Documenti di Didattica
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Cover Page
Preface
Part 1 Topics
1.
2.
3.
4.
5.
6.
Overview
General Considerations
Landed Housing
Strata Landed Housing
Flats
Condominium Flats
Landed Housing
Strata Landed Housing
Flats and Serviced Apartments
Condominium Flats
Geylang Urban Design Guidelines (GUDG)
As at October 2016
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.
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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.
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PART 1
1 OVERVIEW
1
Flats development whether condominium or not, are mainly medium and high
density housing. The low intensity and low-rise flats are low density housing.
Figure 1:
Back to Main
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 tropical architecture 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:
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
ROAD NAME
URA/DC PLAN
RELEASE NO.
1/91-E
Lorong 23 Geylang
3/91-E
4/91-E
5/91-E
Ceylon Road
6/91-E
1/92-E
1/93-E
2/93-E
4/93-E
10
Devonshire Road
2/94-E
11
3/94-E
12
4/94-E
13
2/95-E
14
Sophia Road
3/95-E
ROAD NAME
URA/DC PLAN
RELEASE NO.
15
4/95-E
16
Everitt Road
5/95-E
17
6/95-E
18
7/95-E
19
8/95-E
20
1/96-E
21
2/96-E
22
Makepeace Road
3/96-E
23
Sembawang Road
1/98-E
24
2/98-E
25
3/98-E
26
1/2000-E
27
Lowland Road
2/2000-E
28
3/2000-E
29
Jasmine Road
4/2000-E
30
Along Upper Thomson Road/ Jalan Keli/ Jalan Todak/ Sin Ming
Road
(Rescinded on 26.06.2003)
5/2000-E
31
6/2000-E
32
7/2000-E
33
1/2001-E
34
2/2001-E
35
1/2003-E
36
Cashew Terrace
2/2003-E
37
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
5/2004-E
43
6/2004-E
44
7/2004-E
45
8/2004-E
46
Along Telok Blangah Road (226-184, 471, 126-183, 468 & 469)
9/2004-E
47
10/2004-E
48
11/2004-E
49
12/2004-E
50
13/2004-E
ROAD NAME
URA/DC PLAN
RELEASE NO.
51
14/2004-E
52
15/2004-E
53
16/2004-E
54
17/2004-E
55
18/2004-E
56
19/2004-E
57
20/2004-E
58
21/2004-E
59
22/2004-E
60
1/2005-E
61
2/2005-E
62
3/2005-E
63
Ford Avenue
4/2005-E
64
5/2005-E
65
6/2005-E
66
Jalan Jelita, Jalan Istimewa, Jalan Tenang and Nos. 263 to 289
(odd numbers) Holland Road
1/2006-E
67
House No. 88, 88A, 90, 90A, 92 & 92A Yuk Tong Avenue
2/2006-E
68
Houses at Pang Seng Road and House Nos. 27 to 27J Wan Tho
Avenue
1/2008-E
69
House Nos. 1 to 35 Jalan Limbok and House Nos. 183 to 205 Yio
Chu Kang Road
2/2008E
70
3/2008E
71
1/2009E
72
1/2010E
ROAD NAME
Beach Road
Robertson Quay
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.
* Where relevant, Envelope Control guidelines for landed housing may be applicable. Please refer to the Residential handbook Landed
Housing paras 7 to 10 for details of the Envelope Control guidelines.
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
Very High Density
High Density
Medium High Density
Medium Density
Low Density
Landed Housing (low density)
GPR
>2.8
up to 2.8
up to 2.1
up to 1.6
up to 1.4
(resultant from height)
10
GROSS PLOT
RATIO
STOREY HEIGHT
CONTROL
Master Plan
Revised
1.4
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.
11
Figure 2a:
TYPE OF
DEVELOPMENT
NORMAL
HEIGHT
CONTROL
DC prescribed
height in terms of
number of storeys
Urban design
guidelines
Conservation
guidelines
LANDED
HOUSING
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
FLATS
INCLUDING
CONDOMINIUM
S
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.
12
Figure 2b:
13
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 is not applicable for landed housing under the Envelope Control guidelines. Please refer to
the Residential handbook Landed Housing paras 7 to 10 for the Envelope Control guidelines.
14
15
LANDED
RESIDENTIAL*
STOREY
ST
STOREY
TOP STOREY
4.5m
5.0m
5.0m
3.6m
3.6m
5.0m
3.6m
3.6m
3.6m
5.0m
Not applicable
*Floor-to-floor height control is not applicable for landed housing under the Envelope Control guidelines. Please refer to
the Residential handbook Landed Housing paras 7 to 10 for the details of Envelope Control guidelines.
NOTES:
1
2
*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.
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.
15
Figure 3b:
16
Figure 3c:
17
17
For developments with sky terrace floors1, the overall height control will be relaxed, based
on the proposed storey height of the development. The additional allowable height over and above
the overall aggregate height for the development is tabulated:
Proposed Storey Height
Of Development
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).
18
Figure 3d:
19
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 conservation 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).
GREENERY
23
As more and more of our land is taken up by buildings, we need to ensure that the
greenery lost on the ground is replaced within the development. This will enable
people to continue to access communal spaces well landscaped with greenery even
as our environment becomes more built up. The Landscape Replacement Areas
guidelines will guide new developments and redevelopments in strategic areas to
provide greenery and communal areas, either on the 1st storey or upper levels, within
the developments.
(b)
The Landscape Replacement Areas guidelines are set out to achieve the following
objectives:
(c)
i)
Enhance the quality of life in our urban areas by providing spaces of relief and
greenery which are close to users;
ii)
Create a distinctive image of the city in the tropical climate through extensive
greenery at the ground and sky-rise levels; and
iii)
Bring about environmental benefits such as mitigating the urban island heat
effect and improving the air quality through the plants transpiration and dust
particles filtration.
The provision of LRA is required for all new developments as well as redevelopment
projects in the following areas (see Figure 1-1 to 1-25),
i)
Within Central Area: Downtown Core (part), Straits View (part), Marina South,
and Orchard (part) Planning Areas, as well as 2 mixed-use parcels along
Orchard Boulevard in Paterson Hill Subzone.
20
ii)
Outside of Central Area: Regional Centres and Growth Areas including the
Jurong Lake District, Kallang Riverside, Woodlands Regional Centre, Punggol
Creative Cluster, Tampines Regional Centre and Paya Lebar Central as well
as commercial and commercial/residential developments within Town Centres
(d)
The total size of the landscape areas must be at least equivalent in size to the
development site area. However, it is recognized that in areas where there is a
technical height control, there could be design constraints to the provision of 100%
landscape replacement. For developments outside of Central Area that are subjected
to a technical height constraint of 80m Above Mean Sea Level (AMSL) and below,
the required landscape replacement areas will be lowered to 70% of the development
site area.
(e)
The LRAs have to be provided on the first storey or upper levels of the development.
These communally-accessible landscape areas could be uncovered and exposed to
the sky, or could be covered if they qualify for GFA exemption under the prevailing
guidelines for Planter Boxes, Covered Communal Ground Gardens, Sky Terraces,
and Communal Landscaped Areas on the 1st Storey.
(f)
(g)
PLAN LOCATION
Central Area
1-1
Downtown Core (part), Straits View (part), Marina South, and Orchard (part) Planning
Areas, as well as 2 mixed-use parcels along Orchard Boulevard in Paterson Hill Subzone
Growth Areas
1-1
Kallang Riverside
1-2
21
PLAN LOCATION
1-3
1-4
1-5
1-6
Town Centres
1-7
1-8
1-9
1-10
1-11
1-12
1-13
1-14
1-15
1-16
1-17
22
PLAN LOCATION
1-18
1-19
1-20
1-21
1-22
1-23
1-24
1-25
(h) Where relevant, URAs clearance of the completed Landscape Replacement Areas is
required before the Commissioner of Building Control issues the Temporary Occupation
Permit (TOP), or Certificate of Statutory Completion (CSC) (when TOP is not required).
24 RESIDENTIAL LANDSCAPE REPLACEMENT REQUIREMENTS
(a)
Beyond strategic areas3[1], all non-landed Residential developments will be required
to meet minimum greening standards.
(b)
23
Figure 21
LRA requirements in non-landed
Residential developments
GPR 1.4
30
20
GPR 2.8
35
40
30
35
(c)
The landscaped areas should include a suitable variety of plants which are planted in
permanent and preferably sunken planting beds to enhance the spatial and visual
quality. As these communal landscaped areas are intended to serve the public and/or
building users, they should be easily accessible to the public and/or building users
during normal opening hours for the development4[2].
