Guidelines DC Residential Areas Information Guidelines.

As at J uly 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 J alan 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 J unction of Fowlie Road/Marshall Road 5/91-E
5 Ceylon Road 6/91-E
6 Area bounded by Boon Teck Road/J alan Kemamam 1/92-E
7 Holland Village Area at the J unction 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 J asmine Road 4/2000-E
30 Along Upper Thomson Road/ J alan Keli/ J alan Todak/ Sin Ming
Road
(Rescinded on 26.06.2003)
5/2000-E
31 Along Upper Thomson Road/ Lorong Mega/ Thomson Ridge/ J alan
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/J alan Todak/Sin Ming Road/Lorong
Mega/Thomson Ridge/J aln Pelatina
5/2004-E
43 Along Upper Thomson Road/J alan Keli/J alan Todak/Soo Chow
Walk/Lorong Mega/Thomson Ridge/J alan 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 J alan J urong Kechil 13/2004-E
51 Along J alan Leban/J alan Kuras and J alan Gelenggang 14/2004-E
52 Along Upper Thomson Road/Casuarina Road 15/2004-E
53 J alan Legundi/Sembawang Road 16/2004-E
54 Along J alan Kayu 17/2004-E
55 Along J alan Kayu/Lorong Samak 18/2004-E
56 House Nos. 57 87 J alan Salang 19/2004-E
57 House No. 2 2P J asmine 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 J alan Lebat Daun/J alan J oran 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) J alan 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 J alan J elita, J alan Istimewa, J alan 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 J alan 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) J alan 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
1
ST
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 floors
1
, 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 FSSDs 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

Figure 4d: Allowable Attics


Figure 4e: Allowable Attics

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 3m per 1000m of the proposed residential gross
floor area. For example, If the flat development has 20,000 m of residential gross
floor area, it can have 60m 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
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
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 4.05m to every 56m
2
of gross floor area. This is subject to
the following:
(a) a minimum plot area for open space of 1000m; (If the computed open space
requirement is <1000m, a plot smaller than 1000m 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 boundaries
1
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 neighbours 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 Authoritys 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
NParks 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

2m
Water tank
2
To follow road buffer standards 2m
Sunken swimming pool
3
3-5m from Category 2 road
4

2m
Raised swimming pool

Air-conditioner condenser & air-
conditioning ledges
5

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 200m 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 governments 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 BCAs 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 Objecti ves 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" situation
1
. 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 16m
2
(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 16m
2
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 (J ambolan) 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 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 Objecti ves 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 buildings
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 faade 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 J urong 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 J urong Gateway, the mixed-use precinct of J urong 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 J urong Gateway area
to provide seamless and all-weather pedestrian connectivity between the above ground J urong 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 J urong 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 URAs 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 Singapores national planning authority. Its task is to plan
and facilitate the physical development of Singapore and ensure that Singapores 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) 600m
2
for areas zoned Residential at GPR 1.4 or 1.6 in the Master Plan; and
b) 800m
2
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 Singapores 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
1
ST
STOREY

5.0m 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 1
st
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
(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;
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) 600m
2
for areas zoned Residential at GPR 1.4 or 1.6 in the Master Plan;
and
b) 800m
2
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 600m
2
(for GPR 1.4 or 1.6 area) or 800m
2
(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 400m
2
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 400m
2
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.
To preserve Singapores 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.
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:

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
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.
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
(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
1
ST
STOREY

5.0m 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 1
St
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
(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 faade
4.5(minimum) for MSCP with no
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)

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.
Figure 8: Setback of Flats and Condominium from Good Class Bungalow Areas
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
and so on
* 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 400m 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 1400m. 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 (1400m): 35%
(b) Other Bungalows ( >800m): 40%
(c) Other Bungalows ( <=800m): 40%
(d) Other Bungalows ( <=800m) 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 1400m
Other bungalow 10m nil 400m
Semi-detached house (including
corner terrace I)
8m nil 200m
Back-to-back Semi-detached house 10m nil 200m
Terrace house I (intermediate units) 6m nil 150m
Terrace house II (corner units) 8m nil 80m
Terrace house II (intermediate units) 6m nil 80m

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 1400m
2
each. Alternatively, the reduction should be less than 10% of
the minimum plot size of 1400m
2
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 1400m
2.

Figure 4b: Development of Good Class Bungalow Plot
Open Space Provision
12 For landed housing (land title) development, at least 4.05m green open space shall be provided
for every 56m of gross floor area. Generally, an open space plot area of 1000m or more will
have to be provided. If the computed open space requirement is <1000m, a plot smaller than
1000m 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 FRONT
1
(min) REAR(min) SIDE
2
(min)
(Columns & Walls)
1
st
Storey
TERRACE II *2m (fixed) *2m 2m
OTHERS
3
Road Buffer 2m 2m
GCBA Road Buffer 3m 3m
2
nd
Storey
OTHERS
3
Road Buffer 2m 2m
GCBA Road Buffer 3m 3m
3
rd
Storey
OTHERS
3
Road Buffer 3m 3m
Roof Eaves
TERRACE II *1m 1m 1m
OTHERS
3
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 1
st
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)
Carporch
5

TERRACE II
Columns *2m *2m 2m
Roof Eaves *1m 1m 1m
OTHERS
1
Columns 2.4m
3
2m 2m
Roof Eaves 2.4m
3
1m 1m
GCBA
Columns 2.4m
4
3m 3m
Roof Eaves 2.4m
4
1.6m 1.6m
Terrace Area
TERRACE II
Columns *2m *2m 2m
Roof Eaves *1m 1m 1m
OTHERS
1

