measured from the level at the site boundary shall not exceed 1.0 m. This means that the earth around the basement wall can be cut to slope down to achieve the 2.0 m basement exposure with openings.

(b) The extent of the slope within the green buffer or planting strip shall comply with

NPark’s gradient control of 1:2.5. (c) Vertical cutting of the earth resulting in a trench around the basement is not allowed.

Figure 7c: Vertical Openings

50 There is no control on the extent of the vertical openings or the types of cover over the vertical openings subject to the requirements of the other technical departments. However, basement walls without any openings shall comply with the maximum basement protrusion of 1.0 m.

Guidelines for Horizontal Openings (i.e. voids to basement)

51 Horizontal openings to the basement are allowed within the setback distance outside the green buffer and planting strip, subject to provision of effective screening to hide the view to the basement (see Figure 7d).

52 There is no control on the type and form of screening which can be trellis or other forms of construction. As a reference of what constitutes effective screening, the details in Figure 7e can serve as a guide.

Figure 7d: Horizontal Openings

Figure 7e: Screening Details

ANCILLARY STRUCTURES

53 Swimming pool, electric substation, water tank, air-conditioner condenser, etc. are to be adequately set back as stated in accordance with Figure 8.

Other minor ancillary structures like other meter compartment, bin point and guardhouse are allowed within the green buffer strip. They can either be designed to stand alone, or combined as one structure to house a guardhouse, a bin point and a meter compartment. In either arrangement, the total width of the structures must not exceed 3.0m or 25% of the available road frontage, whichever is greater. See Figures 9, 10 & 11 for illustration.

The use of these ancillary structures must be restricted to the intended purpose.

For ancillary structures located within the green buffer, applicant can choose to either apply the prescriptive guidelines or the objective-based guidelines if the structures proposed are not in the list. For details of the objective-based guidelines, please see "Figure 17: Objective-based Guidelines on Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in Part 1 General Considerations. (To be administered by NPARKS with effect from 1 August 2005. Please refer to NPARKS’ Circular: http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf)

For types of ancillary structures located within the physical buffer or building setback, the new objective-based guidelines would apply. For details of the guidelines, please see "Figure 18: Objective-based Guidelines on Minor Ancillary Structures within the Physical Buffer and The Building Setback Area" in Part 1 General Considerations.

Figure 8: Setback Requirement for Ancillary Structures

TYPE OF ANCILLARY STRUCTURES

REQUIRED SETBACK FROM THE ROAD

REQUIRED SETBACK FROM THE OTHER BOUNDARY LINE

Electric substation (ESS) 1: 22 KV/6.6KV (1.5 storey) 22 KV/LV (1.5 storey) 6.6 KV/LV (1 storey)

5m from Category 1 road 3-5m from Category 2 road 4 3m from Category 3 road 3m from Category 4 road 3m from Category 5 road

2m

Water tank 2 To follow road buffer standards 2m

Sunken swimming pool 3 5m from Category 1 road 3-5m from Category 2 road 4 3m from Category 3 road 3m from Category 4 road 3m from Category 5 road

2m

Raised swimming pool

To follow road buffer standards 2m

Air-conditioner condenser & air-conditioning ledges 5

To follow road buffer standards 2m

NOTES: 1 -Height of electric substation shall not exceed 6m (measured up to the springing line) -Transformers open to the sky should be properly screen off to reduce any noise nuisance 2 Proposed water tank is allowed to abut the side and rear boundary walls of landed housing sites provided that the water tank height does not exceed the boundary wall height of 1.8m (maximum). The proposed water pump (if any) is to be located minimum 2.0m from the common boundaries to minimise noise nuisance 3 Sunken swimming pool in land titled developments need not set back from common boundaries. However, the owner is to take appropriate measures to prevent the splashing of water into the neighbouring property. 4 The setback control is the green buffer requirement based on the predominant use of the development. 5 Air-conditioner condensers and air-conditioning ledges is to be located minimum 2.0m from the common boundaries to minimise noise and other nuisance to the neighbouring property. For good class bungalows, minimum 3m setback shall be provided from the common boundaries.

Figure 9: Guidelines for Minor Ancillary Structures within the Green Buffer

SIZE CONTROL HEIGHT CONTROL FRONTAGE CONTROL

Meter Compartment Not Applicable 1.8m Total frontage of all these structures within the green buffer should not exceed 3m or 25% of the road frontage available, whichever is greater.

Bin point Not Applicable 1.8m(In line with the maximum height for boundary wall)

Guardhouse Not Applicable 2.6m

Figure 10: Minor Ancillary Structures Allowed within the Green Buffer

Figure 11: Minor Ancillary Structures within the Green Buffer

ROOF GARDEN or FLAT ROOF

54 Roof garden, if any, should be left uncovered at all times unless otherwise approved by the planning authority. This is to ensure that no structure is added as it is tantamount to an additional storey which may not be allowed in areas where there is storey height restriction. Similarly, for flat roof, no structures or other uses are allowed on the roof top unless otherwise approved by the planning authority. Tennis courts on flat roof must observe the setbacks stated in Figure 12.

Figure 12: Setbacks for Tennis Courts on Flat Roof

SETBACKS MINIMUM SETBACK REQUIREMENT

Setback from public road Road buffer requirement

Setback from property boundary 6m

Setback from property boundary fronting open areas (i.e. open space, drainage reserve of width >6m wide)

4.5m

55 To safeguard functionality and usability of access, rooftop gardens shall be provided with covered, weather-protected staircase. Architect shall declare and highlight any uncovered spaces within a building upon submission of the proposal for evaluation.

RESIDENTIAL DEVELOPMENTS FOR THE ELDERLY

56 The guidelines for residential developments for the elderly, such as Retirement Housing or Retirement Village, are shown in Figure 13. Residential developments for the elderly are evaluated in the same way as any other residential developments for the purposes of development control. The only exception is that such developments will have a lower provision of car parking reflecting the lower level of car-ownership.

Figure 13: Guidelines for Residential Development for the Elderly

PARAMETERS REQUIREMENT REMARKS

Land Use Zoning Residential Except for GCBA

Gross Plot Ratio As specified in the Master Plan 2008

-

Storey Height Subject to Planning Evaluation -

Housing Form Strata landed housing Flats Condominiums

Subject to the allowable housing form as prescribed in the Special and Detailed Control Plan for the Planning Area.

Carparking Provision 1 lot per 200m² for every 2 residential units

-

Other DC Controls e.g. setbacks, site coverage, communal open space, etc

As per the current controls for the respective housing form

-

ROOF EAVES AND SUN-SHADING DEVICES

57 For roof eaves and sun-shading devices located below the 6th storey of all types of developments, if their width does not exceed 2.0m, the area below will not be computed as GFA and site coverage if the features comply with the following conditions:

(a) The features shall be column-free and shall not be accessible except for maintenance purposes only (the QP is to declare this on the proposal plans).

(b) The features shall comply with the setback guidelines from the common boundaries of the development, i.e., l.0m for landed housing in non-GCBAs, 1.6m for landed housing within GCBAs, and 2.0m for non-landed residential developments and non-residential developments. (See Figure 5d for details on the setback requirements for these features for residential developments) (c) For all developments, roof eaves and sun-shading devices facing public roads shall be allowed within the physical buffer but not within the green buffer. This is to allow sunlight and rain to reach the plants grown in the green buffer. (d) The owner of the development shall comply with the Written Permission condition to take appropriate measures to prevent spillage of rainwater to the neighbouring sites arising from the roof eaves and sun-shading devices.

For roof eaves and sun-shading devices wider than 2.0m, only the area within the 2.0m control will not be computed as GFA while the area beyond the 2.0m control will be computed as GFA. Likewise, a 2.0m-width from the roof eaves line will be excluded from site coverage computation. For such cases, the QP is to indicate the site coverage line on the Calculations Plans.

For roof eaves and sun-shading devices located at the 6th storey and above of all types of developments, there is no control on their width if these comply with conditions (a) - (d) stated above. The area below these features will not be computed as GFA and site coverage, regardless of their width.

HEIGHT OF PARAPET WALL

58 There is no control on the height of parapet walls for high-rise developments. This is to facilitate the screening off of unsightly rooftop services. Excessively high parapet walls will be evaluated on a case by case basis.

59 For landed housing developments, the maximum allowable height for the parapet wall located within minimum setback distance is 500mm.

DRAINAGE RESERVE

60 If a drainage reserve within a site has not been vested to the State, it can be included in the calculation of the allowable gross floor area for the development.

61 So long as the drainage reserve is to be vested to the State, each plot has to be developed in accordance with the allowable Master Plan landuse and intensity. The plot ratio of one plot cannot be transferred to the other plot, which is separated by the drainage reserve and building setback is to be measured from the drainage reserve. The width of the drainage reserve should not be part of the required building setback.

GUIDELINES TO ENCOURAGE THE PROVISION OF BALCONIES IN RESIDENTIAL DEVELOPMENTS 62 In line with government’s efforts to enhance our Garden City ambience, building owners/developers are encouraged to provide balconies in residential developments. 63 Balconies are covered semi-outdoor spaces. The gross floor area (GFA) of balconies in residential developments (flats and condominiums) can be computed over and above the Master Plan (MP) allowable gross plot ratio (GPR), subject to a cap of 10% inclusive of planter boxes, if any. However, this additional GPR can only be used for balcony GFA and will not form the future development potential of the site upon redevelopment. The additional balcony GFA is subject to payment of development charge or differential premium, where applicable.

64 For balconies to enjoy the additional GFA, they must have a continuous perimeter opening of at least 40% (see Figure 14a). This is to safeguard a reasonable degree of openness in balconies to distinguish them from indoor spaces. It also reinforces the planning objective of giving GFA incentive for balconies to facilitate planting and high-rise greenery. The guideline will allow more flexibility in designing balconies where a variety of balcony forms can be considered in addition to the usual rectilinear forms (see Figure 14b). Service balconies, which are commonly provided at the utility areas for the purpose of drying clothes, would not qualify for the additional GFA.

65 Existing developments whose GPR have exceeded the Master Plan intensity would also qualify for the additional balcony GFA, subject to a cap of 10% of the existing and approved GPR inclusive of planter boxes, if any. However, this would not apply to existing developments whose building form, height or use are not in accordance with the planning intention as indicated in the Master Plan, Building Height Plan or Special and Detailed Control Plan. For instance, an hotel or flat development within a designated landed housing area or good class bungalow area would not qualify for the 10% additional GFA.

Figure 14a: Computation of Balcony Perimeter Opening

Figure 14b: Balcony Forms that can be considered as long as they meet the min 40%

perimeter opening control

66 To enhance the functionality and usability of balconies to meet homeowners changing needs (eg. enclosing the balconies for safety and security reasons at some time but keeping the balcony open at other times), balcony screens can be allowed, provided that they comply with the following performance criteria:

a) The proposed balcony screens allow for natural ventilation within the balcony at all times; and

b) The proposed balcony screen is capable of being drawn open or retracted fully. Figure 14c shows some possible designs of balcony screens that can be considered.

67 Balcony screens are to be designed upfront and approved as part of the development application process for all new residential developments with proposed balconies (including the residential component of mixed-use developments). Developers can propose a single screen design or a few designs for the end-users to choose from.

68 While the screen designs are to be submitted upfront, the developer has the option to choose whether to install the screens upfront or not. For cases where the screens are not installed upfront by the developer, the approved balcony screen design will be used by the management corporation (MC) to guide subsequent installation by individual strata unit owners. Future changes or replacement of the approved screen design will be regulated and decided by the MC and need not be referred to URA for approval.

69 The provision of balcony screen designs upfront not only facilitates the MC in guiding subsequent installations by individual strata unit owners, it also ensures some level of consistency in the type of balcony enclosures being installed. This will avoid inconsistent ad-hoc enclosures by individual owners which could detract from the original building design and result in a messy and unattractive look, hence adversely affecting the property value.

70 When submitting development proposals with balconies, the qualified person (QP) is required to demarcate the balcony area clearly on the Calculation Plan and declare the total balcony area that exceeds the MP allowable GPR on the application form to take advantage of these guidelines. The QP is also required to show the computation of perimeter opening for the proposed balconies and ensure that they comply with the 40% (minimum) perimeter opening.

Example 1

Example 2

Example 3

Figure 14c: Possible Designs of Balcony Screens

Note: The screen designs shown above are from overseas and are meant as examples only. Actual design proposals need not be limited to those shown above as long the performance criteria are met.

WATERBODIES SUBMISSION AND DESIGN GUIDELINE 71 Development projects adjacent to major waterbodies like rivers, canals, reservoirs and water frontages shall refer to Figure 15 below:

Figure 15: Guidelines for developments adjacent to the various types of waterbodies

I Developments adjacent to rivers and canals of at least 17.5m wide drainage reserve

II Developments with rivers or canals of at least 17.5m wide drainage reserve cutting through the site

III Developments with a frontage to the sea

IV Developments with or adjacent to reservoirs and stormwater collection ponds

V Developments adjacent to rivers or canals with drainage reserve less than 17.5m

SCREENING REQUIREMENT FOR DEVELOPMENTS WITHIN SPECIAL CONTROL AREAS

72 Developments within the special control areas as shown shaded in Figures 16 & 17 are subject to screening requirements. Upon submission, URA will advise if the particular development is required to provide screening.

73 Figure 18 provides general guidelines on screening within the special control areas. Qualified Persons (QPs) should consider the screening requirements in the early stage of their planning and design to avoid abortive work subsequently.

Figure 16: Special Control Area

Figure 17: Special Control Area

Visual Screening

Screening measures should be permanent fixtures that are difficult, if not impossible to remove. There are no constraints on the type of screening measures that can be used and some measures that have been approved include the following:

a blank wall

b external concrete/metal fins

c re-orientation of the building such that windows/openings/balconies do not have direct view towards the protected area.

Roof screening

The parapet wall at the rooftop should be at least 3m high and access to the rooftop from a public area should be secured by a lockable door/hatch. The door/hatch can be electronically linked to an alarm system monitored by the building management, if available.

Notes:

The following building regulations should be observed by the Qualified Person (QP) when complying with any security screening:

a Claddings

b Natural Light and ventilation

c Energy Conservation Requirements

d General Building requirements (full-height glass wall or panel is to be designed to withstand the lateral design loads in Table 4 of the Fourth Schedule)

e Prohibited Construction Material (Reflective Glass)

Details of the above regulations are available from BCA’s Building Control Regulations 2003.

Figure 18: General Guidelines on Screening for Special Control Areas

OBJECTIVE-BASED GUIDELINES

74 A new objective-based guidelines have been introduced to give architects and developers greater design flexibility to suit their needs and requirements.

75 There are three parts to the objective-based guidelines. They are the main intention, objectives and performance criteria. All parts are to be used as a whole and are to be considered when designing the development proposal. Whenever possible, the development proposal should satisfy the main intention, objectives and performance criteria of the design element.

76 There should be several variations in the layout that are able to meet the objectives. The complementary technical recommendations will provide a guide for such situations, particularly, as to how the performance criteria can be addressed and how the evaluation of the proposal can be done.

(a) Main Intention This set out the purpose of the design element

(b) Objective This elaborates the main intention and indicates the desired outcome to be achieved in completed developments

(c) Performance Criteria This provides a basis for judging whether the objectives have been met. Each development must be considered against all criteria but depending on particular circumstances, it may not necessary satisfy all of them

OBJECTIVE-BASED GUIDELINES FOR ANCILLARY STRUCTURES

77 The new guideline aims to achieve greater innovative design and better utilisation of space within the propose development. Ancillary structures in general refer to auxiliary, supplementary structures erected to support the main use. They are structurally independent and not physically attached to the building.

(a) Ancillary Structures within the Green Buffer and 2m Planting Strip along Common Boundaries

*(To be administered by NPARKS with effect from 1 August 2005. Please refer to NPARKS'Circular: http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf). The new objective-based guidelines will safeguard the intentions of the green buffer and 2m planting strip along common boundaries. The new objective-based guidelines will serve to complement the current prescriptive guidelines. The detail guidelines are shown in Figure 19.