(d)
The landscaped areas should either be open-to-sky, or if covered, to qualify for GFA
exemption under the existing LUSH guidelines (e.g. Sky Terraces, Covered
Communal Ground Gardens, and Communal Planter Boxes). Only the softscape
areas will be counted towards meeting the LRA requirements.
(e)
A landscape plan (refer to Appendix 2), perspectives and relevant sections showing
the proposed landscaping scheme for the ground and upper levels (both the covered
garden and the open to sky areas) are to be submitted as part of the development
application.
URA will exercise flexibility on the above requirements when evaluating individual
developments affected by technical constraints (e.g. developments with conserved
buildings, party wall developments, developments subject to specific urban design
requirements, and developments with storey height constraint of 4-storeys and below
as well as developments subjected to severe technical height controls. In addition,
conserved buildings in historic conservation areas will be exempted from the above
requirements.
(f)
NOTE:
1 For information on the boundaries of the strategic areas, please refer to the Residential handbook General
Considerations para 23
2
For example, the communal landscaped areas in a shopping mall should be open and accessible to the public
during the malls normal operating hours.
24
Appendix 2
th
th
(In this simulated example, the development provided Landscape Replacement Areas on the 1 , 5 and 15
th
Storeys. The plans below are the sample landscape plans for the 5 storey landscape). The applicant should
amend the information as needed for the various requirements/incentives under LUSH.
25
25
(b)
The following criteria will serve as a guide on the grant of GFA exemption (refer to
illustration shown in Figure 22):
26
Figure 22
(d)
(e)
(f)
(g)
In evaluating the GFA exemption for the covered landscaped areas, URA will take
into consideration the design, integration and the spatial quality of the communal
garden areas at the ground level (e.g. how the open landscaped area is designed to
flow seamlessly into the covered areas) and its contribution towards the overall
quality of the development (e.g. the covered ground garden should be bright and airy
with quality landscaping).
The communal ground garden should occupy a significant portion of the ground level
space. The covered garden areas should occupy at least half of the first storey
building footprint
A minimum of 60% of the covered garden spaces proposed for GFA exemption
should be lushly landscaped. The remaining 40% of the GFA exempted spaces can
be set aside for meaningful and effective communal gathering and activity spaces,
and unenclosed communal facilities. These spaces could include garden paths,
playgrounds and covered pool; and
Both the covered and uncovered landscaped area should include suitable varieties of
plants which are planted in permanent and preferably sunken planting beds to
enhance the spatial and visual quality of the space. As these communal landscaped
areas are intended to serve the public and/or building users, they should be easily
27
accessible to the public and/or building users during normal opening hours for the
development5[3]. They should not be tucked away in dark or obscure corners at the
first storey which will not be conducive for landscaping as well as public use. The
GFA exemption will not be applicable to such residual spaces at locations where
users are unlikely to use meaningfully.
(h)
While uses like ORA can be proposed within the covered communal ground gardens,
the ORA areas will be computed as GFA. To prevent downstream abuse of the GFA
exempted area, appropriate design interventions should be adopted to minimise easy
conversion of the GFA exempted areas to usable commercial spaces subsequently.
The communal ground garden also should not be easily enclosed and converted to
any other uses in the future.
Submission requirements
Similar to the other LUSH initiatives, a landscape plan showing the proposed landscaping scheme
for the i) entire ground level (both covered and uncovered) is to be submitted as part of the
development application for the predominant covered ground garden proposal ii) for the area that
the applicant is proposing for GFA exemption. As part of the GFA exempted space in the former
scenario could be outside the 45 degree line where sunlight could be limited, the landscape plan
should include suitable plant species or a plant palette that can thrive and sustain in the shady
environment6[4]. See Appendix 2 for more details
NOTE:
3
For example, the communal landscaped areas in a shopping mall should be open and accessible to
the public during the malls normal operating hours.
Please refer to the following publications for more detailed planting references:
a) 1001 Garden plants in Singapore (2nd edition)(2006), NParks
b) CS E09:2012 - Guidelines on planting of trees, palms and tall shrubs on rooftop (2012), NParks
c) A Selection of Plants for Green Roofs in Singapore 2nd Edition (2008), NParks
d) Trees of our Garden City, 2nd edition (2009), NParks
e) Concise Guides to Safe Practices on Rooftop Greenery and Vertical greenery (2013), NParks
28
26
LANDSCAPE DECK
(a)
(b)
(c)
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 lowrise character of such areas.
(d)
In general, the guidelines stipulate the allowable envelop, 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.
(e)
Figure 23:
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.
Detailed
Guidelines
1. Envelop
29
4. Greenery provision
To ensure that the landscaped
deck provides additional greenery
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.
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.
30
Figure 23.1: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat
and Condominium Developments (not to scale)
Figure 23.2: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat
and Condominium Developments (not to scale)
31
exemption will have to justify the merits of their design and demonstrate how they will
maintain the landscaping.
28
SKY TERRACES
(a)
Sky terraces play a key role in contributing towards to our vision to make Singapore a
City in Garden. The objectives are:
i)
ii)
(b)
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.
(c)
(d)
(e)
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.
ii)
The greenery on the sky terrace should be enjoyed by the building users as
well as be visible from the surrounding environment;
iii)
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)
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 8)
32
33
(f)
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:
30
(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.
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.
*These attic controls will not be applicable to landed housing under the Envelope Control
guidelines. Please refer to the Residential handbook Landed Housing paras 7 to 10 for
details of the Envelope Control guidelines.
34
Figure 4a:
Figure 4b:
Attic Space*
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.
35
Figure 4c:
Allowable Attics*
For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the
fringe of established landed housing estates especially good class bungalow areas, the position of
the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves
the right to impose conditions not covered in the handbook.
36
Figure 4d:
Allowable Attics*
For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the
fringe of established landed housing estates especially good class bungalow areas, the position of
the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves
the right to impose conditions not covered in the handbook.
37
Figure 4e:
Allowable Attics*
For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the
fringe of established landed housing estates especially good class bungalow areas, the position of
the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves
the right to impose conditions not covered in the handbook.
38
Figure 4f:
Non-allowable Forms*
*These attic controls will not be applicable to landed housing under the Envelope Control guidelines. Please
refer to the Residential handbook Landed Housing paras 7 to 10 for details of the Envelope Control guidelines.
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)
(b)
(c)
the scale of the development as reflected in the total gross floor area;
the location of the site in relation to the main road;
the character of the surrounding developments; and
39
(d)
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
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). For
Good Class Bungalow developments with double road frontages, but without any site constraints,
the road buffer requirements shall apply for both road frontages.
40
Figure 5:
RESIDENTIAL DEVELOPMENT
Category 1
Category 2
Category 3
GREEN BUFFER
(WITHIN ROAD
BUFFER)
30 m
5m
24 m
5m
15 m
5m
15 m
5m
12 m
5m
7.5 m
3m
10 m
3m
7.5 m
3m
7.5 m
3m
ROAD BUFFER
(MINIMUM)
Residential
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:
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.
The road buffer for MSCP s 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.
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.
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.
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.
The classification of the road category is obtainable from LTA through the purchase of the Road interpretation Plan (RIP).
41
Figure 5a:
42
Figure 5b:
Detached House (except good class bungalows) with Front and Side Facing
Roads
43
Figure 5c:
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.
44
Appendages
Within road
4
buffer
Non-GCBA
Non landed
housing
Within
road
buffer
Within
setback
from
common
boundary
Allowed to
protrude 2.0m into
road buffer
Allowed to
protrude 1.0m into
5
road buffer
Baywindows
(raised windows, not
exceeding one structural bay
width and cantilevered at
least 0.5m high from the
floor)
Allowed
to
protrude
1.4m
into
setback
Allowed so
long as it is
not within
green
buffer
Allowed so
long as it is
not within
2.0m
planting
strip
Allowed to
protrude 0.5m into
road buffer
Allowed
to
protrude
0.5m
into
building
setback
Allowed to
protrude
0.5m into
road buffer
Allowed to
protrude
0.5m into
building
setback
Planters
(cantilevered box structures
for planting purposes)
Air-Conditioner ledges
(ledge for the placing of aircon equipment only)
45
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)
(c)
(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)
(b)
46
*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.]
47
Figure 6a:
48
Figure 6b:
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)
(b)
(c)
(d)
NOTE:
1 except along boundaries that abut foreshore, a road and a waterbody with drainage reserve equal or more than 17.5m wide
49
Figure 6c:
50
BASEMENT
44
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.
45
For landed housing areas where the Minimum Platform Level (MPL) is significantly higher
than the existing levels of adjacent sites or roads, and where the existing ground levels are to be
retained, any building structure / internal spaces that are proposed below the MPL will be treated as
a basement level for the purpose of storey height control, and will not be counted as an additional
storey (see Figure 6d).
