General Considerations for Residential Considerations in Singapore Residential Property

8/13/2019 General Considerations for Residential Considerations in Singapore Residential Property

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2 GENERAL CONSIDERATIONS

INTRODUCTION

1 Residential development in Singapore is controlled by plot ratio and building height at themacro 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 speciallydesignated for landed housing development.

For the appropriate use of approved residential properties, please refer to web page atChange ofUse guidelines.

INTENSITY

2 Before 1 Sept 1989, density was used to measure the intensity of residential development. Itwas expressed in terms of persons per hectare (ppha). With the revised development charge systembased on gross floor area (GFA), the intensity of residential development is expressed in terms ofEquivalent 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 ratiocontrol (GPR) specified in the Master Plan. The full potential of the GPR may not be achievablebecause of limitations imposed by site configuration, condition, layout, building setbacks, height, sitecoverage 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 oruses. Essentially, the GFA of the incentivised features are allowed above the MP GPR control. Thesebonus GFA incentives are given to help realize various planning objectives for the city. For example,the balcony scheme encourages skyrise greenery while the lighting incentive scheme helps toenhance 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, theyadd to the development bulk and intensity beyond what was planned for. As there is a limit to theamount of additional bulk and intensity that can be accommodated for a site and collectively within anarea without adversely affecting the effectiveness of GPR and GFA as planning tools, bonus GFAincentives need to be managed properly. Hence, all bonus GFA incentives are consolidated in amenu of bonus GFA schemes and the usage of the bonus GFA items from the menu will have toobserve 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, thedevelopers and QPs is free to determine which bonus GFA scheme(s) to adopt and the quantum ofbonus GFA to use under each scheme (subject to compliance with the guidelines of the individualschemes), as long as the cumulative bonus GFA is within the overall budget of 10% above theMaster Plan GPR. This will allow the developers and QPs the freedom to choose the schemes thatbest fit their business and operational needs. Please note that all additional GFA granted under thebonus GFA incentive schemes will not form the future development potential of the sites uponredevelopment.

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

Green Mark Incentive Scheme

Balcony
http://www.ura.gov.sg/uol/buy-property/about/leasing/residential.aspxhttp://www.ura.gov.sg/uol/buy-property/about/leasing/residential.aspxhttp://www.ura.gov.sg/uol/buy-property/about/leasing/residential.aspxhttp://www.ura.gov.sg/uol/buy-property/about/leasing/residential.aspxhttp://www.ura.gov.sg/uol/circulars/2012/jul/dc12-09.aspxhttp://www.ura.gov.sg/uol/circulars/2012/jul/dc12-09.aspxhttp://www.ura.gov.sg/uol/circulars/2007/feb/dc07-01.aspxhttp://www.ura.gov.sg/uol/circulars/2007/feb/dc07-01.aspxhttp://www.ura.gov.sg/uol/circulars/2007/feb/dc07-01.aspxhttp://www.ura.gov.sg/uol/circulars/2012/jul/dc12-09.aspxhttp://www.ura.gov.sg/uol/buy-property/about/leasing/residential.aspxhttp://www.ura.gov.sg/uol/buy-property/about/leasing/residential.aspx


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Rooftop ORA

Community / Sports Facilities

Underground Pedestrian Linkages to MRT

Conserved Bungalow

Lighting Incentive Scheme

Art Incentive Scheme

Orchard UD features

BUILDING HEIGHT

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

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

STREET BLOCK PLANS

S/NO ROAD NAME URA/DC PLANRELEASE NO.

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

2 Lorong 23 Geylang 3/91-E

3 Area bounded by Onan Road/Carpmael Road/Ceylon Lane/HDBLand

4/91-E

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

5 Ceylon Road 6/91-E

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

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

1/93-E

8 Area bounded by Valley Road, Upper Serangoon Road, Tampines

Road and the Existing Service Road/Back Lane(Superseded byMaster Plan 2008)

2/93-E

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

4/93-E

10 Devonshire Road 2/94-E

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

12 Area Bounded by Macpherson Road, Upper Aljunied Road, CedarAvenue, Willow Avenue, Wan Tho Avenue and Bidadari ChristianCemetery & Upper Serangoon Road