(b) Ancillary Structures within the Physical Buffer and Building Setback Area The new objective-based guidelines safeguard the intentions of the physical buffer and

building. The new objective-based guideline replaces the current prescriptive guidelines. The detail guidelines are shown in Figure 20.

Figure 19: Objective-based Guidelines on Minor Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries

No Parameter Details

1 Main intention To better reflect the intention of the green buffer, peripheral tree planting strips and yet provides design flexibility to allow for minor ancillary structures. Green Buffer Both the public and the private sector have a role to play to help achieve streetscape greenery in Singapore. While lush roadside, open space tree planting and greenery are maintained by Nparks, the green buffer within a private development creates the opportunity for the private developers and residents to actively contribute. The guideline serves to safeguard the area provision for tree planting purposes. 2m Planting Strip The peripheral planting strips are to provide a quality green and pleasant space between neighbouring developments, to be enjoyed by both developments as well as contributing to the overall greenery in Singapore. The guideline serves to safeguard the area provision for tree planting purposes.

2 Objectives This elaborates the main intention and indicates the desired outcomes to be achieved in completed developments. a) To reinforce the purpose of the green buffer and to preserve the green and garden city image. b) To provide adequate spacing (both above ground and under ground) for healthy growth of trees. c) To allow flexibility of structures that contribute to the landscaping efforts, or with limited hard surface impact within the green and peripheral tree planting strips.

3 Performance Criteria

This provides a basis for judging whether the objectives have been met. Each development must be considered against all criteria but depending on particular circumstances, it may not necessary satisfy all of them. a) There should be a sufficient amount of shade tree-planting and landscaping to enhance the built environment to serve as screening while reducing glare and heat. The planting pattern can be singular in regular planting distance or cluster planting. b) There shall be adequate space for trees to grow to their full spread hence no structures should be close to the tree. There should also not be any "tree under tree" situation1. The tree planting strips (green buffer and the peripheral 2m planting strips) should preferably through ground or with soil area large enough to accommodate the particular rooting habits and they must be free from underground services. c) Ancillary structures proposed within the tree planting strips (green buffer and the peripheral 2m tree planting strips) should be minor, contribute to the landscape efforts or screened by soft landscape. Height of structures should be suitable for the intended use and not hinder the growth of trees.

4 Additional Notes & Clarifications

Ancillary structures in general refer to minor structures erected to support the main use of the site. Exceptions are minor structures that are commercially operated such as Outdoor Refreshment Areas (ORAs) and Automated Teller Machines (ATMs). These are not classified as ancillary structures but considered independent minor structures, and are subjected to the prevailing planning controls for such structures.

5 Technical Recommendations

This provides on how the criteria, or certain aspects of them, might be addressed. It does not preclude other measures that could be proposed to meet the stated objectives. a) In general, we recommend that the small or medium tree to be planted at every 5-6m interval, dependent on the choice of trees. The number of trees (small to medium) to be planted could follow the guideline as illustrated in Figure 18.1. Formulae: No of small/medium trees = (length of boundary - width of boundary) / 6 (Such trees generally grow up to 15m high) Or No. of small/medium trees = (nett length of boundary) / 6 A list of recommended species considered shade tree is shown in Figure 19.2. b) For every proposed tree, a minimum area of 4m x requisite width (if green buffer or planting strip requirement less than 4m), or 16m2 (for all other planting width of 4m or more) with a minimum 2m soil depth to be safeguarded for healthy tree growth and aeration. See Figures 19.3 & 19.4. i) All planting areas should preferable be flat of gradient 1:40. Where trees are to be planted, the gradient of the planting area should not be steeper than 1:2.5.

ii) Minimum recommended distance from any proposed element to the centre of the tree/palm is 2m. This applies to any underground services that are required to transverse through the tree planting area.

iii) Aeration trough may be provided to ensure sufficient aeration if structures are proposed to encroach within the 4m x 2m (for 2m tree planting strip), 4 x 3 (for 3m tree planting strip) or 16m2 area (for wider planting buffer). However the minimum 2 x 2 x 2m planting soil volume must not have any encroachment. c) Type of structures proposed. We encourage landscaping structures like trellis, garden furniture, water features, and also provide flexibility to minor structures due to technical requirements like fire hydrant, meter compartments, inspection chambers, etc.

i) Landscaping structures should generally be open and contribute toward the landscaping efforts. ii) Minor technical structures should generally be screened by soft landscaping. Generally, it is recommended that the total road frontage coverage of the minor structures along the green buffer is not more than 25% and the minor structures should not be more than 5m in height. (Refer to Figures 19.5, 19.6 & 19.7 for illustration on the flexibility provided). For minor technical structures, these should generally be kept at 1.8m maximum height, not exceeding the height of the boundary wall as these do not contribute to the landscaping efforts. For enclosed structures such as guardhouses or sentry post, these should generally be proposed beyond the green buffer. If these are proposed within the green buffer, the height of these minor operational structures should not be more than 2.6m (to the roof springing line).

6 Applications of Guidelines

a) Can be applied to all developments that have green buffer or 2m planting strip provision. b) Applicant can choose to either apply current prescriptive guidelines

or The objective-based guidelines if the structures proposed are not on the prescriptive list.

7 Submission Requirements

Proper annotated Landscape Plan and justification in line with the objectives should be submitted for considerations and evaluation. Landscape Plan Requirement a) Location and species of proposed small to medium size shade trees are shown; b) A legend for the proposed trees is to be provided; c) Computation of no. of trees are to be clearly shown; d) Types of ancillary structures with justifications (in separate document, if necessary), the height and width are to be clearly shown; e) All proposed green buffer / planting verges are indicated as tree-planting strip only; f) Widths of all proposed planting provision provided are indicated; g) All slopes are shown on plan with standard symbols. The gradients of all proposed slopes are shown. The Landscape Plan will form part of an attached document with the Written Permission. Note: Amendment approval is required if after the issuance of Written Permission, there any any changes to a) the proposed number of trees, and b) the type of ancillary structures and its height and width. QP is required to forward the revised Landscaping Plan together with the previous approved plan to DCD prior to Temporary Occupational Permit. For all other amendments, an amendment application would still be applicable.

Note 1 "tree under tree" situation refers to planting new trees within the shade of any existing tree.

Figure 19.1: Illustration (Site Plan View) Of Green Buffer, Tree-planting Strips and The

Required Tree Planting

Figure 19.2a: A List of Recommended Tree Species

Species Approximate Height When Mature (m)

Recommended Spacing (m)

MEDIUM SIZED TREES

Acacia mangium 12 8

Amherstia nomilis (Pride of Burma) 12 16

Arfeuillea arborescens (Hop Tree) 12 10

Bauhinia blakeana (Hong Kong Bauhinia) 8 12

Cananga odorata (Kenanga) 15 10

Cassia fistula (Golden Showers) 18 12

Cinnamomum iners (Wild Cinnamomum) 12 10

Citharexylum quadrangulare (Fiddle-wood) 12 8

Cochlospermum religiosum (Buttercup Tree)

10 10

Eucalyptus botryoides (Gum Tree) 15 12

Eucalyptus viminalis (Gum Tree) 15 8

Eugenia cumini (Jambolan) 15 12

Eugenia jambos (Rose Apple) 8 12

Eugenia polyantha (Buah Salam) 15 12

Gnetum gnemom (Meninjau) 15 8

Gustavia sp 5 8

Lagerstroemia speciosa (Rose of India) 12 12

Maniltoa browneoides (Handkerchief Tree) 15 12

Melaleuca leucadendron (Gelam) 12 10

Melia indica (Nim Tree) 15 12

Mimusops elengi (Bunga Tanjong) 12 18

Plumeria spp (Frangipani) 8 10

Podocarpus rumphii 15 12

Pongamia pinnata (Mempari) 15 12

Podocarpus polystacyus (Sea Teak) 15 8

Saraca indica (Sorrowless Tree) 8 12

Saraca thaipingensis (Yellow Saraca) 12 12

Tamarindus indica (Tamarind Tree / Asam) 12 12

Xanthostemom chrysanthus 12 12

Eugenia oleina 10 12

Eugenia spicata 12 12

Eugenia longifolia 12 12

SMALL TREES

Brassaia actinophylla (Australian Ivy Palm) 10 6

Callistemon citrinus (Bottle Brush Tree) 6 8

Callistemon viminalis 8 8

Carallia brachiata 8 6

Cratoxylum formosum (Pink Mempat) 10 8

Crotoxylon cochinchinense 12 8

Erythrina glauca (Coral Tree) 8 10

Kopsia flavida (Penang Sloe) 8 8

Kopsia singaporensis 8 8

Melaleuca genistifolia cv Golden Gem 6 8

Figure 19.2b: Illustration of Tree Spacing

Figure 19.3: Illustration (Plan View) Of Green Buffer / Tree-planting Strip and the Safeguarded

Aeration Area

Figure 19.4: Illustration (Elevation View) Of Green Buffer / Tree-planting Strip and the

Safeguarded Aeration Area

Figure 19.5: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the

Required Tree Planting (Variation)

Figure 19.6: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the

Required Tree Planting

Figure 19.7: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the

Required Tree Planting

Figure 20: Objective-based Guidelines on Minor Ancillary Structure within the Physical Buffer and the Building Setback Area

No Parameter Details

1 Main Intention To better reflect the intentions of the physical buffer, building setback and yet to provide design flexibility to allow for minor ancillary structures. Physical Buffer This is a component of the road buffer that aims to protect the occupiers of the building from visual intrusion, noise and other pollutants from the road, thereby directly enhancing the environmental quality of the area in relation to streetscape, building size, and building density. The road buffer serves to safeguard a physical separation space between the building and the road, thus segregating the two different main uses. The side and rear building setback This is to protect the occupiers of the building and adjacent buildings by minimizing overshadowing and visual intrusion, thereby directly enhancing the environmental quality of the area in relation to the physical landscape, character and building density. The setback requirement serves to safeguard a physical separation space between the building and the boundary in relation to the height of the proposed building.

2 Objectives This elaborates the main intention and indicates the desired outcomes to be achieved in completed developments. a) To achieve the purpose of using the physical buffer and building setback as a strip or an area of open space to segregate the main uses. b) To allow the flexibility of erecting ancillary structures that contribute to the convenience or the needs of occupants in the main buildings, thereby supporting or providing support to the main use. c) To ensure that the size and the visual bulk of the ancillary structures are acceptable within the development and to the surrounding built environment. d) To ensure that the environmental quality in relation to streetscape, is protected.

3 Performance Criteria

This provides a basis for judging whether the objectives have been met. Each development must be considered against all criteria but depending on particular circumstances, it may not necessary satisfy all of them. a) Structures proposed within the physical buffer should be ancillary to the main use. All proposed uses should be compatible and complimentary to the main use and does not compromise the health, safety and welfare of the neighbourhood and community. Structures should generally be located in the communal area and form part of the common property. b) Ancillary structures are to be structurally independent, not physically attached to the main building. Any projected structures encroaching into the physical buffer and/or building setback are to be fully cantilevered from the main buildings. c) These structures should be of reasonable height (not exceeding 6m) and size and located such that it would not significantly add to the building bulk, mar the streetscape or cause obstruction. d) There are 5 categories of ancillary structures and the specific standards for each category are as follows (See Figure 20.1 for the examples for each category).

i) Utility structures support the main use of the site. These structures should not clutter the physical buffer thereby marring the visual appearance of the public streetscape. The height, length and location of the structures should be appropriate and not excessively massive for the intended purpose. Attempts should be made to ensure nuisance and dis-amenity to the public and neighbours are minimised. Equipment and structures should be properly screened off to reduce any noise and unsightly appearance. ii) Functional structures contribute to the convenience and needs of the users of the main building. These should generally be open-sided structures e.g. car porch cover, covered linkways etc. iii) Ancillary structures that aesthetically enhance the development should be of appropriate size, strategically located and tastefully designed to blend with the overall layout of the development. Height of ancillary structures should be appropriate to the development setting and the surrounding built environment. iv) Communal structures for recreational use should be designed to minimise nuisance and dis-amenity to the public and neighbours, creating a pleasant environment for the users of the main building. v) Operational structures in industrial and warehouse developments, that do not significantly add to the building bulk and are required to be located in the open, should be designed to limit the adverse effects and minimise nuisance. Equipment and unsightly structures should be screened from view of public street and neighbouring plots to reduce any noise or other nuisance. In addition, incense burners are considered as operational structures for place of worship and other relevant developments only.

4 Additional Notes & Clarifications

a) Due to religious sensitivity, the above performance criteria is not applicable to religious icon or religious symbolic structures located in planning zones other than Place of Worship. These structures would be subject to planner's evaluation on a case-by-case basis. b) Ancillary structures in general refer to minor structures erected to support the main use of the site. Exceptions are minor structures that are commercially operated such as Outdoor Refreshment Areas (ORAs) and Automated Teller Machines (ATMs). These are not classified as ancillary structures but considered independent minor structures, and are subjected to the prevailing planning controls for such structures. c) For all lighting installations, especially those for tennis and basketball courts, adequate measures are to be taken to reduce the glare on the adjoining development.

5 Application of Guidelines

This new set of objective-based guidelines will replace the prescriptive guidelines. The positive examples as shown in Figure 20.1 are deemed to have satisfied the performance criteria.

Figure 20.1: Positive Examples of Various Types of Ancillary Structures

Utility Functional Aesthetic Communal Operational

Electrical substation Bin Centre OG Boxes Water bulk meter Lamp post Inspection chamber & minor sewer lines Gas pressure regulator kiosk Gas governor houses, type A&B Fire hydrant Metering compartment Fire engine hardstanding areas Above ground electrical boxes

Open sided carpark sheds Entrance gate/post Car porch Driveways / ramps Flag pole Guardhouse Vehicular impact guard rails Covered link ways

Landscape furniture Entrance archway Development signage Landscaping features Landscaping lighting

Unenclosed tennis court Unenclosed basketball court Pavilions BBQ pits Swimming pools

for industrial and warehouse development only: Temporary storage shed Loading and unloading shed Industrial water pipes for industrial and warehouse development only: Incense burner

Negative Examples of Various Types of Ancillary Structures that are NOT allowed

Utility Functional Aesthetic Communal Operational (for industrial and

warehouse development

only)

Any structures more than 6m in height (for substation this height is measured to the roof springing line) Exposed Water tank structures

Any structures more than 6m in height Raised RC platform more than 1m in height

Any structures more than 6m in height

Any structures more than 6m in height Raised swimming pool more than 1m in height

Any structures more than 6m in height Oil tank / LPG tank / Storage tank Air cooler Silo Mobile crane / Gantry crane Cooling tower Hopper shed

GUIDELINES FOR LANDSCAPE DECK IN RESIDENTIAL FLAT AND CONDOMINIUM DEVELOPMENT

78 In line with providing an alternative option to developers to constructing fully submerged carparks or multi-storey carparks, landscape decks can now be allowed within residential flat and condominium developments. The deck can accommodate greenery and communal facilities and is partially covered with earthfill, to give a visual impression of a sunken basement. Uses such as carparks can be tucked beneath it.

79 The landscape decks are allowed within medium and high-density flats and condominium developments with a site area of at least 0.4ha. These flats and condominiums must be designated for Residential use at a Gross Plot Ratio of above 1.4 in the prevailing Master Plan. The minimum site area of 0.4ha is to ensure that the site is sufficiently large enough to accommodate the deck without unduly affecting the amenity of the neighbouring developments.

80 The landscape deck cannot be allowed for sites which are within existing landed housing areas and which abut landed housing areas, in order to safeguard the low-rise character of such areas.

81 In general, the guidelines stipulate the allowable envelope, maximum deck height, the extent of the exposed basement walls and greenery to be provided. As one of the objectives of the landscape deck is to provide greater opportunities for additional greenery on top of the current mandatory provisions, deck structures would thus have to be located outside the 2m planting strips and green buffers.