Figure 6d:
51
Figure 7a:
*Max 1.5m protrusion for landed housing under the Envelope Control guidelines
BASEMENT SETBACKS
47
Basement protruding above ground can be built right up to the green buffer/planting
strip.
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.
52
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
53
48
For landed housing areas where the MPL is significantly higher than the existing levels of
adjacent sites or roads, and where the existing ground levels are to be retained, any building
structures / internal spaces below the MPL that are above the existing ground levels will need to
comply fully with the requisite main building road buffer and setback requirements for landed
housing, and will not be allowed to be built up to the site lot boundary (see Figure 6d).
BASEMENT OPENINGS
49
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
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
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.
54
Figure 7c:
Vertical Openings
51
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)
52
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).
53
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.
55
Figure 7d:
Figure 7e:
Horizontal Openings
Screening Details
56
ANCILLARY STRUCTURES
54
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.nparks.gov.sg/cms/docs/aboutus/circular19.07.05.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:
TYPE OF ANCILLARY
STRUCTURES
1
2m
2m
2m
2m
2m
Water tank
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 housing developments need not set back from common boundaries and Category 5 road.
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.
57
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:
HEIGHT CONTROL
Meter Compartment
Not Applicable
1.8m
Bin point
Not Applicable
Guardhouse
Not Applicable
2.6m
Figure 10:
FRONTAGE
CONTROL
Total frontage of all
these structures
within the green
buffer should not
exceed 3m or 25%
of the road frontage
available,
whichever is
greater.
58
Figure 11:
SETBACKS
6m
4.5m
56
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.
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).
59
(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.
WINDOWS
60 Windows are generally understood to mean raised openings that are at least 0.9m above the
floor slab. They are intended to provide ventilation and lighting, and not for access. Full height
windows and windows that are lower than 0.9m that can potentially be used as access points will
need to be highlighted in the submission plans for URAs evaluation and approval.
DRAINAGE RESERVE
61
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.
62
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.
60
66
From 1 Nov 2014, the balcony bonus GFA scheme up will be subject to the quantum and
conditions specified in the table below.
Up to 10% additional GFA beyond the Master Plan GPR for balconies if:
It achieves at least 10 points above the minimum legislated buildable design
score;
Uses drywalls for all internal dry areas in the development; and
At least 65% of the bathrooms are PBUs.
67
The approval of the Balcony Bonus GFA under the revised scheme is subject to:
a.
b.
c.
d.
68
Besides meeting the buildability pre-requisites, balconies,must have a continuous perimeter
opening of at least 40% (see Figure 14a). This is to safeguard a reasonable degree of openness in
61
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.
69
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.
62
Figure 14b:
Balcony Forms that can be considered as long as they meet the min 40%
perimeter opening control
70
Balconies are intended to be semi-outdoor spaces. Therefore, balconies are not allowed to
be enclosed with walls or glass panels into rooms. However, balcony screens to provide shade can
be allowed, provided that they comply with the following performance criteria:
a)
The proposed balcony screens are porous enough to allow for natural ventilation
within the balcony at all times even when the screens are fully drawn closed; 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.
Figure 14d shows a balcony screen that is not allowed.
Safety grilles are independent from balcony screens and are precluded from complying with the
above performance criteria for balcony screens.
71
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.
72
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
replacement of the approved screen design will be regulated and decided by the MC and need not
be referred to URA for approval, unless there are significant changes to the screen design.
73
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
63
in the appearance of the building faade. This will avoid inconsistent ad-hoc enclosures by
individual owners which could detract from the original building design and appearance.
74
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
64
Example 3
Figure 14c: Possible Designs of Balcony Screens
Figure 14d:
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.
65
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
IV
Developments adjacent to rivers or canals with drainage reserve less than 17.5m
76
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.
77
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:
66
Figure 17:
67
Visual Screening
blank wall
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
Details of the above regulations are available from BCAs Building Control Regulations
2003.
Figure 18:
OBJECTIVE-BASED GUIDELINES
78
A new objective-based guidelines have been introduced to give architects and developers
greater design flexibility to suit their needs and requirements.
79
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
68
when designing the development proposal. Whenever possible, the development proposal should
satisfy the main intention, objectives and performance criteria of the design element.
80
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
81
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.nparks.gov.sg/cms/docs/aboutus/circular19.07.05.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.
69
Figure 19:
No
1
Main intention
Details
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.
Objectives
This elaborates the main intention and indicates the desired outcomes
to be achieved in completed developments.
a) To reinforce the purpose of the green buffer and to preserve the
green and garden city image.
b) To provide adequate spacing (both above ground and under ground)
for healthy growth of trees.
c) To allow flexibility of structures that contribute to the landscaping
efforts, or with limited hard surface impact within the green and
peripheral tree planting strips.
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
1
be any "tree under tree" situation . 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.
Additional Notes
& Clarifications
70
No
Parameter
Details
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.
Technical
Recommendation
s
71
No
Parameter
Details
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).
Applications of
Guidelines
Submission
Requirements
72
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
73
Approximate Height
When Mature (m)
MEDIUM SIZED TREES
Recommended
Spacing (m)
Acacia mangium
Amherstia nomilis (Pride of Burma)
Arfeuillea arborescens (Hop Tree)
Bauhinia blakeana (Hong Kong Bauhinia)
Cananga odorata (Kenanga)
Cassia fistula (Golden Showers)
Cinnamomum iners (Wild Cinnamomum)
12
12
12
8
15
18
12
8
16
10
12
10
12
10
12
10
10
15
15
15
8
15
15
12
8
12
12
12
8
Gustavia sp
Lagerstroemia speciosa (Rose of India)
Maniltoa browneoides (Handkerchief Tree)
Melaleuca leucadendron (Gelam)
Melia indica (Nim Tree)
Mimusops elengi (Bunga Tanjong)
5
12
15
12
15
12
8
12
12
10
12
18
8
15
15
15
8
12
12
10
12
12
8
12
12
12
12
12
10
12
12
SMALL TREES
12
12
12
10
6
8
8
8
Carallia brachiata
Cratoxylum formosum (Pink Mempat)
Crotoxylon cochinchinense
Erythrina glauca (Coral Tree)
8
10
12
8
6
8
8
10
Eugenia oleina
Eugenia spicata
Eugenia longifolia
74
Species
Kopsia flavida (Penang Sloe)
Kopsia singaporensis
Melaleuca genistifolia cv Golden Gem
Approximate Height
When Mature (m)
Recommended
Spacing (m)
8
8
6
8
8
8
Figure 19.3: Illustration (Plan View) Of Green Buffer / Tree-planting Strip and the
Safeguarded Aeration Area
75
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)
76
Figure 19.6: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the
Required Tree Planting
Figure 19.7: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the
Required Tree Planting
77
Figure 20:
No
1
Main Intention
Details
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.
Objectives
This elaborates the main intention and indicates the desired outcomes
to be achieved in completed developments.
a) To achieve the purpose of using the physical buffer and building
setback as a strip or an area of open space to segregate the main
uses.
b) To allow the flexibility of erecting ancillary structures that contribute
to the convenience or the needs of occupants in the main buildings,
thereby supporting or providing support to the main use.
c) To ensure that the size and the visual bulk of the ancillary structures
are acceptable within the development and to the surrounding built
environment.
d) To ensure that the environmental quality in relation to streetscape, is
protected.
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.
78
No
Parameter
Details
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.
Additional Notes
& Clarifications
79
No
Parameter
Details
adjoining development.
Application of
Guidelines
80
Functional
Aesthetic
Communal
Electrical
substation
Landscape
furniture
Unenclosed
tennis court
Bin Centre
Entrance
gate/post
Car porch
Entrance
archway
Unenclosed
basketball court
Development
signage
Pavilions
Operational
for industrial and
warehouse
development
only:
Temporary
storage shed
OG Boxes
Driveways /
ramps
Lamp post
Flag pole
Inspection
chamber & minor
sewer lines
Guardhouse
Vehicular impact
guard rails
Gas pressure
regulator kiosk
Landscaping
features
Landscaping
lighting
Loading and
unloading shed
BBQ pits
Swimming pools
Industrial water
pipes
for industrial and
warehouse
development
only:
Incense burner
Covered link
ways
Gas governor
houses, type
A&B
Fire hydrant
Metering
compartment
Fire engine
hardstanding
areas
Above ground
electrical boxes
81
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)
Any structures
more than 6m in
height
Any structures
more than 6m in
height
Any structures
more than 6m in
height
Any structures
more than 6m in
height
Raised
swimming pool
more than 1m in
height
Exposed Water
tank structures
Raised RC
platform more
than 1m in height
Air cooler
Silo
Mobile crane /
Gantry crane
Cooling tower
Hopper shed
Back to Main
82
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)
(b)
Land title
(i)
(ii)
(iii)
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.