4/94-E

13 Upper Thomson Road 2/95-E

14 Sophia Road 3/95-E

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

16 Everitt Road 5/95-E

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

18 Thomson garden Estate 7/95-E
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19 Paya Lebar Gardens 8/95-E

20 Hong Leong Garden Estate 1/96-E

21 Sembawang Hills Drive 2/96-E

22 Makepeace Road 3/96-E

23 Sembawang Road 1/98-E

24 Upper Bukit Timah Road 2/98-E

25 Along Yan Kit Road 3/98-E

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

27 Lowland Road 2/2000-E

28 Killiney Road/ Devonshire Road 3/2000-E

29 Jasmine Road 4/2000-E

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

5/2000-E

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

6/2000-E

32 Faber Avenue/ Faber Crescent/ Faber Terrace/Ayer RajahExpressway

7/2000-E

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

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

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

36 Cashew Terrace 2/2003-E

37 Clementi Green Estate 3/2003-E

38 Changi Heights 1/2004-E

39 Lasia Avenue 2/2004-E

40 Peach Garden 3/2004-E41 The Inglewood 4/2004-E

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

5/2004-E

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

6/2004-E

44 Chun Tin Road 7/2004-E

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

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

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

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

49 Along Cheong Chin Nam Road 12/2004-E

50 Along Jalan Jurong Kechil 13/2004-E

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

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

53 Jalan Legundi/Sembawang Road 16/2004-E

54 Along Jalan Kayu 17/2004-E

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

56 House Nos. 5787 Jalan Salang 19/2004-E

57 House No. 22P Jasmine Road and 2 to 30 Gardenia Road 20/2004-E

58 House No. 1 to 73 (odd numbers) Cheng Soon Garden and No. 2 to68 (odd numbers) Kismis Avenue

21/2004-E

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

22/2004-E
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60 Along Li Hwan Walk, Li Hwan Close, Li Hwan Terrace, Li HwanPlace & Li Hwan Drive

1/2005-E

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

2/2005-E

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

63 Ford Avenue 4/2005-E

64 Richards Place/Richards Avenue 5/2005-E

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

6/2005-E

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

1/2006-E

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

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

1/2008-E

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

2/2008E

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

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

1/2009E

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

ENVELOP CONTROL PLAN

S/NO ROAD NAME

1 Beach Road

2 Upper Circular Road

3 Robertson Quay

4 Mohamed Sultan / Martin Road

5 River Valley Road / Tank Road

NOTES:* The details of the Envelop Control Plans are available for browsing and purchase at the URA Customer Service Centre, The URA Centre.

*The details of the street block plans can be found in the circulars released to the Professional Bodies under the respective URA/DC PlanRelease 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 CustomerService Centre.

8 If there is no prescribed building height, the residential development will be evaluated on itsown merit, taking into account the existing height of its surrounding developments and other planningconsiderations. 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 GPRare as follows:
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DENSITY GPR

Very High Density >2.8

High Density up to 2.8

Medium High Density up to 2.1

Medium Density up to 1.6

Low Density up to 1.4

Landed Housing (low density) (resultant from height)

HEIGHT CONTROLS FOR FLATS AND CONDOMINIUMS

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

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

GROSS PLOTRATIO

STOREY HEIGHTCONTROL

MasterPlan

Revised

1.4 4 5

1.6 10 12

2.1 20 24

2.8 30 36

>2.8 >30 >36

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

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

(b) sites where the heights are indicated in the Master Plan as being subject to detailedplanning 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 thecurrent height restrictions would remain to protect the visual amenity of the Singapore

Botanic Gardens.


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OVERALL HEIGHT AND FLOOR-TO-FLOOR HEIGHT

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

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

Figure 3a: Floor-to-Floor Height Control


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

TYPE LANDEDRESIDENTIAL

NON-LANDED RESIDENTIAL( FLATS &CONDOMINIUMS)

STOREY GPR 1.4 SITES GPR 1.6 AND ABOVESITES

1 STOREY 4.5m 5.0m 5.0m

TOP STOREY 3.6m 3.6m 5.0m

ALL OTHER STOREY 3.6m 3.6m

SKY TERRACESTOREY

Not applicable 3.6m 5.0m

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

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

16 Variation to the floor-to-floor height of each storey can be allowed, subject to the overallabsolute height being maintained (Refer to Figure 3b and 3c for illustration). If allowed, the overall

building height (in metres) must comply with the control in relation to the proposed number of storeys.

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


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

Terrace Floors cannot be Transferred To Other Floors

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

Proposed Storey HeightOf Development

Additional Height Allowable Over The Overall Aggregate Height ForDevelopments With Sky Terrace Levels

7-20 10.0m

21-30 15.0m

31-40 20.0m

41-50 25.0m

>50 30.0m

NOTE:1A 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 underthe additional height. Drop-panels are not allowed at the soffit along the perimeter of sky terracefloors, as the intention is to encourage the provision of high volume open communal spaces.


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19 To illustrate the relaxation of the guideline, a typical 12-storey commercial development thathas 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 atleast one sky terrace floor (Refer to Figure 3d for illustration).

Figure 3d: Illustration on the Relaxation of the Overall Aggregate Heights for Developmentswith Sky Terrace Floors

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

(a) Developments within Conservation Areas;

(b) Developments within the vicinity of height sensitive areas, such as the SingaporeBotanical Gardens;

(c) Developments with height control of 6 storeys or less, to ensure that the planningintention for these low-rise developments is not compromised; and

(d) Developments within areas with special detailed control plans, including street block

and envelope control.