82 The detailed guidelines on landscape deck are shown in Figure 21.

Figure 21: Guidelines for Landscape Deck In Residential Flat and Condominium Developments

Locational Criteria The landscape deck is allowed in all flats and condominiums which satisfy the following: i. Sites with Gross Plot Ratio (GPR) greater than 1.4 in the Master Plan ii. Not located within existing safeguarded landed housing areas iii. Not abutting existing safeguarded landed housing areas (even if the GPR of the

site is greater than 1.4) iv. In addition, sites which qualify would also have to satisfy the minimum 0.4ha

site area requirement.

1. Envelope An envelope stipulation would be able to regulate the bulk of the deck structure without dictating its design configuration.

a. Deck structures are to start outside the planting strips/green buffers.

b. Deck structures are to be contained within a 1:2.5 gradient envelope.

Detailed Guidelines See Figures 21.1 and 21.2 for possible deck treatments

2. Height cap A height cap ensures that the landscape deck would not result in excessive increase in the building’s height.

a. The height of the landscape deck should not exceed 5m (max), as measured from the existing platform level. Otherwise, it would be counted as an additional storey, subject to the 40% site coverage control.

3. Storey height definition / basement protrusion By having at least 60% of the basement wall covered into the earth, the deck would not appear as a totally above-ground structure. There is a need to limit the extent of exposed building wall so that the streetscape would not be marred.

a. At least 60% of each façade the basement wall area is to be covered by means of earth-berms/earthfills. The earth-berms/earthfills are to be contained within the 1:2.5 envelope and properly landscaped rather than just turfed over.

b. Earthfills are allowed within the planting strip/green buffers. However, excessive earthfill to raise the landscape deck height (as measured from the existing platform level) to beyond 5m is not allowed.

c. Conversely, openings (basement access points/ventilation openings) and/or hard surfaces of the basement wall (either treated or untreated with vertical green) cannot exceed 40% (max) of the basement wall area.

d. In addition, the height of any exposed, untreated building surfaces should be within 1.5m(max).

4. Greenery provision To ensure that the landscaped deck provides additional greenery

a. At least 30% (min) of the deck surfaces is to be provided with greenery. Artificial turfing, water features, including water bodies with water plants are not counted as part of this 30% greenery provision. Artificial turfing, water bodies can still be proposed, within the remaining 70% deck area.

b. To facilitate plant growth, these 30% (min) deck surfaces would have to contain at least 500mm (min) of soil for planting purposes.

c. In addition to the greenery on the deck surfaces, the earthberms/earthfills within the 1:2:5 envelop shall be properly landscaped rather than just turfed over.

5. Boundary wall To enhance the visibility of the greenery provision along the roads as well as along the common boundaries, the boundary wall / fencing should be appropriately designed.

Porous fence is encouraged so that the landscaping / planting on the earth berm on all facades, is visible from the street level. Solid walls are not encouraged.

6. Site coverage The envelope stipulation is deemed sufficient enough to control the bulk of the landscape deck at the ground level, there is hence no need for an additional coverage cap.

a. Landscape decks that comply with the detailed guidelines are not counted as site coverage. However, the residential blocks on top of the deck will still be subject to the 40% (max) site coverage control.

Figure 21.1: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat and

Condominium Developments (not to scale)

Figure 21.2: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat and

Condominium Developments (not to scale)

ELEVATED PEDESTRIAN LINKAGES WITHIN DEVELOPMENTS IN JURONG GATEWAY ELEVATED PEDESTRIAN NETWORK (EPN)

83 The Jurong Lake District is planned to be developed into a unique lakeside destination for business and leisure, and a vibrant Regional Centre serving the western region of Singapore in the next 10 to 15 years. One of the key strategies to enhance the attractiveness of the area is to improve the pedestrian connectivity within the Jurong Gateway, the mixed-use precinct of Jurong Lake District (Appendix 1 - http://www.ura.gov.sg/circulars/text/dc10-03App1.pdf). 84 A comprehensive Elevated Pedestrian Network (EPN) is planned in the Jurong Gateway area to provide seamless and all-weather pedestrian connectivity between the above ground Jurong East MRT station and the surrounding developments. It consists of elevated public walkways which connect through developments that are identified as key connections under the EPN and linkages between developments. The schematic plan of the EPN is shown in Appendix 2 - http://www.ura.gov.sg/circulars/text/dc10-03App2.pdf. 85 To facilitate the realisation of the EPN specifically in Jurong Gateway, elevated walkways and

the associated vertical circulation points that are located within developments that form part of the larger pedestrian network as shown in Appendix 2 - http://www.ura.gov.sg/circulars/text/dc10-03App2.pdf can now be considered for GFA exemption subject to the guidelines in para 7.14.2.3 of the GFA handbook.

PART 1

1 OVERVIEW

1 Residential developments in Singapore are broadly classified according to the

following:

(a) REGISTRATION INSTRUMENT

They may be landed (with land title or strata title) or non-landed (with strata title or strata lease) properties.

(b) DENSITY

They may be the low, medium and high density housing development.

(c) HOUSING TYPE

They may be:

i) Detached houses (bungalows), semi-detached houses, terrace houses, strata detached houses (strata bungalows), strata semi-detached houses, strata terrace houses and mixed strata landed housing. They are low density housing.

ii) Condominium flats development on sites of 0.4 ha or larger. iii) Non-condominium flats development on small sites below 0.4 ha.

2 Flats development whether condominium or not, are mainly medium and high density housing. The low intensity and low-rise flats are low density housing.

3 A relationship of the 3 ways of classifying residential development is shown in Figure 1

Figure 1: Classification of Residential Developments

4 The different residential developments and their guidelines are explained in this handbook according to the types of housing as follows:

(a) LANDED HOUSING

Detached houses (bungalows), semi-detached houses, terrace houses I, terrace houses II and strata landed housing.

(b) FLATS

Condominium flats developments or non-condominium flats developments.

PREFACE

The Development Control Group of the Urban Redevelopment Authority (URA) plays an important role in guiding and facilitating the physical development of Singapore.

As part of URA’s on-going efforts to provide efficient and pleasant service to the public to facilitate property development, it has produced a series of handbooks on development control to inform and guide the public on the procedures in submitting development applications.

This Handbook on Parameters for Residential Development is the latest in the series. The other handbooks in the series are:

* Conservation Guidelines

* Parameters for Non-Residential Development

OFFICE ADDRESS:

URBAN REDEVELOPMENT AUTHORITY, 45 Maxwell Road, The URA Centre, Singapore 069118.Telephone No. - 62216666. Cable Address: SINURA CS-Mailbox: GVT 380 Fax: 62243466 Internet Address: http://www.ura.gov.sg/

PURPOSE OF THIS HANDBOOK

The Urban Redevelopment Authority (URA) is Singapore’s national planning authority. Its task is to plan and facilitate the physical development of Singapore and ensure that Singapore’s limited land resource is put to optimal use. Through this role, URA aims to transform Singapore into a great city to live, work and play in.

URA strives to facilitate developments by streamlining policies and making its guidelines and standards as transparent as possible. This handbook explains in detail the various development control parameters for residential development in Singapore such as building setbacks, building coverage, intensity, height, etc.

The guidelines set out in this handbook for the various development control parameters will generally be applied by URA in the consideration of a development application. However, if the circumstances of a case or the planning considerations relevant to a case so warrant, URA may in its discretion decide to depart from these general guidelines. Persons intending to carry out a development are advised to take this into consideration in the conduct of their affairs and check with URA through enquiries or development applications to confirm if their proposals can be allowed.

The guidelines, principles and illustrations found in the handbook series are not exhaustive in covering all possible site conditions and building designs. In evaluating the development applications, URA reserves the right to evaluate and impose conditions not covered in the handbook in respond to the specific design of the development proposal on a case-by-case basis.

For further information on this handbook, please call the Development Control Group Enquiry Line at 62234811.

6 CONDOMINIUM FLATS

CONDOMINIUM FLATS

1 Unlike flat developments, condominium housing requires a larger land area. Condominium flats, too, form the bulk of medium to high density housing in Singapore. There are usually more generous provision of communal and recreational facilities in condominium flats. The communal facilities are under the common ownership of the residents and are provided for their enjoyment. The residential units are only allowed strata subdivision.

2 In larger sites, the building height of condominium flats may vary among the various blocks of flats. The development could comprise a mix of 4 storeys low-rise blocks and high-rise blocks of 30 storeys and above subject to the allowable height limit. For small sites, there could be only space for one apartment block up to the allowable height, but with generous provision of communal and recreational facilities.

LOCATION

3 Like other flats or apartments, condominium flats are allowed in mixed housing areas zoned residential in the Master Plan or Development Guide Plans. They are not allowed in areas designated for bungalow, semi-detached and mixed landed housing.

PARAMETERS

4 The parameters for condominium flats are:

(a) Site Area

(i) The minimum site area for a condominium development is 0.4ha. This is to ensure that there is enough space to provide for communal and recreational facilities in a luxurious green setting.

(ii) For all breakaway proposals for either flat/condominium (or landed housing development) within non-safeguarded landed housing areas, the aggregate land area for the left-behind plots must fulfil the following minimum plot sizes: a) 600m2 for areas zoned Residential at GPR 1.4 or 1.6 in the Master Plan; and b) 800m2 for areas zoned Residential at GPR 2.1 or 2.8 in the Master Plan.

(iii) The actual parcellation and configuration of the redevelopment proposals will continue to be left to private negotiation between the land owners concerned as long as the guidelines on minimum plot size in Para (ii) and other prevailing development control guidelines are met.

(b) Site Coverage

Site coverage is a measurement of the footprint of all buildings expressed as a percentage of the nett site area. It is an indication of how much the site has been built on. The maximum site coverage allowed for condominium development is 40% (including covered car parks).

(c) Communal Open Space (COS)

There is no Communal Open Space (COS) requirement for condominium developments.

(d) Green Planting Strip

To preserve Singapore’s image as a garden city, a 2m-wide (minimum) green planting strip is to be provided along all sides of the development site boundary except where it fronts a public road: in which case, the relevant green buffer requirement shall be provided. The planting strip for tree planting purpose should be continuous (except where an access road is required), and shall be free of encroachment from structures such as boundary wall/ retaining wall, drains and ventpipes.

Where planting strips are to be provided, these should be clearly annotated as tree planting strips in all submission plans to Development Control.

The 2m planting strips and green buffers which form part of the communal greenery provision within the development should not contain any Private Enclosed Spaces (PES). Greenery within the 2m planting strips and green buffers can be better achieved if they are maintained by the Management Corporations as communal spaces.

(e) Buffer Requirements

All developments fronting a road in Singapore must observe a certain green buffer distance and building setback distance from the road. The buffer requirement depends on the hierarchy of the road, type of the development and the building height. For residential developments, the buffer varies from 7.5m to 30m wide. (See “Figure 1: Buffer Requirements for residential Developments” in Part 1 Flats). The green buffer (ranging from 3.0m for minor road to 5,0m from expressway) fronting the road shall be free of encroachment from structures such as boundary wall/retaining wall, drains and ventpipes.

A new objective-based guideline has been introduced to allow greater design flexibility and to safeguard the intentions of the buffer requirements.

Although the green buffer is meant for tree planting and turfing only, some minor ancillary structures are allowed for functional reasons. Applicant can choose to either apply the prescriptive guidelines or the objective-based guidelines if the structures proposed are not on the prescriptive list. For details of the objective-based guidelines, please see "Figure 20: Objective-based Guidelines on Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in Part 2 General Considerations. (To be administered by NPARKS with effect from 1 August 2005. Please refer to NPARKS’ Circular: http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf)

For the types of ancillary structures located within the physical buffer or building setback, the new objective-based guidelines replace the prescriptive guidelines. Such ancillary structures can be allowed as long as the objectives and performance criteria are met. For details of the guidelines, please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the Physical Buffer and The Building Setback Area" in Part 2 General Considerations.

(f) Boundary Clearances

The setback requirements are as follows:

(i) Setback from Road

- The setback controls of buildings from public roads are determined by the road buffer only (see Figure 1a). Where a development site fronts two or more roads (e.g. corner site, sandwich site. See Figure 1b for a few possible configurations), the buffer requirements from the roads will be applied to all boundaries fronting the roads.

(ii) Setback from Common Boundaries

- The setback requirements from the common boundaries for condominiums are in Figure 1a.

(iii) Incremental Setback per Storey

- The taller the block. the greater the requisite setback. For condominiums beyond 36 storeys, the setback requirement is capped at the same setback as for a 36-storey residential building.

(iv) Using Drainage Reserve/Open Space to Offset Requisite Setback

- Further reduction of setback through the use of drainage reserve/ open space is not permitted.

Figure 1a: Setback Requirement for Flats and Condominiums

SETBACK FROM COMMON BOUNDARIES (IN METRES)

STOREY HEIGHT SETBACK FROM PUBLIC ROAD FOR

FLATS AND CONDOMINIUMS

(IN METRES)

FLATS CONDOMINIUMS

1 3.0 3.0

2 3.0 3.0

3 3.0 3.4

4 3.0 3.8

5 3.3 4.7

6 3.6 5.5

7 3.9 6.4

8 4.2 7.2

9 4.5 8.0

10 4.8 8.7

11 5.1 9.0

12 5.4 9.2

13 5.7 9.5

14 6.0 9.8

15 6.3 10.1

16 6.6 10.3

17 6.9 10.6

18 7.2 10.8

19 7.5 11.1

20 7.8 11.3

21 8.1 11.6

22 8.4 11.8

23 8.7 12.1

24 9.0 12.4

25 9.3 12.7

26 9.6 12.9

27 9.9 13.2

28 10.2 13.4

29 10.5 13.7

30 10.8 14.0

31 11.1 14.2

32 11.4 14.5

33 11.7 14.7

34 12.0 15.0

35 12.3 15.2

36 and above

Road buffer requirement

12.6 15.5

NOTE: Bay window, which is a cantilevered window with a maximum projection of 500mm and raised at least 500mm above the ground can be allowed within the setback distance. The width of the bay window shall not exceed the length of 1 normal residential structure bay.

Figure 1b: Examples of Development Sites Fronting 2 or More Roads

(g) Landscape Deck

Landscape decks can be now be allowed within residential flat and condominium developments, subject to compliance with locational criteria. Landscape decks are essentially raised platform, partially covered with earthfill, to give an impression of a sunken basement. Uses such as carparks can be tucked beneath it.

Landscape decks allow for additional communal greenery and facilities, thus enhancing the identity of the development. Being an alternative building form, it is an option for developers to consider, as opposed to building fully submerged basement carparks or multi-storey carparks.

As the landscape decks are not meant to replace the current mandatory greenery provision of the 2m planting strips and green buffers, the deck structures are not to encroach onto these areas. For details of the landscape deck guidelines, please see “Figure 21: Guidelines for Landscape Deck in Residential Flat & Condominium Developments” in Part 1 General Considerations.

(h) Spacing between Buildings

Currently, there is no specific guideline on building spacing. However, SIA, REDAS, SIP and URA have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4 March 2010. You are advised to refer to this guide and adopt the good practices highlighted in it.

(i) Building Orientation

For a building of a certain storey height, the requisite setback is the same, regardless of whether the facade has a bedroom facing, a living room facing or a blank wall (see example in Figure 1c).

Figure 1c: Revised Setback Standards for a 4-storey Condominium Development

(j) Storey Height

Condominium developments vary in height. In general, condominium flats are high rise unless there are urban design and/or technical constraints or special requirements affecting the site. The allowable building heights are available in the Development Guide Plans.