83
Figure 1:
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
84
SEMI-DETACHED HOUSES
3
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:
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
85
Figure 2b:
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
86
Figure 3:
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
87
Figure 4:
Location
6
Terrace house II (TTII) must be sited within its own enclave or satisfy the following criteria:
(a)
(b)
88
Figure 4a: Examples of Enclaves of Existing Landed Housing Plots Where TTII guidelines
May Apply
1[1] This is subject to URAs detailed assessment on a case-by-case basis to minimise disamenity to neighbouring properties.
89
Figure 5: Envelope Control for 2-Storey Landed house and 3-Storey Landed Houses
90
9
With the new Envelope Control guidelines, some of the current development control guidelines
on specific building features will no longer apply to landed housing under the Envelope Control
guidelines as these have already been incorporated within the overall permissible envelope. These
include guidelines on the attic profile, basement protrusion, and floor-to-floor height. All other
relevant and prevailing development control guidelines (e.g. on earthworks, car porch setback, roof
eaves, etc.) will continue to apply.
10
Landed housing under the Envelope Control guidelines should continue to adhere to the2storey or 3-storey height control applicable to the respective landed estates.
Site Coverage
11
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.
12
13
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-storeysemi-detached
housing areas: 45%
Plot Size
14
The minimum plot dimensions and plot sizes for all types of landed (Iand title) housing
development are as follows:
HOUSINGFORM
PLOTWIDTH(min)
PLOTDEPTH(min)
PLOTSIZE(min)
18.5m
30m
1400m
Other bungalow
10m
nil
400m
8m
nil
200m
10m
nil
200m
6m
nil
150m
8m
nil
80m
6m
nil
80m
15
For good class bungalow development, variations in plot width, depth and size may be
considered if the proposal is an infill development on existing plots which are already subdivided
with land area less than 1400m2 each. Alternatively, the reduction should be less than 10% of the
minimum plot size of 1400m2 and be due to the surrender of land to the government for a public
purpose like road widening. In such situations, the original plot size for each plot before
surrendering must not be less than 1400m2, and the plot size deficiency is to be limited to one plot
only.
91
92
93
landed houses hence varies depending on the types of landed (land title) housing. They are shown
in Figures 8a, 8b & 9.
94
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
95
Figure8c: Guidelines for first Storey Rear Extensions to Abut Back lane
Setback for Car porch, Terrace Area, Bay Window & Other Features
17d
The setback distance for car-porch, terrace area, bay window and other features from the
front, rear and side lot boundary are in Figure 9. Where a car porch is provided within the
7.5mbuilding setback line, the car porch shall be a single storey structure. The car porch roof can be
used as an open balcony or garden and it is to remain as an open-to-sky and unenclosed area.
Only the following minor works are allowed on the car porch roof:
(a) A maximum 1.0m high parapet wall around the perimeter of the car porch roof. The
parapet wall shall be constructed of material that accords visual porosity, e.g. tempered
glass and railing.
(b) A maximum 1m wide sun shading canopy, cantilevered from the building wall to provide
weather protection over the openings to the car porch roof
(c) Planters for landscaping
96
(d) For semi-detached and terrace houses only, where one side of the car porch abuts the
neighbours boundary, a 1.8m high light-weight screen wall shall be built along the
common boundary of the car porch roof to provide the neighbour with some privacy,
unless the adjoining neighbour agrees to do without the screen wall. Examples of lightweight screen include angled louvers or slanted vertical panels.
Figure9: Setbacks of Car porch, Terrace Area, Bay Window & Others
BUILDING
FRONT
(min)
REAR
(min)
SIDE
(min)
*2m
*2m
2m
*1m
1m
1m
Car porch
69
TERRACEII
Columns
Roof Eaves
2
OTHERS
Columns
Roof Eaves
2.4m
2m
2m
2.4m
1m
1m
2.4m
3m
3m
2.4m
1.6m
1.6m
*2m
*2m
2m
*1m
1m
1m
GCBA
Columns
Roof Eaves
Terrace Area
TERRACEII
Columns
Roof Eaves
2
OTHERS
Columns
Roof Eaves
2.4m
2m
2m
2.4m
1m
1m
5.1m
3m
3m
5.1m
1.6m
1.6m
GCBA
Columns
Roof Eaves
3
Bay Window / Planter boxes / Minor Decorative Fins / Horizontal Sun-shading Devices
TERRACEII
NA
2m
2m
OTHERS
st
nd
1 /2 storey
rd
3 STOREY
7m
7m
2.5m
7m
2.5m
2m
2m
8
2.5m
GCBA
st
nd
1 /2 storey
2.5m
Notes:
1 While the general planning guidelines (eg. building setback from boundaries, attic, site coverage, building heights, etc) are applicable
for most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may
have on the nearby developments after considering the specific site context and conditions.
2 Include Terrace I semi-detached houses and bungalows outside GCBA.
3 A bay window is a cantilevered window, and can be allowed within the front setback and3 rdstorey 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 baywindow.See para 14b below.
4 Applicable for sites fronting category3 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).
97
Height of Common Boundary Wall Abutting Car porch / Patio Area for Semi-detached Houses
18a 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. This may also be considered for
intermediate terrace houses provided if site context allows for it (e.g. where the car porches are
paired and aligned).
Bay Windows
18b
A bay window is a cantilevered window, and can be allowed within the front setback and3rd
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 Figure10.
98
Main building
FROMROADRESERVELI
NE
(front boundary)
FROM REAR
BOUNDARY
FROMSIDEBOUNDA
RY
3m
7.5m
2m (1 &2 storey)
st
nd
rd
3m (3 storey)
Car porch
Covered terrace
Roof eaves
3m
5.1m
Notes:
1
Landed housing under the Envelope Control guidelines will be subject to 2m side setback.
21 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.
99
(b) within new estates: rear garden landed housing can be allowed within designated are as
specially planned or set aside for such housing layout.
22 Since the introduction of the Rear garden landed housing guidelines in19 Apr 1996, a total of
eight estates were safeguarded for Rear garden landed housing. They are Hong Leong Garden,
Clement Green Estate, Changi Heights, Lasia Avenue, Peach Garden, The Inglewood, Ford
Avenue and Yuk Tong Avenue.
REDEVELOPMENT OF LANDED HOUSING ESTATES
23 Well established existing landed housing estates in Singapore are already safeguarded to
protect the character of these private housing estates - see Figure 12(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).
100
25 The housing form which can be allowed in these areas are indicated in Figure 13. The other
residential areas are for mixed housing like flats, condominiums and any form of landed properties.
Figure 13: Housing Control in Designated Landed Housing Areas
DESIGNATE
HOUSING FORMS
D LANDED
HOUSING DETACH STRATA LINK SEMI- STRATA
MIXED
TERR TERR STRATATE
AREAS
ED
DETACH ED DETAC SEMISTRATA
ACE ACE* RRACE
(BUNGA
ED
HOU HED DETACH DETACHED HOUS HOUS
LOW) (BUNGA SES
ED
/SEMIES I
ES II
LOW)
DETACHED
BUILDING
HEIGHT
OTHER
FLAT
MIXED
S**
STRATA
LANDEDHO
USING
GOOD
Allowed
CLASS
BUNGALOW
AREAS
Allowed
Not
Not
Not
allow allowed allowed
ed
Not allowed
Not
Not Not allowed Not allowed Not 2
allowe allowe
allow storeys(ma
d
d
ed ximum)
BUNGALOW Allowed
AREAS
Allowed
Not
Not
Not
allow allowed allowed
ed
Not allowed
SEMI
DETACHED
HOUSINGA
REAS
Allowed
Allowed
Not
Not Not allowed Not allowed Not 2 or 3
allowe allowe
allow storeys
d
d
ed depending
onprescribe
Not
Not Not allowed Not allowed Not
d height
allowe allowe
allow
control
d
d
ed
MIXED
LANDING
HOUSINGA
REAS
Allowed
Allowed
Allowe Allowe
d
d
Allowed
Allowed
Not
Allow
ed
NOTES:
*Subject to evaluation
**Include condominium
101
22 GarlickAvenue
3 Binjai Park
23 HollandPark
4 Brizay Park
24 HollandRise
5 Bukit Sedap
25 Kilburn Estate
6 Bukit Tunggal
27 Leedon Park
8 Camden Park
28 MarylandEstate
9 Chatsworth Park
29 NassimRoad
11 Chestnut Avenue
12 ClunyHill
32 Raffles Park
13 ClunyPark
33 RebeccaPark
14 CornwallGardens
34 Ridley Park
15 DalveyEstate
35 RidoutPark
17 Ewart Park
37 VictoriaPark
38 WindsorPark
19 Ford Avenue
102
103
29 Figure 15 illustrates a subdivision involving a deficient plot. Figure 16shows 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.