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

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

SKY TERRACES

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

i) To serve as quality communal spaces and;

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

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

greater GFA exemption.

25 Perimeter Opening for sky terraces:

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

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

26 Lush Greening on sky terraces:

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

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

iii) Planting should be incorporated on permanent and preferably sunken planting, plannedwith sufficient soil depth based on the types of plants proposed. Some space should beset aside for the provision of communal facilities and furniture to enhance the usage of thesky terrace.

27 Quality Communal usage* on sky terraces:

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

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

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

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

communal space.

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


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Figure 3e: Example on submission a landscaping plan

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

URA will require the submission of as-built photos and/or site inspection of the sky terrace at thestrata or land subdivision stage whichever is applicable. The photographs submitted shoulddemonstrate that the landscaping and planting have been implemented in accordance with theapproved landscape plan.

ATTIC

29 An attic is an incidental space under the sloping roof. It is not an additional storey. The atticspace should form part of the space extension of the unit below and to be accessible from the unit


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(i.e. not to be separated as an independent unit). A separate exit from the living space on the atticlevel is allowed, subject to the following conditions:

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

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

30 An attic space (see Figure 4a) should satisfy the following conditions:(a) The floor to roof height of the attic space must not exceed 5m at any point, including

proposals with staggered springing lines (The springing line is where the sloping roofmeets the vertical wall);

(b) The floor of the attic shall be level with the springing line, and at least one side of thesloping roof must rest on the springing line. As we have already allowed opening onone side of the attic, only small openings in the form of dormer windows can beallowed 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 orrailings, 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 roofscapemore 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 wherea flat roof is proposed above an attic, no structures or use would be allowed on it, and there shouldbe no access to it except for maintenance only.

Figure 4a: Attic Space


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Figure 4b: Isometric View

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

Figure 4c: Allowable Attics



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Figure 4f: Non-allowable Forms

SHOPPING QUANTUM

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

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

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

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

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

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


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ROAD BUFFERS

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

i) For residential developments within the River Valley Planning Area, Newton PlanningArea 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 thedevelopments 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 urbandesign considerations.

34(b) Setback controls of buildings from public roads are determined by the road buffer only. Theminimum buffer width or setback of building depends on the hierarchy of the category of the road thesite fronts, the type and height of development. See Figure 5 for details. For roads that are notcategorised, 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, theboundary from which the vehicular access point is located is deemed to be the "front". (The front canbe any part of the house and is not determined by its internal layout eg, it need not be where theliving room opens out towards). The road buffer control at the "front" of the house varies with thecategory of roads (see Figure 5). For example, if vehicular access to a 3-storey house is taken froma 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 standardis the same as the minimum boundary clearance requirements (see Figures 5b & 5c).

Figure 5: Road Buffers and Building Setbacks

RESIDENTIAL DEVELOPMENT1 ROAD BUFFER

(MINIMUM)GREEN BUFFER

2

(WITHIN ROADBUFFER)

Category 1 Residential (6 storeys orabove)

30 m 5 m

Residential (up to 5 storeys) 24 m 5 m

Multi-Storey Carpark (MSCP) 15 m 5 m

Category2 Residential (6 storeys orabove)

15 m 5 m

Residential (up to 5 storeys) 12 m 5 m

Multi-Storey Carpark (MSCP) 7.5 m 3 m

Category 3 Residential (6 storeys orabove)

10 m 3 m

Residential (up to 5 storeys) 7.5 m 3 m

Multi-Storey Carpark (MSCP) - -

Category 4-5& Slip Road

Residential 7.5 m 3 m

Multi-Storey Carpark (MSCP)3 - -

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

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

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

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

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


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(ii) A physical buffer is a buffer within which car parks, driveways, cycle tracks, jogging tracks, walkways and smallancillary structures e.g. guardhouses, flag-poles lamp posts, sign posts/boards, bin centres, gas pressure regulatorkiosks, gas governor houses -types A &:B, overground (electricity) boxes, ring main compact units-reinforced concretestructure/fenced-up area, below-ground-level structures may be permitted. A new objective-based guideline has beenintroduced 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 theguidelines, see "Figure 18: Objective-based Guidelines on Minor Ancillary Structure within the Physical Buffer and TheBuilding 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 plantingstrips are to be provided, these should be clearly annotated as tree planting in all submission plans to DevelopmentControl.

3 The road buffer for MSCPs facing a Category 3-5 road is based on that for the predominant use of the development regardless ofthe height of the MSCP. This is to achieve a consistent streetscape along these smaller roads.

4 For landed housing with the sides/rear fronting a Category 5 road, the buffer standard is the same as the minimum boundaryclearance requirements. There is no need to provide any green buffer.