(k) Floor-to-Floor Height

The floor-to-floor height control for flats and condominium developments is as follows:

STOREY GPR 1.4 SITES GPR 1.6 AND ABOVE SITES

1ST STOREY 5.0m 5.0m

TOP STOREY 3.6m 5.0m

ALL OTHER STOREY 3.6m 3.6m

SKY TERRACE STOREY*

3.6m 5.0m

NOTE: A sky terrace floor is a storey where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only such sky terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply.

Variation to the floor-to-floor height of each storey can be allowed, subject to the overall absolute height being maintained (see Figure 2a for illustration). If allowed, the overall building height (in metres) must comply with the control in relation to the proposed number of storeys.

If any floor is used as a sky terrace floor, a floor-to-floor height of 5.0m is allowed. However, if the proposed sky terrace floor is less than 5.0m, the ‘unused’ height cannot be transferred to other floors (see Figure 2b for illustration).

For residential development sites proposed on GPR 1.4 sites in the 2008 Master Plan, the floor-to- floor height control for the 1st storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a case-by-case basis.

Figure 2a: Example of Floor-to-Floor Height Control and the Overall Allowable Height

Figure 2b: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky Terrace

Floors Cannot be Transferred to Other Floors

(l) Setbacks for Multi-storey Car Parks

The setback distance for multi-storey car park building from the property/ boundary line or road reserve line is as shown in Figure 3.

Figure 3: Setbacks for Multi - Storey Car park (MSCP)

setback from road road buffer requirement

Setback from property boundary 6m (minimum) for MSCP with openings at the facade

4.5m (minimum) for MSCP with no openings at the facade*

Setback from property boundary fronting open areas (i.e. open space, drainage reserve of width >6m)

4.5m (minimum)

NOTE : * Solid wall with no opening at the facade (lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights)

A multi-storey car park building which abuts and is integrated into a residential tower block can be allowed to follow the same setback requirements as if the multi-storey car park building is a standalone building (see Figure 3a). This relaxation will be assessed based on the merits of the proposal i.e. based on the height and length of the multi-storey car park building and its impact on the surrounding environment. It will apply if the proposal demonstrates that the integration of the MSCP with the residential tower block and results in a better designed development that will benefit the environment.

Figure 3a

(m) Building Length

Currently, there is no specific guideline on building length. However, SIA, REDAS, SIP and URA have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4 March 2010. You are advised to refer to this guide and adopt the good practices highlighted in it.

(n) Setback of Condominiums from Good Class Bungalow Areas (GCBA)

(i) The minimum setback of condominiums from Good Class Bungalow Areas (GCBA) are in Figure 4.

(ii) The revised setbacks would enable developments to achieve their development potential while ensuring that the amenity of the GCBA would not be compromised.

Figure 4: Setback of Flats and Condominiums from Good Class Bungalow Areas (GCBA)

STOREY HEIGHT MINIMUM SETBACK FROM GCBA BOUNDARY

1-2 storeys* 3m or road buffer requirement (if fronting road)

3-5 storeys 25m

6-35 storeys setback to be increased by 1m beyond 25m for each storey height increase: eg a 6 storey flat would be set back 26m; a 7 storey flat would be set back 27m; and so on

36 storeys and above 56m

*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.

(o) Development on Sites Separated by Road or Canal

If a site is physically separated by a proposed or existing public road or canal, the resultant separated sites should each have a separate independent development, each with its own amenities. Each site will be treated as an independent development for compliance with the development control guidelines.

(p) Development involving 2 or more Contiguous Lots

Where the development is on contiguous lots and the design and layout are intended as a single development, amalgamation of the plots under one lot number is required. Where there are existing contiguous odd lots of State land which cannot be meaningfully developed on their own, the developers may be advised to apply to the Land Office to have them amalgamated with the development site.

(q) Private Enclosed Space (PES)

A “Private Enclosed Space” refers to a private outdoor area adjacent to a strata unit. It is intended to be an open uncovered space, with its extent defined by low fencing or wall to be owned by the adjacent strata unit owner for use as a private garden. There is no control on the size of the PES and the material for the enclosure or fencing that defines extent of the PES. However, the PES enclosure or fencing must not exceed 1m in height to ensure that PES retains an open and outdoor character as shown in Figure 5.

To protect the PES against falling objects and litter, PES protection / covering is to be provided for all new residential developments with proposed PES by adopting either one of the following 2 approaches

i) To propose a customised design solution for PES taking into consideration the floor plan and the

effectiveness of the proposed design solution in protecting the PES without adversely affecting other units (eg. provision for easy maintenance to avoid accumulation of litter on covers which could cause nuisance to other units) and comprising the open and outdoor character of the PES.

OR

ii) To provide a minimum covering of 2m in depth along the external wall of the unit abutting the

PES as shown in Appendix 4. The covering provided should facilitate easy maintenance to avoid accumulation of litter (see Figure 5).

PES that is protected by a cover up to 2m in depth measured from the external wall not computed as part of the overall gross floor area of a development. The subsequent covering of the PES beyond 2m in depth will generate additional GFA and requires planning permission. Submissions for additions and alterations within a strata unit which involve an increase in gross floor area are subject to the provisions in the Building Maintenance and Strata Management Act.

Figure 5: PES Covering and PES Enclosure or Fencing

MANAGEMENT CORPORATION OFFICE

5 The management corporation office should form part of the common property in the development. No strata subdivision as a separate strata unit will be allowed.

5 FLATS

FLATS DEVELOPMENT

1 Flats or apartments in Singapore are non-landed housing developments. Each unit is for residential purpose only. It has its own separate access usually taken from a common property area. The units can either be strata titled or be on lease title. They form the bulk of medium to high density housing in Singapore.

2 The building height of flats varies from 4 storeys to 30 storeys or even higher. Depending on the available land area, the site could contain one or more apartment blocks. In either case, it is usually intensively developed with minimum communal open space under the common ownership of the residents.

3 Strata subdivision is allowed for the residential units. Flats development will not be accorded condominium status as they do not satisfy condominium criteria.

LOCATION

4 Flats are allowed in mixed housing areas zoned residential in the Master Plan or Development Guide Plan. They are not allowed in areas designated for bungalow, semi-detached and mixed landed housing.

PARAMETERS

5 The parameters for flat developments are:

(a) Site Area

(i) Unlike condominium housing development, there is generally no minimum control on the site area as long as the site can be developed to meet the flats boundary setback requirements. However, developments involving breakaway from existing landed housing (eg. breakaway of a few terraced houses from an existing streetblock) would be subject to the minimum plot size requirements below.

(ii) For all breakaway proposals for either flat (or landed housing development) within

non-safeguarded landed housing areas, the aggregate land area for the left-behind plots must fulfil the following minimum plot sizes:

a) 600m2 for areas zoned Residential at GPR 1.4 or 1.6 in the Master Plan;

and b) 800m2 for areas zoned Residential at GPR 2.1 or 2.8 in the Master Plan.

(iii) In addition, the breakaway proposals themselves should also comply with minimum 600m2 (for GPR 1.4 or 1.6 area) or 800m2 (for GPR 2.1 or 2.8 area) if they are flat proposals. However, if the breakaway proposal is for landed housing development within a non-safeguarded landed housing area, the breakaway proposal must comply with the plot size requirement of the relevant landed housing form. See Figure 1 for illustrations.

(iv) The actual parcellation and configuration of the redevelopment proposals will

continue to be left to private negotiation between the land owners concerned as long as the guidelines on minimum plot size in Para (ii) and other prevailing development control guidelines are met.

(v) While the minimum plot size requirements apply for most cases, URA will consider waiving the minimum plot size control of the left-behind plot under the following situations: a) The owner of the left-behind plot does not wish to participate in the en-bloc

development despite being informed of the limited development potential of his land if it is left out of the redevelopment; and

b) An agreement cannot be reached between the owner of the left-behind plot and the other owners after extensive discussion. In such cases, the applicant should show clear documentary evidence of any prior negotiation with the owner of the left-behind plot.

(vi) In allowing the waiver for flat developments, the redevelopment proposal is to

adhere to the following guidelines where the left-behind plot is less than 400m2 in plot size or 10m in plot width, or subject to other development constraints (e.g. buffer requirements) such that it is not capable of independent redevelopment:

a) A 3-storey height control zone for a minimum width of 6m abutting the left-

behind landed house. Within this low rise zone, applicants can build a townhouse or part of a block of flats up to 3-storey. The usual development control requirements such as road buffer and building setbacks would still apply for the rest of the development outside the low-rise zone; and

b) Only residential use is allowed within the low-rise zone that abuts the left-behind landed house. Other communal and commercial uses (eg. carparks or clubhouses) would not be supported as they may adversely affect the amenity of the left behind house.

(vii) Where a waiver of the minimum plot size of the left-behind plot is granted and the size of the left-behind plot is not less than 400m2 and is capable of independent redevelopment, normal setback requirements apply for the proposed breakaway flat development.

Figure 1: Redevelopment of Existing Landed Houses to Flats and Other Landed Housing Forms within Non-Safeguarded Landed Housing Area

(b) Site Coverage

Site coverage is a measurement of the footprint of all buildings expressed as a percentage of the nett site area. It is an indication of how much the site has been built on. The maximum site coverage allowed for flats development is 40% (including covered car parks).

(c) Communal Open Space

There is no Communal Open Space (COS) requirement for flat developments.

(d) Green Planting Strip

To preserve Singapore’s image as a garden city, a 2m-wide (minimum) green planting strip is to be provided along all sides of the development site boundary except where it fronts a public road; in which

case, the relevant green buffer requirement shall be provided. The planting strip for tree planting purpose should be continuous (except where an access road is required), and shall be free of encroachment from structures such as boundary wall/ retaining wall, drains and ventpipes.

Where planting strips are to be provided, these should be clearly annotated as tree planting strip in all submission plans to Development Control.

The 2m planting strips and green buffers which form part of the communal greenery provision within the development, should not contain any Private Enclosed Spaces (PES). Greenery within the 2m planting strips and green buffers can be better achieved if they are maintained by the Management Corporations as communal spaces.

(e) Buffer Requirements

All developments fronting a road in Singapore must observe a certain green buffer distance and building setback distance from the road. The buffer requirement depends on the hierarchy of the road, type of the development and the building height. For residential developments, the buffer varies from 7.5m to 30m wide. See Figure 2 for details. The green buffer ranges from 3.0m for minor road to 5.0m from expressway fronting the road.

A new objective-based guideline has been introduced to allow greater design flexibility and to safeguard the intentions of the buffer requirements.

Although the green buffer is meant for the tree planting and turfing only, some minor ancillary structures are allowed for functional reasons. Applicant can choose to either apply the prescriptive guidelines or the objective-based guidelines if the structures proposed are not in the list. For details of the objective-based guidelines, please see "Figure 19: Objective-based Guidelines on Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in Part 2 General Considerations. (To be administered by NPARKS with effect from 1 August 2005. Please refer to NPARKS’ Circular: http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf)

For the types of ancillary structures located within the physical buffer or building setback, the new objective-based guidelines replace the prescriptive guidelines. Such ancillary structures can be allowed as long as the objectives and performance criteria are met. For details, please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the Physical Buffer and The Building Setback Area" in Part 2 General Considerations.

Figure 2: Buffer requirements for Residential Developments

SETBACK FROM ROAD RESERVE LINE

Category 1 Category 2 Category 3 Category 4 Category 5

BUILDING HEIGHT

Expressway Major Arterial(A)

Major Arterial(B)

Other Major Roads &

Slip Roads

Minor Roads &

Slip Roads

UP TO 5 STOREYS

24.0m (5.0m green, 19m physical)

12.0m (5.0m green, 7.0m physical)

7.5m (3.0m green, 4.5m physical)

6 STOREYS OR ABOVE

30.0m (5.0m green 25m physical)

15.0m (5.0m green 10.0m physical)

10.0m (3.0m green 7.0m physical)

7.5m (3.0m green, 4.5m physical)

7.5m (3.0m green, 4.5m physical)

(f) Setback Requirements

The setback requirements are as follows:

(i) Setback from Road

Flats and condominiums share a common standard for setback from the road (see Figure 3). Where a development site fronts two or more roads (e.g. corner site, sandwich site. See Figure 4 for a few possible configurations), the setback from the road will be applied to all boundaries fronting the road. Where the buffer requirement is more than the revised requisite setback from the road, the buffer will apply.

(ii) Setback from Common Boundaries

The setback requirements from the common boundaries for flats are in Figure 3.

(iii) Incremental Setback per Storey

The taller the block, the greater the requisite setback. For flats beyond 36 storeys, the setback requirement is capped at the same setback as for a 36-storey residential building.

(iv) Using Drainage Reserve/Open space to Offset Requisite Setback

Further reduction of setback through the use of drainage reserve/open space is not permitted.

Figure 3: Revised Setback Standards for Flats and condominiums

SETBACK FROM COMMON BOUNDARIES (IN METRES)

STOREY HEIGHT REVISED SETBACK FROM PUBLIC ROAD

FOR FLATS AND CONDOMINIUMS

(IN METRES)

FLATS CONDOMINIUMS

1 3.0 3.0

2 3.0 3.0

3 3.0 3.4

4 3.0 3.8

5 3.3 4.7

6 3.6 5.5

7 3.9 6.4

8 4.2 7.2

9 4.5 8.0

10 4.8 8.7

11 5.1 9.0

12 5.4 9.2

13 5.7 9.5

14 6.0 9.8

15 6.3 10.1

16 6.6 10.3

17 6.9 10.6

18 7.2 10.8

19 7.5 11.1

20 7.8 11.3

21 8.1 11.6

22 8.4 11.8

23 8.7 12.1

24 9.0 12.4

25 9.3 12.7

26 9.6 12.9

27 9.9 13.2

28 10.2 13.4

29 10.5 13.7

30 10.8 14.0

31 11.1 14.2

32 11.4 14.5

33 11.7 14.7

34 12.0 15.0

35 12.3 15.2

36 and above

Road buffer requirement

12.6 15.5

NOTE: A bay window is a cantilevered window and can be allowed within the setback distance (max 500mm protrusion into the setback distance) if it is raised at least 500mm above the floor slab.

Figure 4: Examples of Development Sites Fronting 2 or More Roads

(g) Landscape Deck

Landscape decks can be now be allowed within residential flat and condominium developments, subject to compliance with locational criteria. Landscape decks are essentially raised platform, partially covered with earthfill, to give an impression of a sunken basement. Uses such as carparks can be tucked beneath it.

Landscape decks allow for additional communal greenery and facilities, thus enhancing the identity of the development. Being an alternative building form, it is an option for developers to consider, as opposed to building fully submerged basement carparks or multi-storey carparks.

As the landscape decks are not meant to replace the current mandatory greenery provision of the 2m planting strips and green buffers, the deck structures are not to encroach onto these areas. For details of the landscape deck guidelines, please see “Figure 21: Guidelines for Landscape Deck in Residential Flat & Condominium Developments” in Part 1 General Considerations.

(h) Spacing Between Buildings

Currently, there is no specific guideline on building spacing. However, SIA, REDAS, SIP and URA have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4 March 2010. You are advised to refer to this guide and adopt the good practices highlighted in it.

(i) Building Orientation

For a building of a certain storey height, the requisite setback is the same, regardless of whether the facade has a bedroom facing, a living room facing or a blank wall (see example in Figure 5).

Figure 5: Revised Setback Standards for a 4- Storey Flat Development

(j) Storey Height

Flat developments are at least 4 storeys high. In certain areas, however, higher storeys are allowed if there are no urban design and/or technical constraints or special requirements affecting the site. The allowable building heights are indicated in the Development Guide Plans.

(k) Floor-to-Floor Height

The floor-to-floor height control for flats and condominium developments is as follows:

STOREY GPR 1.4 SITES GPR 1.6 AND ABOVE SITES

1ST STOREY 5.0m 5.0m

TOP STOREY 3.6m 5.0m

ALL OTHER STOREY 3.6m 3.6m

SKY TERRACE STOREY 3.6m 5.0m

NOTE: A sky terrace floor is a storey where the terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only such sky terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply.