104
105
plot width is 16m or more provided the plot size of the remaining semi-detached unit is
also capable of being redeveloped into a new bungalow (minimum plot size 400m2,
width 10m) or a new pair of semi-detached units (minimum plot size 400m2, width 16m).
On redevelopment of one of the semi-detached houses, the remaining semi-detached
house can be retained or be redeveloped into a bungalow provided the plot size is large
enough and the plot width is not less than 10m. -see Figure17.1.
(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 semidetached houses if it can comply with the minimum plot width and size, and provided the
adjoining terrace plot has 8m plot width and 200m2 plot size. For intermediate terrace
houses built in the past with wide frontage and large plot size, any unit in a row of these
houses can be redeveloped to other landed housing forms if the plot size and width are
sufficient to allow the change, and provided the adjacent affected unit (from which it is
detached) has a minimum plot size of 200m and width of 8m (i.e. capable of being
rebuilt into a corner unit in future). For example, the 2ndunit 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 17.2 &17.3.
(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 Figure17.4.
32
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.
33
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 fora new
house is not allowed (unless it is in accordance with an approved street block plan). See
Figure 17.5
34
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.
106
Figure 17.2: Redevelopment of Existing Intermediate Terrace House to Bungalow, Semidetached and Corner Terrace
NOTES:
These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or
proposed landed housing in non-safeguarded landed housing areas, please refer to the guidelines on Site Area under Flat and
Condominium Developments.
107
Figure 17.3: Redevelopment of Existing Intermediate Terrace House to Bungalow, Semidetached and Corner Terrace
NOTES:
These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or
proposed landed housing in non-safeguarded landed housing areas, please refer to the guidelines on Site Area under Flat and
Condominium Developments.
108
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.
109
36
Figure 17.6 provides examples of irregular-shaped plots to illustrate the criteria above.
Figure 17.6: Examples of Irregular-shaped Plots Where Marginal Deficiency in Plot Width Can
Be Allowed
110
111
112
Figure 18.2a: Example of sites that cannot qualify for the reduced front setback
113
Figure 18.2b: Example of Sites That Cannot Qualify For the Reduced Front Setback
114
115
3
Mixed strata landed developments comprising any combinations of the three basic types can
be allowed, subject to compliance with the location criteria (see Figure 1).
4
Each strata unit within the strata landed housing development is to have a minimum building
footprint with ground contact of 50 m2. The upper storeys and basement of each strata unit are not
to be subdivided into separate strata units.
5
The strata title arrangement is used to define the extent of private and communal areas
within the strata landed housing development. Areas classified as Communal Open Space are not
to be included in the boundary of the individual strata units.
This is subject to URAs detailed assessment on a case-by-case basis to minimise disamenity to neighbouring
properties.
116
Figure 1: Envelope Control for 2 Storey & 3 Storey Strata Landed Houses
8
With the new Envelope Control guidelines, some of the current development control
guidelines on specific building features will no longer apply to landed housing under the Envelope
Control guidelines as these have already been incorporated within the overall permissible envelope.
These include guidelines on the attic profile, basement protrusion, and floor-to-floor height. All other
relevant and prevailing development control guidelines (e.g. on earthworks, car porch setback, roof
eaves, etc.) will continue to apply.
9
Landed housing under the Envelope Control guidelines should continue to adhere to the 2storey or 3-storey height control applicable to the respective landed estates.
117
LOCATION CRITERIA
10
The location criteria for the various strata landed housing development are in Figure2.
Figure 2:
FORM
Location Criteria
STRATA SEMIDETACHED
Bungalow areas
(including GCBA)/
Semi-detached
areas/Mixed landed
housing areas
Semi-detached
areas/Mixed landed
housing areas
STRATA TERRACE
Mixed landed
housing areas
PARAMETERS
11
Site Area
There is no minimum control on the site area as long as the other requirements listed below
are met.
(b)
Site Coverage
A minimum 45% of the nett site area1 of the strata landed housing development is to be set
aside for the provision of Communal Open Space (COS). Of the 45%, at least 25% must be
set aside for on-ground greenery. Areas classified as COS are not to be included in the
boundary of the individual strata plots.
NOTE:
1 The nett site area excludes land to be set aside for road widening & drainage reserve.
(d)
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 45% 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.
118
(e)
Buffer Requirements
All developments fronting a road in Singapore must observe a certain green buffer distance
and building setback distance from the road. The buffer requirement depends on the
hierarchy of the road, type of the development and the building height. For strata landed
developments, the buffer varies from 7.5m to 24m wide. See Figure 2 for details. The green
buffer ranges from 3.0m for minor road to 5.0m from expressway.
A new objective-based guideline has been introduced to allow greater design flexibility and
to safeguard the intentions of the buffer requirements.
Although the green buffer is meant for tree planting and turfing only, some minor ancillary
structures are allowed for functional reasons. Applicant can choose to either apply the
prescriptive guidelines or the objective-based guidelines if the structures proposed are not in
the list. For details of the objective-based guidelines, please see "Figure 19: Objective-based
Guidelines on Ancillary Structures within the Green Buffer and 2m Planting Strip Along
Common Boundaries" in Part 2 General Considerations. (To be administered by NPARKS
with effect from 1 August 2005. Please refer to NPARKS Circular:
http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf)
For the type of ancillary structures located within the physical buffer or building setback, the
new objective-based guidelines replace the prescriptive guidelines. Such ancillary structures
can be allowed as long as the objectives and performance criteria are met. For details,
please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the
Physical Buffer and The Building Setback Area" in Part 2 General Considerations.
Figure 3:
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)
(f)
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)
Setback Requirements
Further reduction of setback through the use of drainage reserve/open space is not
permitted.
119
(g)
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
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 4. The setback applies whether the front, side or rear of the
strata unit faces the common site boundary with the GCBA.
(ii) The revised setbacks would enable developments to achieve their development
potential while ensuring that the amenity of the GCBA would not be compromised.
Figure 4:
STOREY HEIGHT
1-2 storeys*
3 storeys
25m
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
(m)
120
Figure 5:
NOTE:
1 Notwithstanding these guidelines, should a strata landed housing development be proposed in an area with localised problems (e.g.
severe infrastructural capacity issues), URA may impose tighter requirements including restricting the number of allowable units further in
consultation with other agencies.
2 The number of units will be rounded down to the nearest round figure.
3 The typical footprint of the various conventional landed housing forms is 100 m 2 for terrace and semi-detached housing, 200 m2 for
detached housing, and 500 m2 for Good Class Bungalows.
(n)
Vehicular Access Provision
Multiple accesses from public roads to strata landed housing developments 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)
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.
121
(q)
There is no control on 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 45% COS, 2m planting
strips and green buffers.
Back to Main
122
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
Site Area
(i)
The minimum site area for a flat development is 1,000sqm. This is to ensure
that there is more openness and sufficient space for the provision of
meaningful landscaping and communal facilities within the development.
(ii)
(iii)
(iv)
(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 enbloc 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 leftbehind 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.
(vii)
b)
(viii)
Where a waiver of the minimum plot size of the left-behind plot is granted and
the size of the left-behind plot is not less than 400m2 and is capable of
independent redevelopment, normal setback requirements apply for the
proposed breakaway flat development.
124
Figure 1: Redevelopment of Existing Landed Houses to Flats and Other Landed Housing
Forms within Non-Safeguarded Landed Housing Area
(b) Site Coverage
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 vent pipes.
Where planting strips are to be provided, these should be clearly annotated as tree planting
strip in all submission plans to Development Control.
125
The 2m planting strips and green buffers which form part of the communal greenery
provision within the development, should not contain any Private Enclosed Spaces (PES).
Greenery within the 2m planting strips and green buffers can be better achieved if they are
maintained by the Management Corporations as communal spaces.
(e) Buffer Requirements
All developments fronting a road in Singapore must observe a certain green buffer distance
and building setback distance from the road. The buffer requirement depends on the
hierarchy of the road, type of the development and the building height. For residential
developments, the buffer varies from 7.5m to 30m wide. See Figure 2 for details. The green
buffer ranges from 3.0m for minor road to 5.0m from expressway fronting the road.
A new objective-based guideline has been introduced to allow greater design flexibility and
to safeguard the intentions of the buffer requirements.