Columns 2.4m
4
2m 2m
Roof Eaves 2.4m
4
1m 1m
GCBA
Columns 5.1m
4
3m 3m
Roof Eaves 5.1m
4
1.6m 1.6m
Bay Window
2
/ Planter boxes / Minor Decorative Fins / Horizontal Sun-shading Devices
6

TERRACE II NA 2m 2m
OTHERS
1

1
st
/2
nd
storey 7m
4
2m 2m
3
rd
STOREY 7m
4
2.5m 2.5m
GCBA
1
st
/2
nd
storey 7m
4
2.5m 2.5m
Air-conditioner ledges
TERRACE II NA 2m 2m
OTHERS
1

1
st
/2
nd
storey 7m
4
2m 2m
3
rd
STOREY 7m
4
2.5m 2.5m
GCBA
1
st
/2
nd
storey 7m
4
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 3
rd
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 3
rd

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 (1
st
& 2
nd
storey)
3m (3
rd
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 1400m, 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 (1400m) such that
the conserved bungalow plot occupies larger than 1400m. 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 2800m. 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 2800m (after setting aside for road widening/DR
etc);

(b) the deficient plot (i.e. <1400m), if any, is not less than 1000m;

(c) the total of the deficient plot size and the plot size of the conserved bungalow must not be
less than 2800m (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 >1400m 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 400m 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 400m
2
, width
10m). In areas where semi-detached houses are allowed, the semi-detached house with a
plot size of 400m 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 400m
2
, width 10m)
or a new pair of semi-detached units (minimum plot size 400m
2
, 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 200m
2
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 200m 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 engineers 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
Developments.

Figure 15.3: Redevelopment of Existing Intermediate Terrace House to Bungalow, Semi-
detached and Corner Terrace
NOTES:
Developments.

Figure 15.4: Redevelopment of Existing Semi-detached House to Terrace House
NOTES:
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 m
2
. 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 area
1
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.
To preserve Singapores 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.

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:

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 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.
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.

Figure 3: Setback of Strata Landed Housing from Good Class Bungalow Areas
1-2 storeys* 3m or Road buffer requirement (if fronting road)
3 storeys 25m

(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 form
2

(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 Y
B
) +(SD x Y
S
) +(T x Y
T
) <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
Y
B
, Y
S
, Y
T
=plot size control for the relevant landed housing form
2

_______________________
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
Y
G
=1400 sqm for Good Class Bungalow;
Y
B
=400 sqm for Bungalow;
Y
S
=200 sqm for Semi-detached house; and
Y
T
=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 LTAs 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 J an 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 )
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:

Chart 2: Setbacks for Multi - Storey Car Park (MSCP)
SETBACKS FOR MULTI-STOREY CARPARK(MSCP)
Setback from road Road buffer requirement.
fronting open areas (ie open space,
drainage reserve of width >6m)
4.5m (minimum)
NOTE:
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.

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
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;
and so on.



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
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 J an 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 )
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:

Chart 2: Setbacks for Multi - Storey Car Park (MSCP)
SETBACKS FOR MULTI-STOREY CARPARK(MSCP)
Setback from road Road buffer requirement.
fronting open areas (ie open space,
drainage reserve of width >6m)
4.5m (minimum)
NOTE:
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.

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
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
and so on.



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


1 LANDED HOUSING
Land Title: Landed Housing
TYPE MINIMUM
PLOT
SIZE(M)
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 : 7.5
1

For 1
st
& 2
nd

storey,
Side/Rear : 2
For 3
rd
storey,
Side/Rear : 3
Front Patio : 2.4
2

Carporch : 2.4
2

Side/ Rear : 1
GOOD
CLASS
BUNGALOW
1400 18.5 30 35% Front : 7.5
1

Side : 3
Rear : 3
Front patio : 5.1
2

Carporch : 2.4
2

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 3
rd
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 J an 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
(M
2
)
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 : 7.5
1

For 1
st
& 2
nd
storey,
Side/Rear : 2
For 3
rd
storey,
Side/Rear : 3
Front patio: 2.4
2

Carporch: 2.4
2

Side/Rear: 1
BACK-TO-BACK
SEMI-
DETACHED
1

For 1
st
& 2
nd
storey,
Side/Rear : 2
For 3
rd
storey,
Side/Rear : 3
Front patio: 2.4
2

Carporch: 2.4
2

Side/Rear: 1
TERRACE-I
INTERMEDIATE
1

Rear :
For 1
st
& 2
nd
storey : 2
3
rd
Storey: 3
Front patio: 2.4
2

Carporch: 2.4
2

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 3
rd
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 J an 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.


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
(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 m
2
. The upper storeys and basement of each strata unit are
not to be subdivided into separate strata units.
4 Floor-to-floor height:
1
st
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 form
2

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 Y
B
) +(SD x Y
S
) +(T x Y
T
) <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
Y
B
, Y
S
, Y
T
=plot size control for the relevant landed housing form
2

_______________________
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
Y
G
=1400 sqm for Good Class Bungalow;
Y
B
=400 sqm for Bungalow;
Y
S
=200 sqm for Semi-detached house; and
Y
T
=150 sqm for Terrace house.

Guidelines DC Residential Areas Information Guidelines.

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As at J uly 2011

DEVELOPMENT CONTROL PARAMETERS FOR

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