Variation to the floor-to-floor height of each storey can be allowed, subject to the overall absolute height being maintained (see Figure 6a for illustration). If allowed, the overall building height (in metres) must comply with the control in relation to the proposed number of storeys.

If any floor is used as a sky terrace floor, a floor-to-floor height of 5.0m is allowed. However, if the proposed sky terrace floor is less than 5.0m, the ‘unused’ height cannot be transferred to other floors (see Figure 6b for illustration).

For residential development sites proposed on GPR 1.4 sites in the 2008 Master Plan, the floor-to-floor height control for the 1St storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a case-by-case basis.

Figure 6a: Example of Floor-to-Floor Height Control and the Overall Allowable Height

Figure 6b: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky Terrace

Floors cannot be transferred To Other Floors

(l) Building Length

Currently, there is no specific guideline on building length. However, SIA, REDAS, SIP and URA have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4 March 2010. You are advised to refer to this guide and adopt the good practices highlighted in it.

(m) Setbacks for multi-storey car parks

The setback distance for multi-storey car park building from the property/boundary line or road reserve line is as shown in Figure 7.

Figure 7: Setback for Multi-storey Car Park (MSCP)

Setback from road Road buffer requirement

Setback from property boundary

6m (minimum) for MSCP with opening at the façade

4.5(minimum) for MSCP with no openings at the facade

Setback from property boundary fronting open areas (i.e. open space, drainage reserve of width>6m)

4.5m (minimum)

NOTE: Solid wall with no opening at the facade. (lesser setback as adjoining development will not be affected in terms of noise, fumes or car headlight)

A multi-storey car park building which abuts and is integrated into a residential tower block can be allowed to follow the same setback requirements as if the multi-storey car park building is a standalone building (see Figure 7a). This relaxation will be assessed based on the merits of the proposal i.e. based on the height and length of the multi-storey car park building and its impact on the surrounding environment. It will apply if the proposal demonstrates that the integration of the MSCP with the residential tower block and results in a better designed development that will benefit the environment.

Figure 7a

(n) Setback of Flats from Good Class Bungalow Areas (GCBA)

(i) The minimum setback of flats from Good Class Bungalow Areas (GCBA) are in Figure 8. (ii) The revised setbacks would enable developments to achieve their development potential while ensuring that the amenity of the GCBA would not be compromised.

Figure 8: Setback of Flats and Condominium from Good Class Bungalow Areas

STOREY HEIGHT MINIMUM SETBACK FROM GCBA BOUNDARY

1-2 storeys* 3m or Road buffer requirement (if fronting road)

3-5 storeys 25m

6-35 storeys Setback to be increased by 1m beyond 25m for each storey height increase: eg a 6 storey flat would be set back 26m; a 7 storey flat would be set back 27m; and so on

36 storeys and above 56m

* Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.

(o) Private Enclosed Space (PES)

A “Private Enclosed Space” refers to a private outdoor area adjacent to a strata unit. It is intended to be an open uncovered space, with its extent defined by low fencing or wall to be owned by the adjacent strata unit owner for use as a private garden. There is no control on the size of the PES and the material for the enclosure or fencing that defines extent of the PES. However, the PES enclosure or fencing must not exceed 1m in height to ensure that PES retains an open and outdoor character as shown in Figure 9.

To protect the PES against falling objects and litter, PES protection / covering is to be provided for all new residential developments with proposed PES by adopting either one of the following 2 approaches:

i) To propose a customised design solution for PES, taking into consideration the floor plan and the effectiveness of the proposed design solution in protecting the PES without adversely affecting other units (eg. provision for easy maintenance to avoid accumulation of litter on covers which could cause nuisance to other units) and compromising the open and outdoor character of the PES.

OR

ii) To provide a minimum covering of 2m in depth along the external wall of the unit abutting the PES as shown in Appendix 4. The covering provided should facilitate easy maintenance to avoid accumulation of litter (see Figure 9).

PES that is protected by a cover up to 2m in depth measured from the external wall is not computed as part of the overall gross floor area of a development. The subsequent covering of the PES beyond 2m in depth will generate additional GFA and requires planning permission. Submissions for additions and alterations within a strata unit which involve an increase in gross floor area are subject to the provisions in the Building Maintenance and Strata Management Act.

Figure 9: PES Covering and PES Enclosure or Fencing

3 LANDED HOUSING

LANDED HOUSING

1 Landed housing are low-rise/low density residential development. There are various landed housing forms in Singapore. They are categorised according to the following:

(a) Land title (i) detached house (bungalow); (ii) semi-detached house; (iii) terrace house I or II.

(b) Strata title (No condominium status allowed) (i) strata detached houses (bungalows); (ii) strata semi-detached houses; (iii) strata terrace houses; (iv) mixed strata landed housing.

The relevant devt guidelines pertaining to landed housing are explained in detail in the sections below. You can also refer to our interactive tool on landed housing, e-Advisor, for a visual understanding of some common queries people have regarding landed housing developments. Homeowners can also make use of this interactive tool to guide them on their renovation plans for their landed house.

DETACHED HOUSES OR BUNGALOWS 2 A detached house or bungalow is a free standing dwelling unit within a plot of land – see Figure

1. The plot can vary in size. For plots outside the good class bungalow areas (GCBA), they should have a minimum plot size of not less than 400m² unless the existing lots are already subdivided with a land area less than this. The bungalow plots in the GCBA should have a minimum development size of 1400m². All bungalow plots are subject to a maximum site coverage control of 35%, 40% or *45% depending on the plot size - See para 9.

Figure 1: Bungalow Guidelines (outside GCBA)

SEMI-DETACHED HOUSES

3 A semi-detached house (see Figure 2a) is a dwelling house:

(a) partially attached on one side to any number of other units. This includes a (i) semi-detached bungalow house; (ii) semi-detached terrace house (also known as corner terrace); (iii) back-to-back semi-detached house ( see Figure 2b).

(b) abutting the common boundary as a result of the adjoining unit being demolished or redeveloped into other housing form.

Figure 2a: Semi-detached House Guidelines

Figure 2b: Back-to-Back Semi-detached House Guidelines

TERRACE HOUSES I & II

4 A terrace house is a house on a lot which forms part of a row of at least 3 dwelling houses abutting the common boundaries with party walls. The width of the terrace plot may vary but it should not be less than 6m wide for the intermediate units and 8m for the corner units.

5 There are 2 types of terrace houses; namely, terrace house I & terrace house II. For terrace house I, front setback from the road is based on buffer requirement (see Figure 3). For the terrace II, the building wall and roof eaves are setback 2m (fixed) and 1m from the road reserve respectively. A standard plot size and typical layout are shown in Figure 4.

Figure 3: Terrace House I Guidelines

Figure 4: Terrace House II Guidelines

Location

6 Terrace house II (TTII) must be sited within its own enclave or satisfy the following criteria:

(a) Within existing estates: If the development site is located within an existing landed housing estate, the TTII

development, when completed, should form an enclave on its own (see Figure 4a). (b) For new estates: TTII guidelines can apply to new landed housing areas, example, sale of site for landed

developments, provided it is developed comprehensively as a distinct TTII estate. Alternatively, it can be allowed in isolated private residential estate where such compact development forms an enclave on its own and has no adverse impact to the surrounding residential estates.

Figure 4a: Examples of Enclaves of Existing Landed Housing Plots Where TTII guidelines May

Apply

Site Coverage

7 Site coverage control is only applicable to detached house or bungalow development. The intention is to safeguard the ambience and character of bungalow development. It also helps to ensure that there are sufficient open areas around the compound of each bungalow which, together with other similar units, contribute to the total environmental quality of a bungalow area.

8 There is no site coverage control for semi-detached and terrace houses.

9 The site coverage controls vary with the plot size as follows:

(a) Good Class Bungalows (1400m²): 35% (b) Other Bungalows ( > 800m²): 40% (c) Other Bungalows ( <= 800m²): 40%

(d) Other Bungalows ( <= 800m²) in 2-storey mixed landed and 2-storey semi-detached housing areas: 45%

Plot Size

10 The minimum plot dimensions and plot sizes for all types of landed (Iand title) housing development are as follows:

HOUSING FORM PLOT WIDTH(min) PLOT DEPTH(min) PLOT SIZE(min)

Good class bungalow 18.5m 30m 1400m²

Other bungalow 10m nil 400m²

Semi-detached house (including corner terrace I)

8m nil 200m²

Back-to-back Semi-detached house 10m nil 200m²

Terrace house I (intermediate units) 6m nil 150m²

Terrace house II (corner units) 8m nil 80m²

Terrace house II (intermediate units) 6m nil 80m²

11 For good class bungalow development, variations in plot width, depth and size may be considered if the proposal is an infill development on existing plots which are already subdivided with land area less than 1400m2 each. Alternatively, the reduction should be less than 10% of the minimum plot size of 1400m2 and be due to the surrender of land to the government for a public purpose like road widening. In such situations, the original plot size for each plot before surrendering must not be less than 1400m2.

Figure 4b: Development of Good Class Bungalow Plot

Open Space Provision

12 For landed housing (land title) development, at least 4.05m² green open space shall be provided for every 56m² of gross floor area. Generally, an open space plot area of 1000m² or more will have to be provided. If the computed open space requirement is <1000m², a plot smaller than 1000m² based on the same rate will apply.

Access Point for New Landed Houses

12a All vehicular access for new landed housing developments, especially terrace and semi-detached houses, should be paired-up, where possible i.e. two access points located side-by-side with each other. This is to secure a sufficiently wide strip of land (at least 6m) between 2 pairs of access points to facilitate roadside planting and provide some space for kerbside parking within landed housing estate (see Figure 5a). The 6m length is the current minimum requirement of NParks to enable small trees to be planted along these estate roads.

12b However, for new landed housing plot with plot width of more than 10m, its access point need not be paired up with the adjacent unit provided it can provide the full continuous 6m planting verge within the plot width of the site (see Figure 5b).

Access Point for Existing Landed Houses

12c For existing landed housing developments, the existing access arrangement can remain. However, for accesses that are already in a paired arrangement today, it should not be separated in future.

Figure 5a: Paired Access Points

Figure 5b: Truncated Access Points

Setback Requirements

13a Other than the terrace house II and good class bungalows, other bungalows, semi-detached houses and terrace houses share the same setback requirements. The main building setback for landed houses hence varies depending on the types of landed (land title) housing. They are shown in Figures 6a, 6b, 6c & 7.

Figure 6a: Front and Rear Building Setback Control

Figure 6b: Side Building Setback Control

BUILDING FRONT1(min) REAR(min) SIDE2(min)

(Columns & Walls)

1st Storey

TERRACE II *2m (fixed) *2m 2m

OTHERS3 Road Buffer 2m 2m

GCBA Road Buffer 3m 3m

2nd Storey

TERRACE II *2m (fixed) *2m 2m

OTHERS3 Road Buffer 2m 2m

GCBA Road Buffer 3m 3m

3rd Storey

TERRACE II *2m (fixed) *2m 2m

OTHERS3 Road Buffer 3m 3m

Roof Eaves

TERRACE II *1m 1m 1m

OTHERS3 Green buffer 1m 1m

GCBA Green buffer 1.6m 1.6m

Figure 6c: Setbacks of Main Building

Notes: 1 Front setback is taken to be the distance of the building to the road regardless of the orientation of the house. For site having multiple road frontages, the boundary from which the vehicle access point is located is deemed to be the front where road buffer will apply. For other boundaries, the buffer requirements will still apply except where they front a category 5 road, the minimum building setback requirement of side or rear where applicable, will apply. See para 33 for setback applicable for odd-shaped plots. 2 Side setback requirements are not applicable to intermediate terrace houses. 3 Include Terrace I, semi-detached houses and bungalows outside GCBA.

Rear Setback of Terrace/Semi-detached Houses That Abut Existing Backlanes

13b The 1st storey rear extension of terrace/semi-detached houses can abut existing backlanes. This is because the backlanes (with widths of 4 to 6m) serve to provide adequate setback between 2 rows of houses.

13c However to prevent disamenity to other residents and undue obstruction to servicing/repair works, all such rear extensions will have to comply with the following requirements:

(a) The height of the rear extension should not exceed that of the actual first storey. (b) There should not be any structural encroachment into the backlanes. (c) For houses abutting state owned backlanes, new door and window openings can be

allowed at the walls or boundary walls abutting the backlanes. (d) For houses abutting privately owned backlanes, existing door or window openings can

remain, but they should not be enlarged or shifted. New openings or enlargement of existing openings along privately owned backlanes will not be allowed unless the applicant has prior written consent from the backlane owner.

(e) Any new openings, if allowed, should open inwards. A planning condition would be imposed requiring the closure of the openings along the back lane in the event the back lane is redeveloped.

The guidelines for 1st storey rear extensions to abut backlane are illustrated in Figure 6d.

Figure 6d: Guidelines for first Storey Rear Extensions to Abut Backlane

Setback for Car porch, Terrace Area, Bay Window & Other Features

13d The setback distance for car-porch, terrace area, bay window and other features from the front, rear and side lot boundary are in Figure 7. Where a car porch is provided within the 7.5m building setback line, the car porch roof must be:

(a) single-storey; (b) a Pitch Roof; and (c) a Light Weight Roof; or an RC Roof with a gradient of at least 1:10. If parapet wall on top

of the roof is provided, it shall not exceed 500mm high.

Figure 7: Setbacks of Car porch, Terrace Area, Bay Window & Others

BUILDING FRONT (min)

REAR (min)

SIDE (min)

Carporch5

TERRACE II

Columns *2m *2m 2m

Roof Eaves *1m 1m 1m

OTHERS1

Columns 2.4m3 2m 2m

Roof Eaves 2.4m3 1m 1m

GCBA

Columns 2.4m4 3m 3m

Roof Eaves 2.4m4 1.6m 1.6m

Terrace Area

TERRACE II

Columns *2m *2m 2m

Roof Eaves *1m 1m 1m

OTHERS1

Columns 2.4m4 2m 2m

Roof Eaves 2.4m4 1m 1m

GCBA

Columns 5.1m4 3m 3m

Roof Eaves 5.1m4 1.6m 1.6m

Bay Window2 / Planter boxes / Minor Decorative Fins / Horizontal Sun-shading Devices6

TERRACE II NA 2m 2m

OTHERS1

1st/2nd storey 7m4 2m 2m

3rd STOREY 7m4 2.5m 2.5m

GCBA

1st/2nd storey 7m4 2.5m 2.5m

Air-conditioner ledges

TERRACE II NA 2m 2m

OTHERS1

1st/2nd storey 7m4 2m 2m

3rd STOREY 7m4 2.5m 2.5m

GCBA

1st/2nd storey 7m4 3m 3m

NOTES: 1 Include Terrace I semi-detached houses and bungalows outside GCBA. 2 A bay window is a cantilevered window, and can be allowed within the front setback and 3rd storey rear and side setbacks (max 500mm protrusion into the setback distance) if it is raised at least 500mm above the floor slab. The setback is measured from the boundary to the external wall/glass for the bay window. See para 14b below. 3 Applicable for sites fronting category 3 to 5 road. Car porch fronting a category 2 road would be allowed to encroach into the physical buffer but its length should not exceed the standard provision for a car park(5m). 4 Applicable for sites fronting category 3 to 5 road.

5 For site which slopes upward from the road level, ‘basement garage’ if permitted, is to comply with the setback requirement similar to that of a car porch. Applicable only for a car porch with max. width of 3.0m (column to column) facing the road. Additional covered car-porches beyond the 3.0m width are to be set back in accordance with setback requirements for Terrace Area (e.g. 5.1m for front and 3.0m for side/rear are required for additional car porches proposed for GCBA). 6 The horizontal sun-shading devices refer to light weight cantilevered screens for sun-shading purposes without vertical supports, which do not significantly increase the building bulk.

Height of Common Boundary Wall Abutting Car porch/Patio Area for Semi-detached Houses

14a The height of the common boundary wall abutting the car porch/patio area of semi-detached houses can be allowed up to the 1st storey ceiling height.