Although the green buffer is meant for the tree planting and turfing only, some minor
ancillary structures are allowed for functional reasons. Applicant can choose to either apply
the prescriptive guidelines or the objective-based guidelines if the structures proposed are
not in the list. For details of the objective-based guidelines, please see "Figure 19:
Objective-based Guidelines on Ancillary Structures within the Green Buffer and 2m Planting
Strip Along Common Boundaries" in Part 2 General Considerations. (To be administered by
NPARKS with effect from 1 August 2005. Please refer to NPARKS Circular:
http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf)
For the types of ancillary structures located within the physical buffer or building setback,
the new objective-based guidelines replace the prescriptive guidelines. Such ancillary
structures can be allowed as long as the objectives and performance criteria are met. For
details, please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures
within the Physical Buffer and The Building Setback Area" in Part 2 General Considerations.
126
Figure 2:
BUILDING
HEIGHT
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
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)
Flats and condominiums share a common standard for setback from the road
(see Figure 3). Where a development site fronts two or more roads (e.g. corner
site, sandwich site. See Figure 4 for a few possible configurations), the setback
from the road will be applied to all boundaries fronting the road. Where the
buffer requirement is more than the revised requisite setback from the road, the
buffer will apply.
(ii) Setback from Common Boundaries
The setback requirements from the common boundaries for flats are in Figure 3.
(iii) Incremental Setback per Storey
The taller the block, the greater the requisite setback. For flats beyond 36
storeys, the setback requirement is capped at the same setback as for a 36storey residential building.
(iv) Using Drainage Reserve/Open space to Offset Requisite Setback
127
Figure 3:
STOREY HEIGHT
CONDOMINIUMS
3.0
3.0
3.0
3.0
3.0
3.4
3.0
3.8
3.3
4.7
3.6
5.5
3.9
6.4
4.2
7.2
4.5
8.0
10
4.8
8.7
11
5.1
9.0
12
5.4
9.2
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
12.6
15.5
13
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.
128
Figure 4:
(g) Maximum number of Dwelling Units (DUs) for flat and condominium developments
Within the Central Area (see Map 1)
(i).
For flat and condominium developments within GPR 1.4 and other low-density
residential estates that are within the Central Area, the maximum number of
allowable Dwelling Units (DUs) per residential development will be determined based
on the following formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to
the proposed GFA for the residential component, excluding bonus GFA
129
(ii).
The cap will also apply be applicable to the residential component of mixed-use
developments (e.g. Residential with 1st Sty Commercial or Commercial & Residential
developments) within these GPR 1.4 and other low-density residential estates.
For all flat and condominium developments outside the Central Area, excluding the
residential estates shown in Maps 2-5, the maximum number of allowable Dwelling
Units (DUs) per residential development will be determined based on the following
formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to
the proposed GFA for the residential component, excluding bonus GFA
(iv).
For all flat and condominium developments in the Telok Kurau, Kovan, Joo Chiat and
Jalan Eunos estates (see Maps 2-5), a more stringent DU guide based on the road
capacity of the estate will be used. The maximum number of allowable DUs for flat
and condominium developments within these estates will be determined based on
the following formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to
the proposed GFA for the residential component, excluding bonus GFA
130
131
132
133
134
Figure 5:
5.0m
5.0m
TOP STOREY
3.6m
5.0m
3.6m
3.6m
3.6m
5.0m
ST
STOREY
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.
136
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-tofloor height control for the 1St storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky
terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a
case-by-case basis.
Figure 6a:
137
Figure 6b:
138
Figure 7:
4.5m (minimum)
NOTE:
Solid wall with no opening at the facade.
(lesser setback as adjoining development will not be affected in terms of noise, fumes or car headlight)
A multi-storey car park building which abuts and is integrated into a residential tower block can be
allowed to follow the same setback requirements as if the multi-storey car park building is a
standalone building (see Figure 7a). This relaxation will be assessed based on the merits of the
proposal i.e. based on the height and length of the multi-storey car park building and its impact on
the surrounding environment. It will apply if the proposal demonstrates that the integration of the
MSCP with the residential tower block and results in a better designed development that will benefit
the environment.
Figure 7a
(o) Setback of Flats from Good Class Bungalow Areas (GCBA)
(i)
The minimum setback of flats from Good Class Bungalow Areas (GCBA) are in
Figure 8.
(ii)
The revised setbacks would enable developments to achieve their development
potential while ensuring that the amenity of the GCBA would not be compromised.
139
Figure 8:
STOREY HEIGHT
1-2 storeys*
3-5 storeys
25m
6-35 storeys
56m
* Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
Item
Covers
Guideline
a. Full covers over the entire PES can be allowed. To avoid ad-hoc
coverings of PES by individual owners downstream that could mar
the appearance of the development, PES covers that would blend
well with the overall design of the development are to be designed
upfront and approved as part of the development application
process.2 Developers can propose a single cover design, or a few
designs for the buyers to choose from.
b. However, developers will not need to install the entire cover. They
will only need to install a covering of 2m in width from the external
wall (see Figure 10) before selling the units, to ensure that basic
protection from killer litter is provided. Homeowners will be given the
flexibility and choice over the remaining cover for the rest of the PES,
as long as it is one of the approved designs. MCSTs can also use
these pre-approved designs to guide homeowners who wish to
extend their cover beyond the 2m.
Setback
The PES must be situated outside the setback line, as the covers will
add to the bulk and massing of the building.
Applies only to developments approved by URA on or after 12 January 2013. PES of developments approved before
12 January 2013 do not count towards the developments GFA. For more information, please click here.
For developments which do not have pre-approved covers, please click here.
140
Site Coverage
The PES will count towards the site coverage of the development.
PES enclosure or Any PES enclosure or fencing that defines the extent of the PES shall
fencing
not exceed 1m in height as shown in Figure 5. This is to ensure the
open and semi-outdoor nature of the PES.
Figure 9: Guidelines for PES
Applies only to developments approved by URA on or after 12 January 2013. Private Roof Terrace of developments
approved before 12 January 2013 do not count towards the developments GFA. For more information, please
click here.
For developments which do not have pre-approved covers, please click here.
141
To qualify for the bonus GFA scheme, Private Roof Terraces will need to comply with the guidelines
in Figure 11 to retain a semi-outdoor character. The structures must also comply with the relevant
requirements from technical agencies.
S/N
1
Item
Location
Covers
Guideline
Private roof terraces are only allowed on the flat roof of a building.
Private roof terraces will not be allowed on top of the attic level.
Height Control
If the storey height control has If the storey height control has not
been maxed out
been maxed out
Any covers on roof terrace floor
must be setback according to
the 45 degree envelop taken
from the springing line. The
structures also must not exceed
5m at any point, subject to the
technical height controls, where
applicable.
Structures within To retain the open and semi-outdoor nature of the RT, any structures
private
roof must remain open-sided as viewed from the external faade.
terraces
Figure 11: Guidelines for Private Roof Terraces
Communal roof terraces are open to sky areas managed by the MCST which serve to provide
landscaping and communal facilities for residents in the development. There are not counted as
GFA. However, covered or enclosed features within these areas will be counted as GFA.
Back to Main
142
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 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)
In addition, for all breakaway proposals from existing landed housing for either flat /
condominium or landed housing developments within non-safeguarded landed
housing areas, the aggregate land area for the left-behind plots must also satisfy the
minimum plot size of 1,000sqm.
(iii)
143
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 2: 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.
144
145
Figure 1a:
STOREY HEIGHT
CONDOMINIUMS
3.0
3.0
3.0
3.0
3.0
3.4
3.0
3.8
3.3
4.7
3.6
5.5
3.9
6.4
4.2
7.2
4.5
8.0
10
4.8
8.7
11
5.1
9.0
12
5.4
9.2
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
12.6
15.5
13
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.
146
Figure 1b:
(g) Maximum number of Dwelling Units (DUs) for flat and condominium developments
Within the Central Area (see Map 1)
(i). For flat and condominium developments within GPR 1.4 and other low-density residential
estates that are within the Central Area, the maximum number of allowable Dwelling Units
(DUs) per residential development will be determined based on the following formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
147
(ii). The cap will also apply be applicable to the residential component of mixed-use
developments (e.g. Residential with 1st Sty Commercial or Commercial & Residential
developments) within these GPR 1.4 and other low-density residential estates.
Outside the Central Area
(iii). For all flat and condominium developments outside the Central Area, excluding the
residential estates shown in Maps 2-5, the maximum number of allowable Dwelling Units
(DUs) per residential development will be determined based on the following formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
(iv). For all flat and condominium developments in the Telok Kurau, Kovan, Joo Chiat and Jalan
Eunos estates (see Maps 2-5), a more stringent DU guide based on the road capacity of the
estate will be used. The maximum number of allowable DUs for flat and condominium
developments within these estates will be determined based on the following formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
148
149
150
151
152
153
details of the landscape deck guidelines, please see Figure 21: Guidelines for Landscape Deck in
Residential Flat & Condominium Developments in Part 1 General Considerations.