Bay Windows

14b A bay window is a cantilevered window, and can be allowed within the front setback and 3rd storey rear and side setbacks (max 500mm protrusion into the setback distance) if it is raised at least 500mm above the floor slab. Please refer to examples (a) and (b) in Figure 8.

Figure 8: Examples of Bay Windows in Conventional Housing Estates

REAR GARDEN” LANDED HOUSING

15 The building setbacks for “rear garden” landed housing (land title) allow houses to provide for a larger garden at the rear while having a narrower building setback from the road reserve line (front boundary). The building and car porch setback from the road reserve line is relaxed to 3m and the building setback from the rear boundary shall have a minimum of 7.5m - see Figure 9.

Figure 9: Terrace Houses I (Rear Garden)

16 The various building setbacks for “rear garden” housing are:

FROM ROAD RESERVE LINE (front boundary)

FROM REAR BOUNDARY

FROM SIDE BOUNDARY

Main building 3m 7.5m 2m (1st & 2nd storey)

3m (3rd storey)

Carporch 3m - -

Covered terrace - 5.1m -

Roof eaves 1m (applies to roof eaves of the main roof)

- -

17 “Rear garden” housing must be sited within its own enclave or satisfy certain locational criteria within existing or new estates as follows:

(a) within existing estates: houses with the proposed rear garden should form their own enclave to segregate them from the rest of the estate with their own access road. The access road normally takes the form of a cul-de-sac.

(b) within new estates: rear garden landed housing can be allowed within designated areas specially planned or set aside for such housing layout.

18 Since the introduction of the “Rear garden” landed housing guidelines in 19 Apr 1996, a total of eight estates were safeguarded for “Rear garden” landed housing. They are Hong Leong Garden, Clementi Green Estate, Changi Heights, Lasia Avenue, Peach Garden, The Inglewood, Ford Avenue and Yuk Tong Avenue.

REDEVELOPMENT OF LANDED HOUSING ESTATES

19 Well established existing landed housing estates in Singapore are already safeguarded to protect the character of these private housing estates - see Figure 10 (Details on the safeguarded landed housing areas can be found in “The Designated Landed Housing Area Plan ” which is available for browsing at the URA Customer Service Centre).

Figure 10: Designated Landed Housing Areas

20 The existing safeguarded landed housing estates comprise:

(a) Good Class Bungalow Areas; (safeguarded since 1980 and only 2 storey detached houses [bungalows] and strata detached houses [strata bungalows] are allowed)

(b) Bungalow areas; (only detached houses [bungalows] and strata detached houses [strata

bungalows] are allowed) (c) Semi-detached housing areas; (detached houses [bungalows], strata detached houses

[strata bungalows], strata semi-detached houses and mixed strata detached/semi-detached housing are also allowed) and

(d) Mixed landed housing areas (all landed and strata landed housing types are allowed

except for terrace house II which is subject to evaluation).

21 The housing form which can be allowed in these areas are indicated in Figure 11. The other residential areas are for mixed housing like flats, condominiums and any form of landed properties.

Figure 11: Housing Control in Designated Landed Housing Areas

DESIGNATED LANDED HOUSING

AREAS

HOUSING FORMS BUILDING HEIGHT

DETACHED (BUNGALOW)

STRATA DETACHED

(BUNGALOW)

LINKED HOUSES

SEMI-DETACHED

STRATA SEMI-

DETACHED

MIXED STRATA DETACHED/ SEMI-

DETACHED

TERRACE HOUSES I

TERRACE* HOUSES II

STRATA TERRACE

OTHER MIXED STRATA LANDED HOUSING

FLATS**

GOOD CLASS BUNGALOW AREAS

Allowed Allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed 2 storeys (maximum)

BUNGALOW AREAS

Allowed Allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed Not allowed 2 or 3 storeys depending on prescribed height control SEMI

DETACHED HOUSING AREAS

Allowed Allowed Allowed Allowed Allowed Allowed Not allowed Not allowed Not allowed Not allowed Not allowed

MIXED LANDING HOUSING AREAS

Allowed Allowed Allowed Allowed Allowed Allowed Allowed Allowed Allowed Allowed Not Allowed

NOTES: * Subject to evaluation ** Include condominium

GOOD CLASS BUNGALOW AREAS (GCBA) 22 There are 39 GCBAs comprising prime residential land safeguarded for good class bungalows -

see Figure 12. These bungalows have a minimum plot size of 1400m², site coverage control of 35% and their own setback requirements which are different from other smaller bungalow developments.

Figure 12: Good Class Bungalow Areas

The following are Good Class Bungalow Areas (GCBA)#

1 Belmont Park 21 Gallop Road / Woollerton Park

2 Bin Tong Park 22 Garlick Avenue

3 Binjai Park 23 Holland Park

4 Brizay Park 24 Holland Rise

5 Bukit Sedap 25 Kilburn Estate

6 Bukit Tunggal 26 King Albert Park

7 Caldecott Hill Estate 27 Leedon Park

8 Camden Park 28 Maryland Estate

9 Chatsworth Park 29 Nassim Road

10 Chee Hoon Avenue 30 Oei Tiong Ham Park

11 Chestnut Avenue 31 Queen Astrid Park

12 Cluny Hill 32 Raffles Park

13 Cluny Park 33 Rebecca Park

14 Cornwall Gardens 34 Ridley Park

15 Dalvey Estate 35 Ridout Park

16 Eng Neo Avenue 36 Swiss Club Road

17 Ewart Park 37 Victoria Park

18 First / Third Avenue 38 Windsor Park

19 Fort Avenue 39 White House Park

20 Fourth / Sixth Avenue

NOTE: # refer to Figure 12.1

Figure12.1: Bungalow Areas

SUBDIVISION OF CONSERVED BUNGALOW LOTS IN GCBA

23 Subdivision of conserved bungalow lots in GCBAs is allowed. Site containing one or more conserved bungalows can be subdivided into smaller standard bungalow plots (1400m²) such that the conserved bungalow plot occupies larger than 1400m². The larger plot area for this conserved bungalow plot can be offset against another contiguous bungalow plot provided the two together shall not be less than 2800m². The number of deficient plots to be allowed shall depend on the number of conserved bungalows on the site.

24 In carrying out the subdivision, the following criteria must be met:

(a) the lot to be subdivided must be at least 2800m² (after setting aside for road widening/DR etc);

(b) the deficient plot (i.e. <1400m²), if any, is not less than 1000m²; (c) the total of the deficient plot size and the plot size of the conserved bungalow must not be

less than 2800m² (after setting aside for road widening/DR etc); (d) the deficient plot must be contiguous with the conserved bungalow plot; and (e) the proposed new bungalows and the conserved bungalows shall comply with the

requisite site coverage and setback requirements.

25 Figure 13 illustrates a subdivision involving a deficient plot. Figure 14 shows the situation of 1 conserved bungalow on a plot >1400m² with 2 proposed deficient plots which cannot be allowed because only one residue plot with deficient plot size is allowed for each conserved bungalow.

Figure 13: Subdivision of Conserved Bungalow Lots in GCBA (allowable situation)

Figure 14: Subdivision of Conserved Bungalow Lots in GCBA (not allowable situation)

REDEVELOPMENT OF EXISTING SEMI-DETACHED HOUSE OR TERRACE HOUSE

26 With the relaxation of plot sizes for bungalows and semi-detached houses in 1991. The planning authority has received planning applications for redevelopment of existing semi-detached and terrace houses into more units or other housing forms. To optimise land use, these redevelopments are generally allowed if they can satisfy the planning guidelines. House owners making the change are advised to inform their immediate neighbours of their approved plans as early as possible and to seek their cooperation and understanding to minimise inconvenience to both parties.

27 The conditions for redevelopment are as follows:

(a) From Semi-detached to Bungalow or a new pair of Semi-detached Houses

A semi-detached house with a plot size of 400m² and a plot width of 10m can be developed into a bungalow provided the plot size of the remaining semi-detached unit is capable of being redeveloped into a new bungalow (minimum plot size 400m2, width 10m). In areas where semi-detached houses are allowed, the semi-detached house with a plot size of 400m² can be developed into a pair of new semi-detached houses if the plot width is 16m or more provided the plot size of the remaining semi-detached unit is also capable of being redeveloped into a new bungalow (minimum plot size 400m2, width 10m) or a new pair of semi-detached units (minimum plot size 400m2, width 16m). On redevelopment of one of the semi-detached houses, the remaining semi-detached house can be retained or be redeveloped into a bungalow provided the plot size is large enough and the plot width is not less than 10m. -see Figure 15.1.

(b) From Terrace House to Bungalow or Semi-detached House

A corner terrace house plot can be redeveloped into a detached or a new pair of semi-detached houses if it can comply with the minimum plot width and size, and provided the adjoining terrace plot has 8m plot width and 200m2 plot size. For intermediate terrace houses built in the past with wide frontage and large plot size, any unit in a row of these

houses can be redeveloped to other landed housing forms if the plot size and width are sufficient to allow the change, and provided the adjacent affected unit (from which it is detached ) has a minimum plot size of 200m² and width of 8m (i.e. capable of being rebuilt into a corner unit in future). For example, the 2nd unit in a row can detach itself from the 3rd unit and pair up with the last unit to form a pair of semi-detached houses or it can detach from the corner house and itself becomes a corner terrace house - see Figure 15.2 & 15.3.

(c) From Semi-detached to Terrace Houses

In areas not designated for bungalows or semi-detached, joint redevelopment of a pair of semi-detached houses into terrace houses is allowed if it can comply with the minimum plot width and size for terrace houses. The redevelopment of a semi-detached house into terrace houses abutting an existing semi-detached house is not allowed so as not to downgrade the remaining semi-detached unit to a corner terrace house and limit its redevelopment potential - see Figure 15.4.

28 For all redevelopments which leave an existing party wall bare and exposed, the person undertaking the redevelopment must do the following:

(a) plaster and paint the exposed blank wall and neaten any exposed roof of the remaining semi-detached house or terrace house as soon as the existing building(s) on the subject site is demolished;

(b) allow the adjacent owner access to the site to maintain or repair the roof and the exposed blank wall of the remaining semi-detached house or terrace house;

(c) submit to the Building and Construction Authority, an engineer’s certification of the structural stability of the remaining unit.

29 While the detachment of a building from an existing party is allowed under the conditions stated

above, the creation of a new blank party wall at the common boundary for a new house is not allowed (unless it is in accordance with an approved street block plan). See Figure 15.5

30 After the adjoining semi-detached house is redeveloped into other allowable housing forms, the previously approved remaining semi-detached unit can remain as approved. However, taking into the consideration the allowable redevelopment of a unit of a pair of semi-detached house into other housing forms, a semi-detached house is thus defined as :

(a) a dwelling house partially attached on one side to any number of other units. This includes semi-detached bungalow houses and semi-detached terrace houses(also known as corner terrace) or

(b) a dwelling house abutting the common boundary as a result of the adjoining unit being demolished or redeveloped into other housing forms.

Figure 15.1: Redevelopment of Existing Semi-detached House to Bungalow or Semi-detached

House*

NOTES: *These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or proposed landed housing in non-safeguarded landed housing areas, please refer to the guidelines on ‘Site Area’ under Flat and Condominium Developments.

Figure 15.2: Redevelopment of Existing Intermediate Terrace House to Bungalow, Semi-

detached and Corner Terrace

NOTES: These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or proposed landed housing in non-safeguarded landed housing areas, please refer to the guidelines on ‘Site Area’ under Flat and Condominium Developments.

Figure 15.3: Redevelopment of Existing Intermediate Terrace House to Bungalow, Semi-

detached and Corner Terrace

NOTES: These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or proposed landed housing in non-safeguarded landed housing areas, please refer to the guidelines on ‘Site Area’ under Flat and Condominium Developments.

Figure 15.4: Redevelopment of Existing Semi-detached House to Terrace House

NOTES: These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or proposed landed housing in non-safeguarded landed housing areas, please refer to the guidelines on ‘Site Area’ under Flat and Condominium Developments.

Figure 15.5: Redevelopment of Existing Bungalow to Terrace Houses {under review}

MARGINAL DEFICIENCY IN PLOT WIDTH FOR IRREGULAR-SHAPED LANDED HOUSING PLOTS

31 Semi-detached and corner terrace houses on irregular-shaped landed housing plots within existing landed housing estates can be allowed marginal deficiency in plot width provided the following criteria is satisfied:

(a) the average width of the subject plot with the deficient plot width is to be at least 8m. This is to ensure that the resultant buildable footprint allows for a meaningful layout;

(b) the absolute minimum plot width for the subject plot at the narrowest side is to be 4.0m; (c) the plot with the deficient plot width must comply fully with the minimum plot size of 200 sq

metres and all other development control guidelines e.g. setback, road buffer, etc; and (d) the deficiency in plot width is to be confined to one plot per development on an in-fill site

(i.e. all other plots within the same development must comply fully with the minimum plot width).

32 Figure 15.6 provides examples of irregular-shaped plots to illustrate the criteria above.

Figure 15.6: Examples of Irregular-shaped Plots Where Marginal Deficiency in Plot Width Can Be

Allowed

LANDED HOUSING ON ODD-SHAPED PLOTS

33 The front setback requirement for corner terrace, semi-detached and detached houses on existing odd-shaped plots (e.g. triangular or elongated with long road frontage and shallow depth) are more relaxed than regular plots. This is because the buildable footprint of such plots with long road frontage will be severely constrained if the standard 7.5m buffer requirement from the road is applied. The standard front setback of 7.5m will apply for a width of 8m, measured from the common boundary line with the adjoining neighbour. Beyond the 8m width, a reduced front setback of 2m is allowed. Refer to Figure 16.1 for illustration. All other controls such as the setback of car porch follow the guidelines for landed housing. This relaxed setback does not apply to proposals where the odd-shaped plot is created out of further subdivision of land for 2 or more units (refer to Figure 16.2a). The criteria to qualify for the more relaxed front setback for such plots are:

(a) constrained site where the resultant building footprint cannot achieve a meaningful layout

after complying with the standard 7.5m road buffer requirement; (b) the odd-shaped configuration is an existing plot configuration and not created by

subdividing regular or less regular-shaped plots (refer to Figure 16.2b); (c) the odd-shaped site fronts a minor road (i.e. category 4 or 5); (d) the site is not in a good class bungalow area.

Figure 16.1: Setback Requirement for Odd-Shaped Landed Housing

Minor Road (Cat 4 or 5)

Original lot

Minor Road (Cat 4 or 5)

Subdivided plots

A B

Remarks: Newly created constrained plot does not qualify for the reduced front setback

Figure 16.2a: Example of sites that cannot qualify for the reduced front setback

Figure 16.2b: Example of Sites That Cannot Qualify For the Reduced Front Setback

DEFINITION OF “ADDITIONS & ALTERATIONS’’ VERSUS “RECONSTRUCTION’’ OF LANDED DWELLING HOUSES

34 To qualify as an “Additions & Alterations’’ to a landed dwelling house, the following criteria must be complied with:

(a) the proposed additional gross floor area does not exceed 50% of the approved gross floor area;

(b) the external walls that are to be removed and replaced with new walls do not exceed 50%

of the approved external walls; (c) structurally changes to the existing landed dwelling house such as replacing or

constructing new columns/beams and reconstructing existing floor slabs do not exceed 50% of the existing;

(d) changes/replacement of entire roof, regardless of increase in height as long as it does not

involve an additional storey; (e) addition of an attic provided the increase in GFA is less than 50%;

Proposals that do not comply with any of the above criteria are considered as “Reconstruction’’. The following works are deemed as reconstruction regardless of whether the works exceed 50% of the existing building:

(a) Increase in storey height – Changes/replacement of any part of the roof when it involves

an additional storey (b) Change in housing form – Works which result in a change to the landed dwelling house

form, for example, from semi-detached house to detached house.