(i) 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.
(j) 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:
5.0m
5.0m
TOP STOREY
3.6m
5.0m
3.6m
3.6m
SKY TERRACE
STOREY*
3.6m
5.0m
ST
STOREY
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.
154
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-tofloor height control for the 1st storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky
terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a
case-by-case basis.
Figure 2a:
155
Figure 2b:
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)
156
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
(n) Building Length
Currently, there is no specific guideline on building length. However, SIA, REDAS, SIP and URA
have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4
March 2010. You are advised to refer to this guide and adopt the good practices highlighted in it.
(o) 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)
157
Figure 4:
Setback of Flats and Condominiums from Good Class Bungalow Areas (GCBA)
STOREY HEIGHT
1-2 storeys*
3-5 storeys
25m
6-35 storeys
56m
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
Item
Covers
Guideline
a. Full covers over the entire PES can be allowed. To avoid ad-hoc
coverings of PES by individual owners downstream that could
mar the appearance of the development, PES covers that would
blend well with the overall design of the development are to be
Applies only to developments approved by URA on or after 12 January 2013. PES of developments approved before
12 January 2013 do not count towards the developments GFA. For more information, please click here.
For developments which do not have pre-approved covers, please click here.
158
Setback
The PES must be situated outside the setback line, as the covers will
add to the bulk and massing of the building.
Site Coverage
The PES will count towards the site coverage of the development.
PES enclosure or Any PES enclosure or fencing that defines the extent of the PES shall
fencing
not exceed 1m in height as shown in Figure 5. This is to ensure the
open and semi-outdoor nature of the PES.
Figure 5: Guidelines for PES
159
Item
Guideline
Location
Private roof terraces are only allowed on the flat roof of a building.
Private roof terraces will not be allowed on top of the attic level.
Covers
Height Control
If the storey height control has If the storey height control has not
been maxed out
been maxed out
Any covers on roof terrace floor
must be setback according to
the 45 degree envelop taken
from the springing line. The
structures also must not exceed
5m at any point, subject to the
technical height controls, where
applicable.
Structures within To retain the open and semi-outdoor nature of the RT, any structures
private
roof must remain open-sided as viewed from the external faade.
terraces
Figure 7: Guidelines for Private Roof Terraces
Applies only to developments approved by URA on or after 12 January 2013. Private Roof Terrace of developments
approved before 12 January 2013 do not count towards the developments GFA. For more information, please
click here.
For developments which do not have pre-approved covers, please click here.
160
Communal roof terraces are open to sky areas managed by the MCST which serve to provide
landscaping and communal facilities for residents in the development. There are not counted as
GFA. However, covered or enclosed features within these areas will be counted as GFA.
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.
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161
PART 2
1
LANDED HOUSING
New erection or reconstruction of landed houses will be subject to the Envelope Control guidelines.
Addition & Alteration works to existing landed houses will continue to be evaluated under the
conventional landed housing guidelines. Please refer to the Residential handbook Landed Housing
paras 7 to 10 for details of the Envelope Control guidelines.
Land Title: Landed Housing
TYPE
MINIMUM
PLOT
SIZE(M)
MINIMUM
WIDTH (M)
MINIMUM
DEPTH (M)
BUILDING
COVERAGE
DETACHED
400
>800
<800
10
No control
40%
40%
45% (only in 2storey mixed
landed and semidetached housing
areas)
GOOD
CLASS
BUNGALOW
1400
18.5
30
35%
SETBACK
CONTROL
(M)
BOUNDARY
CLEARANCE
FOR ROOF
EAVES (M)
Front : 7.5
Front Patio : 2.4
st
nd
3
For 1 & 2
Car porch : 2.4
storey,
Side/ Rear : 1
Side/Rear : 2
rd
For 3 storey,
5
Side/Rear : 3
Front : 7.5
Side : 3
Rear : 3
NOTES:
1 While the general planning guidelines (eg building setback from boundaries, attic, site coverage, building heights, etc) are applicable for
most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may have
on the nearby developments after considering the specific site context and conditions.
2 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.
3 Applicable to sites fronting category 3 to 5 road.
4 Where the landed housing plot abuts a Good Class Bungalow Area, a 3m rear and side setback from the GCBA boundary will be
applicable for any new erection, reconstruction or Addition and Alteration proposal on the landed housing plot.
5 Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback.
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.
162
e)
Bay window
i)
Setback: A bay window is a cantilevered window, and can be allowed within the 7.5m front setback
rd
distance* and 3 storey rear and side setbacks (max 500mm protrusion into the setback distance) if it
is raised at least 500mm above the floor slab.
For landed housing under the Envelope Control guidelines, bay windows are not allowed within the
2m rear & side setback of the 1st, 2nd and 3rd storeys.
ii)
From 1 Jan 2009, bay windows in all development types will be counted as GFA, regardless of
dimensions and materials.
f)
Car porch roof can be used as an open balcony or garden and it is to remain as an open-to-sky and
unenclosed area. Only the following minor works are allowed on the car porch roof:
(i)
A maximum 1.0m high parapet wall around the perimeter of the car porch roof. The parapet wall shall
be constructed of material that accords visual porosity, e.g. tempered glass and railing.
(ii)
A maximum 1m wide sun shading canopy, cantilevered from the building wall to provide weather
protection over the openings to the car porch roof.
(iii)
(iv)
For semi-detached and terrace houses only, where one side of the car porch abuts the neighbours
boundary, a 1.8m high light-weight screen wall shall be built along the common boundary of the car
porch roof to provide the neighbour with some privacy, unless the adjoining neighbour agrees to do
without the screen wall. Examples of light-weight screen include angled louvers or slanted vertical
panels.
* 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.
163
SEMI
DETACHED &
CORNER
TERRACE-I
MINIMUM
PLOT SIZE
2
(M )
200
MINIMUM
WIDTH (M)
MINIMUM
DEPTH (M)
BUILDING
COVERAGE
SETBACK
BOUNDARY
CONTROL (M) CLEARANCE
FOR ROOF
EAVES (M)
2
No control
No control
Front : 7.5
st
nd
For 1 & 2
storey,
Side/Rear : 2
rd
For 3 storey,
5
Side/Rear : 3
BACK-TO-BACK 200
SEMIDETACHED
10
No control
No control
Front : 7.5
st
nd
For 1 & 2
storey,
Side/Rear : 2
rd
For 3 storey,
5
Side/Rear : 3
TERRACE-I
150
INTERMEDIATE
No control
No control
Front : 7.5
Rear :
st
nd
For 1 & 2
storey : 2
rd
5
3 Storey: 3
TERRACE-II
80
INTERMEDIATE
No control
No control
CORNER
TERRACE-II
No control
No control
80
NOTES:
1 While the general planning guidelines (eg building setback from boundaries, attic, site coverage, building heights, etc) are applicable for
most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may have
on the nearby developments after considering the specific site context and conditions.
2 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.
3 Applicable to sites fronting category 3 to 5 road.
4 Where the landed housing plot abuts a Good Class Bungalow Area, a 3m rear and side setback from the GCBA boundary will be
applicable for any new erection, reconstruction or Addition and Alteration proposal on the landed housing plot.
5 Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback.
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
164
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
rd
setback distance* and 3 storey rear and side setbacks (max 500mm protrusion into the
setback distance) if it is raised at least 500mm above the floor slab.
For landed housing under the Envelope Control guidelines, bay windows are not allowed
within the 2m rear & side setback of the 1st, 2nd and 3rd storeys.
ii)
From 1 Jan 2009, bay windows in all development types will be counted as GFA, regardless
of dimensions and materials.
* For a house with an existing deficient front setback, there shall be a minimum absolute 2.4m setback distance
provided from the front boundary. The setback is measured from the boundary of the external wall/glass of the
bay window.
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165
PART 2
2
STRATA LANDED HOUSING
New erection or reconstruction of landed houses will be subject to the Envelope Control guidelines.
Addition & Alteration works to existing landed houses will continue to be evaluated under the
conventional landed housing guidelines. Please refer to the Residential handbook Landed Housing
paras 7 to 10 for details of the Envelope Control guidelines.
Landed - Strata Title: Strata detached houses (bungalows); Strata semi-detached houses;
Strata terrace houses; Mixed strata landed housing
PLOT
RATIO
Resultant
BUILDING
HEIGHT
2 or 3
storeys
SITE
COVERAGE
Outside GCBA:
40% (maximum)
Within GCBA:
35% (maximum)
SETBACK
From Public
Road
Road buffer
(see below)
From Property
Boundary
3m
From GCBA
1-2 storeys:
3m or road
buffer (if
fronting road)
3 storeys:
25m
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. This treatment is applicable to both developments comprising entirely of
strata landed housing as well as developments consisting a mix of strata landed housing and apartment units.