4 STRATA LANDED HOUSING STRATA LANDED HOUSING (Strata Title)

1 Other low-rise/low density residential developments with strata title arrangement are known as “strata landed housing” developments. These housing forms add variety and choice to the residential property market. However, no condominium status will be accorded to such developments.

2 A strata landed housing development with communal facilities can comprise one of the three basic types:

(a) Strata detached houses (bungalows) (b) Strata semi-detached houses (c) Strata terrace houses (to comprise at least three strata terrace units)

3 Mixed strata landed developments comprising any combinations of the three basic types can be allowed, subject to compliance with the location criteria (see Figure 1).

4 Each strata unit within the strata landed housing development is to have a minimum building footprint with ground contact of 50 m2. The upper storeys and basement of each strata unit are not to be subdivided into separate strata units.

5 The strata title arrangement is used to define the extent of private and communal areas within the strata landed housing development. Areas classified as Communal Open Space are not to be included in the boundary of the individual strata units.

LOCATION CRITERIA

6 The location criteria for the various strata landed housing development are in Figure1.

Figure 1: Location Criteria for Strata Landed Housing

FORM STRATA DETACHED

(BUNGALOW)

STRATA SEMI-DETACHED

STRATA TERRACE

Location Criteria Bungalow areas (including GCBA)/ Semi-detached areas/Mixed landed housing areas

Semi-detached areas/Mixed landed housing areas

Mixed landed housing areas

PARAMETERS

7 The parameters for strata landed housing developments are:

(a) Site Area

There is no minimum control on the site area as long as the other requirements listed below are met.

(b) Site Coverage

Site coverage is a measurement of the footprint of all buildings expressed as a percentage of the nett site area. It is an indication of how much the site has been built on. The maximum site coverage allowed for strata landed housing developments located outside GCBAs is 40%. The maximum control for such developments located in GCBAs is 35%.

(c) Communal Open Space

A minimum 30% of the nett site area1 of the strata landed housing development is to be set aside for the provision of Communal Open Space (COS) and communal facilities. Areas classified as COS are not to be included in the boundary of the individual strata plots.

NOTE: 1 The nett site area excludes land to be set aside for road widening & drainage reserve.

(d) Green Planting Strip

To preserve Singapore’s image as a garden city, a 2 m-wide (minimum) green planting strip is to be provided along all sides of the development site boundary except where it fronts a public road; in which case, the relevant green buffer requirement shall be provided. The planting strip for tree planting purpose should be continuous (except where an access road is required), and shall be free of encroachment from structures such as boundary wall/retaining wall, drains and ventpipes. Where planting strips are to be provided, these should be clearly annotated as tree planting strip in all submission plans to Development Control. The 2m planting strips and green buffers which form part of the minimum 30% COS provision, should not contain any Private Enclosed Spaces (PES). This is because PES being privately owned cannot form part of the communal greenery. Greenery within the 2m planting strips and green buffers can be better achieved if they are maintained by the Management Corporations as communal spaces.

(e) Buffer Requirements

All developments fronting a road in Singapore must observe a certain green buffer distance and building setback distance from the road. The buffer requirement depends on the hierarchy of the road, type of the development and the building height. For strata landed developments, the buffer varies from 7.5m to 24m wide. See Figure 2 for details. The green buffer ranges from 3.0m for minor road to 5.0m from expressway. A new objective-based guideline has been introduced to allow greater design flexibility and to safeguard the intentions of the buffer requirements. Although the green buffer is meant for tree planting and turfing only, some minor ancillary structures are allowed for functional reasons. Applicant can choose to either apply the prescriptive guidelines or the objective-based guidelines if the structures proposed are not in the list. For details of the objective-based guidelines, please see "Figure 19: Objective-based Guidelines on Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in Part 2 General Considerations. (To be administered by NPARKS with effect from 1 August 2005. Please refer to NPARKS’ Circular: http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf) For the type of ancillary structures located within the physical buffer or building setback, the new objective-based guidelines replace the prescriptive guidelines. Such ancillary structures can be allowed as long as the objectives and performance criteria are met. For details, please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the Physical Buffer and The Building Setback Area" in Part 2 General Considerations.

Figure 2: Buffer requirements for Strata Landed Housing

CATEGORY 1 CATEGORY 2 CATEGORY 3 CATEGORY 4 CATEGORY 5

EXPRESSWAY MAJOR ARTERIAL(A)

MAJOR ARTERIAL(B)

OTHER MAJOR ROADS & SLIP

ROADS

MINOR ROADS & SLIP ROADS

24m (5.0m green, 19m physical)

12m (5.0m green, 7.0m physical)

7.5m (3.0m green, 4.5m physical)

7.5m (3.0m green, 4.5m physical)

7.5m (3.0m green, 4.5m physical)

(f) Setback Requirements

The setback requirements are as follows:

(i) Setback from Road

The setback controls of buildings from public roads are determined by the road buffer only (see Figure 2). Where a development site fronts two or more public roads, the buffer requirements from the roads will be applied to all boundaries fronting the roads.

(ii) Setback from Common Boundaries

A strata unit within the development site is to be set back 3m (minimum) from the common site boundary with another property. This guideline applies whether the front, side or rear of the strata unit faces the common site boundary.

(iii) Using Drainage Reserve/Open Space to Offset Requisite Setback

Further reduction of setback through the use of drainage reserve/open space is not permitted.

(g) Spacing between Strata Units

Owners/developers and QPs are free to decide the suitable front, side and rear spacings between strata units within the development site.

(h) Building Orientation

Owners/developers and QPs are free to decide the orientation of strata units within the development site.

(i) Storey Height

A strata landed housing developments can be 2 or 3 storeys high, depending on the allowable height prescribed in the designated landed housing estate plan or the Master Plan. Basements and attic are allowed.

(j) Floor-to-Floor Height

The floor-to-floor height control for the 1st storey is 4.5m and 3.6m for the upper storeys.

(k) Building Length

Owners/developers and QPs are free to decide their desired building length.

(l) Setback of Strata Landed Housing from Good Class Bungalow Areas (GCBA)

(i) The minimum setbacks of strata landed housing from Good Class Bungalow Areas (GCBA) are in Figure 3. The setback applies whether the front, side or rear of the strata unit faces the common site boundary with the GCBA.

(ii) The revised setbacks would enable developments to achieve their development potential

while ensuring that the amenity of the GCBA would not be compromised.

Figure 3: Setback of Strata Landed Housing from Good Class Bungalow Areas

STOREY HEIGHT MINIMUM SETBACK FROM GCBA BOUNDARY

1-2 storeys* 3m or Road buffer requirement (if fronting road)

3 storeys 25m

*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.

(m) Maximum number of Strata Units Allowed

(i) The maximum number of allowable units in strata landed housing developments is determined based on the minimum plot size per unit for the respective conventional landed housing form. This helps to ensure that strata landed housing developments are not too cramp and congested and have densities comparable to that of the surrounding landed housing estate. (ii) For strata landed housing developments comprising only 1 type of housing form, the maximum number of units allowed will be determined by the following formula:

where Y = plot size control for the relevant landed housing form2

(iii) For mixed strata landed housing developments comprising more than 1 type of landed housing form, the allowable number of units will be determined by the following formula: (B x YB) + (SD x YS) + (T x YT) < Total Site Area of Development where, B = proposed number of strata bungalow units

SD = proposed number of strata semi-detached house units

T = proposed number of strata terrace house units

YB, YS, YT = plot size control for the relevant landed housing form2

_______________________ 1 Where the formula does not result in a round number, the number of allowable units will be rounded down to cater for each unit having the minimum plot size for the proposed housing form.

2 YG = 1400 sqm for Good Class Bungalow; YB = 400 sqm for Bungalow; YS = 200 sqm for Semi-detached house; and YT = 150 sqm for Terrace house.

(n) Vehicular Access Provision Multiple accesses from public roads to a strata landed housing development are not allowed. Individual strata units shall not have direct vehicular access from public roads. Vehicular access to any strata unit

within the development site shall be taken only from a common driveway. The driveway need not be linked to the strata unit.

(o) Car Park Provision

The car park provision is to comply with LTA’s car parking standards. Each strata unit can have up to 2 private car park lots. These private car parks lots within the strata unit boundary are to be contiguous with the respective strata unit and capable of being formed into a single strata lot. The private car park lots will be excluded from gross floor area computation and cannot be subsequently converted to other uses.

(p) Commercial Quantum

Commercial uses are not allowed within strata landed housing developments.

(q) Private Enclosed Space (PES)

There is no control on the size of the PES and the material for the enclosure or fencing that defines the extent of the PES. However, the PES enclosure or fencing must not exceed 1m in height to ensure that PES retains an open and outdoor character. The design of the PES should effectively protect the PES from falling objects and litter from other units within the development. The PES which forms part of the strata title cannot be located within the 30% COS, 2m planting strips and green buffers.

PART 2 THE GUIDELINES AT A GLANCE

4 CONDOMINIUM FLATS

Condominium Flats Developments

PLOT RATIO BUILDING HEGHT SITE COVERAGE BUILDING SETBACK

From Common Boundaries

Refer to Chart 1 below

From Public Road Road buffer requirement

Setback for Multi- Storey Car Park

Refer to Chart 2 below

Master Plan control

Master Plan control

40% (maximum)

Setback from GCBA

Refer to Chart 3 below

BUFFER REQUIREMENTS

BUILDING HEIGHTS

Category 1 : Expressway

Category 2 : Major Arterial (A)

Category 3 : Major Arterial (B)

Category 4 : Other Major Roads /Slip Roads

Category 5 : Minor Roads /Slip Roads

Up to 5 storeys

24m (5m green) plus (19m physical)

12m (5m green) plus (7m physical)

7.5m (3m green) plus (4.5m physical)

6 storeys or above

30m (5m green) plus (25m physical)

15m (5m green) plus (10m physical)

10m (3m green) plus (7m physical)

7.5m (3m green) plus (4.5m physical)

7.5m (3m green) plus (4.5m physical)

NOTES: 1) Provision of 2m green planting strip along the periphery of the site. 2) Bay Window.

a) From 1 Jan 2009, bay windows in all development types will be counted as GFA regardless of dimensions and materials. b) A maximum projection of 500mm is allowed within the minimum setback distance from all boundaries.

Chart 1: Setback Requirements for Flats and Condominiums

SETBACK FROM COMMON BOUNDARIES ( in metres )

STOREY HEIGHT REVISED SETBACK FROM PUBLIC ROAD

FOR FLATS AND CONDOMINIUMS ( in

metres )

FLATS CONDOMINIUMS

1 3.0 3.0

2 3.0 3.0

3 3.0 3.4

4 3.0 3.8

5 3.3 4.7

6 3.6 5.5

7 3.9 6.4

8 4.2 7.2

9 4.5 8.0

10 4.8 8.7

11 5.1 9.0

12 5.4 9.2

13 5.7 9.5

14 6.0 9.8

15 6.3 10.1

16 6.6 10.3

17 6.9 10.6

18 7.2 10.8

19 7.5 11.1

20 7.8 11.3

21 8.1 11.6

22 8.4 11.8

23 8.7 12.1

24 9.0 12.4

25 9.3 12.7

26 9.6 12.9

27 9.9 13.2

28 10.2 13.4

29 10.5 13.7

30 10.8 14.0

31 11.1 14.2

32 11.4 14.5

33 11.7 14.7

34 12.0 15.0

35 12.3 15.2

36 and above

Road buffer requirement

12.6 15.5

NOTE: A bay window is a cantilevered window and can be allowed within the setback distance (max 500mm protrusion into the setback distance) if it is raised at least 500mm above the floor slab.

Chart 2: Setbacks for Multi - Storey Car Park (MSCP)

SETBACKS FOR MULTI-STOREY CARPARK(MSCP)

Setback from road Road buffer requirement.

Setback from property boundary 6m (minimum) for MSCP with openings at the facade

4.5m (minimum) for MSCP with no openings at the facade*

Setback from property boundary fronting open areas (ie open space, drainage reserve of width >6m)

4.5m (minimum)

NOTE: * Solid wall with no opening at the facade (lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.

A multi-storey car park building which abuts and is integrated into a residential tower block can be allowed to follow the same setback requirements as if the multi-storey car park building is a standalone building (see Figures A6-a and A6-b). This relaxation will be assessed based on the merits of the proposal i.e. based on the height and length of the multi-storey car park building and its impact on the surrounding environment. It will apply if the proposal demonstrates that the integration of the MSCP with the residential tower block and results in a better designed development that will benefit the environment.

Figure A6-a

Figure A6-b

Chart 3: Setbacks of Flats and Condominiums from Good Class Bungalow Areas

STOREY HEIGHT MINIMUM SETBACK FROM GCBA BOUNDARY

1-2 storeys* 3m or road buffer requirement (if fronting road)*

3-5 storeys 25m

6-35 storeys Setback to be increased by 1m beyond 25m for each storey height increase: eg a 6 storey flat would be setback 26m; a 7 storey flat would be setback 27m; and so on.

36 storeys and above 56m

*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.

PART 2 THE GUIDELINES AT A GLANCE

3 FLATS AND SERVICED APARTMENTS

Non - Condominium: Flats & Serviced Apartments

PLOT RATIO BUILDING HEGHT SITE COVERAGE BUILDING SETBACK

From Common Boundaries

Refer to Chart 1 below

From Public Road Road buffer requirements

Setback for Multi- Storey Car Park

Refer to Chart 2 below

Master Plan control Master Plan control 40% (maximum)

Setback for flats from GCBA

Refer to Chart 3 below

BUFFER REQUIREMENTS

BUILDING HEIGHTS

Category 1 : Expressway

Category 2 : Major Arterial (A)

Category 3 : Major Arterial (B)

Category 4 : Other Major Roads

Category 5 : Minor Roads

Up to 5 storeys 24m (5m green) plus (19m physical)

12m (5m green) plus (7m physical)

7.5m (3m green) plus (4.5m physical)

6 storeys or above 30m (5m green) plus (25m physical)

15m (5m green) plus (10m physical)

10m (3m green) plus (7m physical)

7.5m

(3m green) plus (4.5m physical)

7.5m

(3m green) plus (4.5m physical)

NOTES: 1) Provision of 2m green planting strip along the periphery of the site. 2) Bay Window.

a) From 1 Jan 2009, bay windows in all development types will be counted as GFA regardless of dimensions and materials. b) A maximum projection of 500mm is allowed within the minimum setback distance from all boundaries.

Chart 1: Setback Requirements for Flats and Condominiums

SETBACK FROM COMMON BOUNDARIES ( in metres )

STOREY HEIGHT REVISED SETBACK FROM PUBLIC ROAD

FOR FLATS AND CONDOMINIUMS ( in

metres )

FLATS CONDOMINIUMS

1 3.0 3.0

2 3.0 3.0

3 3.0 3.4

4 3.0 3.8

5 3.3 4.7

6 3.6 5.5

7 3.9 6.4

8 4.2 7.2

9 4.5 8.0

10 4.8 8.7

11 5.1 9.0

12 5.4 9.2

13 5.7 9.5

14 6.0 9.8

15 6.3 10.1

16 6.6 10.3

17 6.9 10.6

18 7.2 10.8

19 7.5 11.1

20 7.8 11.3

21 8.1 11.6

22 8.4 11.8

23 8.7 12.1

24 9.0 12.4

25 9.3 12.7

26 9.6 12.9

27 9.9 13.2

28 10.2 13.4

29 10.5 13.7

30 10.8 14.0

31 11.1 14.2

32 11.4 14.5

33 11.7 14.7

34 12.0 15.0

35 12.3 15.2

36 and above

Road buffer requirement

12.6 15.5

NOTE: A bay window is a cantilevered window and can be allowed within the setback distance (max 500mm protrusion into the setback distance) if it is raised at least 500mm above the floor slab.

Chart 2: Setbacks for Multi - Storey Car Park (MSCP)

SETBACKS FOR MULTI-STOREY CARPARK(MSCP)

Setback from road Road buffer requirement.

Setback from property boundary 6m (minimum) for MSCP with openings at the facade

4.5m (minimum) for MSCP with no openings at the facade*

Setback from property boundary fronting open areas (ie open space, drainage reserve of width >6m)

4.5m (minimum)

NOTE: * Solid wall with no opening at the facade (lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.

A multi-storey car park building which abuts and is integrated into a residential tower block can be allowed to follow the same setback requirements as if the multi-storey car park building is a standalone building (see Figures A6-a and A6-b). This relaxation will be assessed based on the merits of the proposal i.e. based on the height and length of the multi-storey car park building and its impact on the surrounding environment. It will apply if the proposal demonstrates that the integration of the MSCP with the residential tower block and results in a better designed development that will benefit the environment.

Figure A6-a

Figure A6-b

Chart 3: Setbacks of Flats and Condominiums from Good Class Bungalow Areas

STOREY HEIGHT MINIMUM SETBACK FROM GCBA BOUNDARY

1-2 storeys* 3m or road buffer requirement (if fronting road)*

3-5 storeys 25m

6-35 storeys Setback to be increased by 1m beyond 25m for each storey height increase: eg a 6 storey flat would be setback 26m; a 7 storey flat would be setback 27m; and so on.

36 storeys and above 56m

*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.

PART 2 THE GUIDELINES AT A GLANCE

5 GEYLANG URBAN DESIGN GUIDELINES (GUDG)

1 The objective of the GUDG is to create a consistent streetscape. The specific setbacks and floor-to-floor height measurements will ensure that the party wall developments match with each other. See Figure A1 for the boundary where the GUDG apply.

2 The design guidelines are stipulated in terms of the ‘main’ street block and the ‘inner’ street block. The main street block refers to developments along Geylang Road, Sims Avenue, Guillemard Road, Lorongs 17 and 27A (eastern street block) while the inner street block refers to the remaining developments within the GUDG boundary.

BUILDING HEIGHT

3 The allowable building height is guided by the Geylang Urban Design Guidelines (GUDG). Except for Lorongs 17 and 27A, the building height control for sites within the main street block is 5 storeys. Sites within the inner street block, including Lorong 17 & 27A, are controlled at 8 storeys.(See Figure A2)

PARAMETERS

4 The following parameters apply:

(a) Setbacks

(i) Front setback - Main Street block

Except for residential developments along Guillemard Road, the building must abut the road reserve line/service road (see Figure A3)

Flat developments along Guillemard Road are to be set back exactly 3.0m from the road reserve. If landed housing is proposed (e.g. terrace, semi-detached houses) and access is to be taken from Guillemard Road, a 7.5m front setback and 2.4m setback for car porch from the road reserve line is required. However, if access is taken from a service road, only a 3.0m setback from the service road line is required.

(ii) Front setback- Inner Street block

A 3.0m setback from the road reserve line is to be provided regardless of the building use and storey height (see Figure A4). For sites along Lorong 22 and Aljunied Road, a 7.5m setback from the road reserve line is required. The exact setback provision should be provided i.e. exactly 3.0m or 7.5m, whichever the case may be. This is to ensure a consistent alignment of the building facade.

(iii) Rear setback - Main street block

Buildings that fall within the main street block are allowed to abut the rear service road line (see Figure A3)

(iv) Rear setback - Inner Street block

The rear setback will be 1.0m( minimum) from the road reserve line of any rear service road/backlane (see Figure A4), or 4.0m from the common boundary line where there is no rear service road/ backlane.( see Figure A5)

(b) Floor-to-floor height

(i) The floor-to-floor height for the first storey should be 3.6m while the subsequent floors should be maintained at 3.2m. As in the front setback requirement, the measurements are to be exact.

(ii) The 1st storey floor-to-floor height is measured from the minimum platform level stipulated by Drainage Department, PUB.

(iii) For proposals involving conserved buildings, the floor-to-floor height of the rear extension can be allowed to tie in with the corresponding floor-to-floor height of the conserved portion

(c) Building Form

Buildings within the GUDG shall be party wall developments. For developments along the main street block, the full party wall is to be provided. For developments in the inner street block, a minimum length of 4.0m full height party wall is required. The 4.0m party wall shall begin exactly at the front setback. There shall also be no openings along the common party wall.

(d) Rear Service Road

(i) Main Street Block

A 7.6m wide rear service road is to be provided for commercial developments facing Geylang Road. For other cases, existing rear service road, if any, will be safeguarded.

(ii) Inner Street Block

Existing rear service road, if any, will be safeguarded.

(e) Access

Access to the developments shall be taken from the rear service road. These include access for car park and bin centre. Access from the main street is discouraged.

(f) Covered Walkway

A covered walkway is to be provided along the front of the building with column expressed for developments along the main street block (See Figure A3). The width of the covered walkway is to be determined on individual merits. A width of 3.0m inclusive of column is to be used as a guide.

However, covered walkways need not be provided for full residential developments along Guillemard Road. Covered walkways are not required for inner street blocks.

(g) Roof

The roof form is to be determined on individual merits.

The control on 1.0m roof parapet has been lifted, to allow for greater flexibility in roof design.

Figure A1: Geylang Urban Design Guidelines (GUDG) Area

Figure A2: Geylang Urban Design Guidelines as at 5 April 2004

MAIN STREET BLOCK INNER STREET BLOCK

DESCRIPTION/ LOCATION

Design Controls for redevelopment proposals along Geylang Road, Sims Avenue, Guillemard Road, Lorong 17 and Lorong 27A (eastern street block)

Design Controls for redevelopment proposals within the inner street blocks and along Lorong 22, Aljunied Road and Lorong 27A (western street block)

Along Geylang Road, Sims Avenue, Guilemard Road * Not more than 5 storeys

BUILDING HEIGHT

Along Lorong 17, Lorong 27A (eastern street block) * Not more than 8 storeys

Not more than 8 storeys

FLOOR-TO-FLOOR HEIGHT 1st storey: 3.6 m Measured from the minimum platform level stipulated by Drainage Department (PUB). Subsequent storeys: 3.2 m For proposals involving conserved buildings, the floor-to-floor height of the rear extension can be allowed to tie in with the corresponding floor-to-floor height of the conserved portion.

Front To about road reserve line/service road except for residential developments along Guillemard Road

Front For inner Lorongs * 3.0m from road reserve (including 2.0m green for trees planting – except for landed houses). For Lorong 22/Aljunied Road *7.5m from road reserve (including 3.0m green for trees planting – except for landed houses).

BUILDING LINE

Rear To abut rear service road.

Rear The rear building line is to be taken either from the rear boundary line or the road reserve line where applicable. Minimum setback: With backlane: 1.0m Without backlane: 4.0m

Commercial Buildings To provide a 7.6m wide service road for developments facing Geylang Road.

REAR SERVICE ROAD

Other Cases To safeguard existing rear service road, if any

To safeguard existing rear service road, if any.

COVERED WALKWAY To be provided along the front of the building with column expressed. The width is to be determined on individual merits. A width of 3.0m inclusive of column is to be used as a guide. Not required for full residential development along Guillemard Road.

Not required.

OTHER REQUIREMENTS

PARTY WALL Building is to be built from party wall to party wall. For inner street block, minimum depth of the party wall is 4.0m.

ROOF FORM To be determined on individual merits.

ACCESS TO CAR PARK & BIN CENTRE

To be taken from the rear service road. Access from the main street is discouraged.

AIR CONDITIONER UNITS & LEDGES

Air conditioner units are to be located out of sight from public roads. Air Conditioner ledges are allowed to encroach up to 0.5m onto the rear setback for the inner street blocks. For Conservation buildings, the prevailing guidelines regarding the location and screening of mechanical and electrical services will apply.

Figure A3: Main Street Block

Figure A4: Inner Lorongs with Backlane

Figure A5: Inner Lorongs without Backlane

PART 2 THE GUIDELINES AT A GLANCE

1 LANDED HOUSING

Land Title: Landed Housing

TYPE MINIMUM PLOT

SIZE(M²)

MINIMUM WIDTH (M)

MINIMUM DEPTH(M)

BUILDING COVERAGE

SETBACK CONTROL (M)

BOUNDARY CLEARANCE FOR ROOF EAVES (M)

DETACHED 400 >800 <800

10 No control 40% 40%

45% (only in 2-storey

mixed landed and semi-detached housing areas)

Front : 7.51 For 1st & 2nd storey, Side/Rear : 2 For 3rd storey, Side/Rear : 3

Front Patio : 2.42 Carporch : 2.42 Side/ Rear : 1

GOOD – CLASS BUNGALOW

1400 18.5 30 35% Front : 7.51 Side : 3 Rear : 3

Front patio : 5.12 Carporch : 2.42 Side/Rear : 1.6

NOTES: 1 Applicable to sites fronting category 3 to 5 road. For sites fronting a category 2 road, the front setback would be according to the

buffer requirements. 2 Applicable to sites fronting category 3 to 5 road.

OTHER PLANNING REQUIREMENTS FOR LANDED (WITH LAND TITLE ) HOUSING a) Areas under roof eaves and sun shading devices are not included in GFA and site coverage if these features are within 2.0m wide and

comply with the requisite conditions. Where the features project beyond the 2.0m control, the exemption is measured inwards from the edge of the roof eaves. The excess area is treated as GFA and site coverage.

b) Sun shading fins and all structural projection beyond the external walls, where these walls just comply with or do not meet the

minimum setback requirements, should not exceed 500mm in depth. c) Retaining walls should be =< 1.0m in height. Retaining wall > 1.0m should be terraced at minimum 300mm apart d) Boundary walls should be =< 1.8m in height. The total height of the boundary wall and the retaining wall should not be more than

2.8m. e) Bay window

i) Setback: A bay window is a cantilevered window, and can be allowed within the 7.5m front setback distance* and 3rd storey

rear and side setbacks (max 500mm protrusion into the setback distance) if it is raised at least 500mm above the floor slab. ii) From 1 Jan 2009, bay windows in all development types will be counted as GFA, regardless of dimensions and materials.

* For a house with an existing deficient front setback, there shall be a minimum absolute 2.4m setback distance provided from the front boundary. The setback is measured from the boundary of the external wall/glass of the bay window.

Land Title: Landed Housing

TYPE MINIMUM PLOT SIZE

(M2)

MINIMUM WIDTH (M)

MINIMUM DEPT (M)

BUILDING COVERAGE

SETBACK CONTROL (M)

BOUNDARY CLEARANCE FOR ROOF EAVES (M)

SEMI – DETACHED & CORNER TERRACE-I

200 8 No control No control Front : 7.51 For 1st & 2nd

storey, Side/Rear : 2 For 3rd storey, Side/Rear : 3

Front patio: 2.42 Carporch: 2.42 Side/Rear: 1

BACK-TO-BACK SEMI-DETACHED

200 10 No control No control Front : 7.51 For 1st & 2nd

storey, Side/Rear : 2 For 3rd storey, Side/Rear : 3

Front patio: 2.42 Carporch: 2.42 Side/Rear: 1

TERRACE-I INTERMEDIATE

150 6 No control No control Front : 7.51 Rear : For 1st & 2nd

storey : 2 3rd Storey: 3

Front patio: 2.42 Carporch: 2.42 Rear: 1

TERRACE-II INTERMEDIATE

80 6 No control No control Front : 2 (fixed) Rear : 2

1m from all boundaries (including public road)

CORNER TERRACE-II

80 8 No control No control Front : 2 (fixed) Side : 2 Rear : 2

1m from all boundaries (including public road)

NOTES: 1 Applicable to sites fronting category 3 to 5 road. For sites fronting a category 2 road, the front setback would be according to the

buffer requirements. 2 Applicable to sites fronting category 3 to 5 road.

OTHER PLANNING REQUIREMENTS FOR LANDED (WITH LAND TITLE) HOUSING a) Areas under roof eaves and sun shading devices are not included in GFA and site coverage if these features are within 2.0m wide and

comply with the requisite conditions. Where the features project beyond the 2.0m control, the exemption is measured inwards from the edge of the roof eaves. The excess area is treated as GFA and site coverage.

b) Sun shading fins and all structural projection beyond the external walls, where these walls just comply with or do not meet the minimum setback requirements, should not exceed 500mm in depth.

c) Retaining walls should be =< 1.0m in height. Retaining wall > 1.0m should be terraced at minimum 300mm apart d) Boundary walls should be =< 1.8m in height. The total height of the boundary wall and the retaining wall should not be more than

2.8m. e) Bay window

i) Setback: A bay window is a cantilevered window, and can be allowed within the 7.5m front setback distance* and 3rd storey rear and side setbacks (max 500mm protrusion into the setback distance) if it is raised at least 500mm above the floor slab.

ii) From 1 Jan 2009, bay windows in all development types will be counted as GFA, regardless of dimensions and materials.

* For a house with an existing deficient front setback, there shall be a minimum absolute 2.4m setback distance provided from the front boundary. The setback is measured from the boundary of the external wall/glass of the bay window.

PART 2 THE GUIDELINES AT A GLANCE

2 STRATA LANDED HOUSING

Landed - Strata Title: Strata detached houses (bungalows); Strata semi-detached houses; Strata terrace houses; Mixed strata landed housing

PLOT RATIO BUILDING HEIGHT

SITE COVERAGE COMMUNAL OPEN SPACE

(COS)

SETBACK

From Public Road Road buffer (see below)

From Property Boundary

3m

1-2 storeys: 3m or road buffer (if fronting road)

Resultant 2 or 3 storeys Outside GCBA: 40% (maximum) Within GCBA: 35% (maximum)

30% (minimum) of the nett site area*

From GCBA

3 storeys: 25m

ROAD BUFFER REQUIREMENTS

Category 1: Expressway

Category 2: Major Arterial (A)

Category 3: Major Arterial (B)

Category 4: Other Major Roads /Slip Roads

Category 5: Minor Roads /Slip Roads

24m (5m green) plus (19m physical)

12m (5m green) plus (7m physical)

7.5m (3m green) plus (4.5m physical )

7.5m (3m green) plus (4.5m physical )

7.5m (3m green) plus (4.5m physical)

DEFINITION: Strata landed housing is a low-density residential development with communal facilities. It uses the strata title arrangement to define the extent of private and communal areas. No condominium status.

OTHER IMPORTANT NOTES 1 Provision of 2m green planting strip along the periphery of the site or green buffer along public roads. 2 Minimum number of units for strata terrace housing = 3. 3 Minimum building footprint with ground contact of each strata unit = 50 m2 . The upper storeys and basement of each strata unit are

not to be subdivided into separate strata units. 4 Floor-to-floor height: 1st storey = 4.5m Upper storey = 3.6m 5 Multiple accesses from public roads are not allowed. No strata unit to have direct vehicular access to/from public roads. 6 Each strata unit can have up to 2 private car park lots. These must be contiguous with the respective strata unit and capable of

forming into a single strata lot. 7 Commercial uses are not allowed. 8 Maximum number of strata units allowable: For strata landed housing developments comprising only 1 type of housing foorm, the maximum number of units allowed will be determined by the following formula: Number of allowable units < Total Site Area of Development / Y

where Y = plot size control for the relevant landed housing form2 For mixed strata landed housing developments comprising more than 1 type of landed housing form, the allowable number of units will be determined by the following formula: (B x YB) + (SD x YS) + (T x YT) < Total Site Area of Development where, B = proposed number of strata bungalow units SD = proposed number of strata semi-detached house units T = proposed number of strata terrace house units YB, YS, YT = plot size control for the relevant landed housing form2 _______________________ 1 Where the formula does not result in a round number, the number of allowable units will be rounded down to cater for each unit having the minimum plot size for the porposed housing form.

2 YG = 1400 sqm for Good Class Bungalow; YB = 400 sqm for Bungalow; YS = 200 sqm for Semi-detached house; and YT = 150 sqm for Terrace house.