5
6
7
8
8[1]
Provision of 2m green planting strip along the periphery of the site or green buffer along public roads.
Minimum number of units for strata terrace housing = 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.
Floor-to-floor height*:
1st storey = 4.5m
Upper storey = 3.6m
*The floor to floor height control is not applicable to strata landed housing subject to the Envelope Control guidelines.
Multiple accesses from public roads are not allowed. No strata unit to have direct vehicular access to/from public roads.
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.
Commercial uses are not allowed.
Maximum number of strata units allowable8[1]:
Notwithstanding these guidelines, should a strata landed housing development be proposed in an area with localised problems (e.g.
severe infrastructural capacity issues), URA may impose tighter requirements including restricting the number of allowable units
further in consultation with other agencies.
166
Type of strata
developments
Outside GCBAs
landed
housing
Within GCBAs
Mixed
strata
landed
housing
developments comprising more
than one housing form (e.g. a mix of
terrace,
semi-detached
and
detached housing units) outside
GCBAs
Back to Main
9[2]
10[3]
The number of units will be rounded down to the nearest round figure.
The typical footprint of the various conventional landed housing forms is 100 m 2 for terrace and semi-detached housing, 200 m 2 for
detached housing, and 500 m2 for Good Class Bungalows.
167
PART 2
3
BUILDING HEGHT
SITE COVERAGE
40% (maximum)
BUILDING SETBACK
From Common
Boundaries
Refer to Chart 1
Road buffer
requirements
Refer to Chart 2
Refer to Chart 3
below
below
below
BUFFER REQUIREMENTS
BUILDING
HEIGHTS
Category 1 :
Expressway
Category 2 :
Major Arterial (A)
Category 3 :
Major Arterial (B)
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)
Category 4 :
Other Major
Roads
7.5m
(3m green) plus
(4.5m physical)
Category 5 :
Minor Roads
7.5m
(3m green) plus
(4.5m physical)
NOTES:
1)
2)
Bay Window.
a)
From 1 Jan 2009, bay windows in all development types will be counted as GFA regardless of dimensions and
materials.
b)
A maximum projection of 500mm is allowed within the minimum setback distance from all boundaries.
168
Chart 1:
STOREY HEIGHT
CONDOMINIUMS
3.0
3.0
3.0
3.0
3.0
3.4
3.0
3.8
3.3
4.7
3.6
5.5
3.9
6.4
4.2
7.2
4.5
8.0
10
4.8
8.7
11
5.1
9.0
12
5.4
9.2
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
12.6
15.5
13
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.
169
Chart 2:
4.5m (minimum)
NOTE:
* Solid wall with no opening at the facade
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.
A multi-storey car park building which abuts and is integrated into a residential tower block can be
allowed to follow the same setback requirements as if the multi-storey car park building is a
standalone building (see Figures A6-a and A6-b). This relaxation will be assessed based on the
merits of the proposal i.e. based on the height and length of the multi-storey car park building and
its impact on the surrounding environment. It will apply if the proposal demonstrates that the
integration of the MSCP with the residential tower block and results in a better designed
development that will benefit the environment.
Figure A6-a
170
Figure A6-b
Chart 3:
STOREY HEIGHT
1-2 storeys*
3-5 storeys
25m
6-35 storeys
56m
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
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171
PART 2
4
CONDOMINIUM FLATS
Condominium Flats Developments
PLOT RATIO
Master Plan
control
BUILDING HEGHT
SITE COVERAGE
Master Plan
control
40% (maximum)
BUILDING SETBACK
From Common
Boundaries
Refer to Chart 1
below
From Public
Road
Road buffer
requirement
Refer to Chart 2
below
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)
7.5m
(3m green)
plus (4.5m
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)
NOTES:
1)
2)
Bay Window.
a)
From 1 Jan 2009, bay windows in all development types will be counted as GFA regardless of dimensions and
materials.
b)
A maximum projection of 500mm is allowed within the minimum setback distance from all boundaries.
172
Chart 1:
STOREY HEIGHT
CONDOMINIUMS
3.0
3.0
3.0
3.0
3.0
3.4
3.0
3.8
3.3
4.7
3.6
5.5
3.9
6.4
4.2
7.2
4.5
8.0
10
4.8
8.7
11
5.1
9.0
12
5.4
9.2
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
12.6
15.5
13
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.
173
Chart 2:
4.5m (minimum)
NOTE:
* Solid wall with no opening at the facade
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.
A multi-storey car park building which abuts and is integrated into a residential tower block can be
allowed to follow the same setback requirements as if the multi-storey car park building is a
standalone building (see Figures A6-a and A6-b). This relaxation will be assessed based on the
merits of the proposal i.e. based on the height and length of the multi-storey car park building and
its impact on the surrounding environment. It will apply if the proposal demonstrates that the
integration of the MSCP with the residential tower block and results in a better designed
development that will benefit the environment.
Figure A6-a
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Figure A6-b
Chart 3:
STOREY HEIGHT
1-2 storeys*
3-5 storeys
25m
6-35 storeys
56m
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
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PART 2
The objective of the GUDG is to guide development works within the area bounded by Sims
Avenue, Paya Lebar Road, Sims Way and Guillemard Road and create a consistent
streetscape. See Figure 1 for the boundary where the GUDG applies.
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 and
Guillemard Road, while the inner street block refers to the remaining developments along
the lorongs within the GUDG boundary.
PARAMETERS
3
Building Form
(i)
(ii)
(iii)
(iv)
(b)
(ii)
(iii)
(c)
(ii)
(iii)
(d)
For developments along the main street block, the storey height control is at
5-storeys. The overall building height, excluding the attic, is not to exceed
18m (See Figure 2A).
For developments along the inner street blocks, the storey height control is at
8-storeys. The overall building height, excluding the attic, is not to exceed
26m (See Figure 2B).
The overall building height is to be measured from the minimum platform
level stipulated by the PUB.
Setback
(ii)
(iii)
The front faades of the buildings, except for residential & institutional
developments along Guillemard Road, are required to abut the road reserve
line/service road exactly.
Residential & institutional developments along Guillemard Road are to be set
back exactly 3.0m from the road reserve line/ service road at the front of the
building.
The rear faades of the buildings are allowed to abut the road reserve line/
service road.
(ii)
(iii)
(iv)
The front facades of the building are to be set back exactly 3.0m from the
road reserve line. A 2m green buffer for tree planting is to be provided within
the 3.0msetback area.
For sites along Lorong 22 and Aljunied Road, the front faades of the
buildings are to be setback by exactly 7.5m from the road reserve line. A 3m
green buffer for tree planting is to be provided within the 7.5m setback area.
For sites along the eastern side of Lorong 27A, the front facades of the
buildings are allowed to abut the road reserve line.
The exact front setback requirement is to ensure a consistent alignment of the
front building facade.
The rear setback shall be 1.0m (minimum) from the road reserve line of any
rear service road/back lane, or 4.0m from the common boundary line where
there is no rear service road/ back lane.
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(e)
Vehicular Access
Vehicular access to the developments, including the car park and service areas (e.g.
bin centre) shall be taken from the rear service road. Vehicular access from the front
of the developments is discouraged.
(f)
Covered Walkway
(i)
For developments along the main street blocks and on the eastern side of
Lorong 27A, a covered walkway of 3.0m width is to be provided along the
front of the building to open out onto the open walkway within the adjacent
Road Reserve.
Where columns are provided, the internal clear width of the covered
walkways is to at least2.4m.
Covered walkways need not be provided for full residential & institutional
developments along Guillemard Road, nor for other developments along the
inner street blocks.
(ii)
(iii)
(g)
Roof
The roof form is to be determined on individual merits. Attics can be permitted,
provided they comply with the prevailing attic guidelines.
DESCRIPTION/
LOCATION
BUILDING HEIGHT
The overall height of the building is to be measured from the minimum platform
level stipulated by PUB.
SETBACK
Front
Front
developments along
Guillemard Road
For Lorong 22/Aljunied Road
7.5m from road reserve (including
3.0m green buffer for tree planting)
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Rear
Rear
COVERED WALKWAY
OTHER REQUIREMENTS
BUILDING FORM
The plot size for all new Commercial developments and Residential flat
developments within the GUDG area is to be at least 600sqm.
ROOF FORM
ACCESS TO CAR
PARK &
To be taken from the rear service road. Access from the main street is
discouraged
SERVICE AREAS
AIR CONDITIONER
UNITS & LEDGES
Air conditioner units are to be located out of sight from the main roads and
lorongs. 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.
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