5 Reserves for drains sewers and minor roads bordering along expressways or major arterials, may be considered as part ofrequired buffers for expressways and major arterials.

6 For a drainage reserve with a width greater than that of the buffer and bordering along expressways or major arterials. a plantingstrip is to be provided within the site nearer to the building line. An additional buffer zone will not be required. However, theDrainage Department, ENV may impose such requirement from time to time for technical reasons.

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

Figure 5a: Map showing Central Area Boundary


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Landed housing (including Strata Landed) Non landed housing

Appendages Within road buffer4

Within setback fromcommon boundary Within road

buffer

Withinsetback fromcommonboundaryGCBA

Non-GCBA

Main building roof eaves Allowed to protrude 2.0minto road buffer

Allowed toprotrude1.4m intosetback

Allowed toprotrude1.0m intosetback

Allowed so longas it is not within

green buffer

Allowed so longas it is not within

2.0m plantingstrip

Secondary building roof eaves, RCledges(light weight cantilevered awning or RCledge without vertical supports to provideweather protection over window openingsor doors. Normally provided as ahorizontal extension of the floor slab)

Allowed to protrude 1.0m

into road buffer5

Other horizontal sun-shading devices,fins or any other mirror decorativefeatures(includes light weight cantilevered screensspaced apart for sun-shading purposewithout vertical supports)

Allowed to protrude 0.5minto road buffer

Allowed toprotrude

0.5m intobuildingsetback

Not allowedwithin 2m

setback for1

stand 2

nd

storey

Only allowedto protrude0.5m into

3m setbackapplicable

for 3rd

storeyand strata

landedhousing

Allowed toprotrude 0.5minto road buffer

Allowed toprotrude 0.5minto building

setback

Baywindows(raised windows, not exceeding onestructural bay width and cantilevered atleast 0.5m high from the floor)

Planters(cantilevered box structures for plantingpurposes)

Air-Conditioner ledges(ledge for the placing of air-con equipmentonly) Not allowed

within 3msetback

Figure 5d: Setback requirement for appendages allowable in residential developments(excluding rear garden housing)

Note:1While the general planning guidelines (eg building setback from boundaries, attic, site coverage, building heights, etc) are applicable formost development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may have onthe nearby developments after considering the specific site context and conditions.

2 This table does not address the GFA and site coverage treatment for these appendages.

3 Setback requirement for other building features not covered under the matrix will be assessed based on its merits.

4 For individual landed housing (excluding strata landed housing) plots with multiple road frontage, the buffer requirements will generallyapply, except when the boundary fronts another category 5 road and the vehicular access is not taken from this boundary, the minimumbuilding setback requirement of side or rear will apply. See figures 5b & 5c.

5For landed houses (excluding strata landed housing) facing a category 3-5 road, a minimum 2.4m setback from the boundary is allowed

for a single storey carporch of minimum 3m width (of pitched roof, a light weight roof or an RC roof with a gradient of at least 1:10). OutsideGCBA, the same requirements apply for terraces/patio. Terraces/patio for good class bungalows are required to be setback minimum 5.1m.

6 Where the landed housing plot abuts a Good Class Bungalow Area, a 3m rear and side setback from the GCBA boundary will beapplicable for any new erection, reconstruction or Addition and Alteration proposal on the landed housing plot.

CAR PARKING REQUIREMENTS37 Car parking requirements are currently prescribed by the Land Transport Authority (LTA). Carparks shall be provided in accordance with the standards laid down in The Parking Places (Provisionof Parking Places and Parking Spaces) Rules and LTA's guidelines.


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

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

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

OPEN SPACE PROVISION

41 The standard provision of open space as required by the National Parks Board (N'Parks) for alanded (land title) housing development is 4.05m to every 56m2of gross floor area. This is subject tothe following:

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

(b) it should be suitably located within the proposed development and be convenientlyaccessible to the public;

(c) it should not be fragmented. In each development, it should preferably be single plotand of regular shape. It should not be separated by road, drain or other reserves;

(d) the terrain of the open space plot should generally be flat. It should not be low lying norsubject to flooding; and

(e) the open space plot is to be vested in the State before the issue of CSC. It should befree from encumbrances at the subdivision stage.

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

(a) the depth of the open space plot is 3m (minimum); and

(b) the configuration or the open space plot is reasonably regular.

*EARTHWORKSExtensive earthworks to a site is not desirable as it may drastically change the existing terrain of thesite, 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 surroundingareas. Hence, generally, earthworks (be it earthcut or earthfill) on any development site should beminimised.

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

EARTHWORKS GUIDELINES

A) Within setback distancesEarthcut 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 neighbouringsites.


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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 siteboundaries.

[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 originalplatform level upon the completion of the basement.]

B) Within the build-able area (i.e. outside the setback distances)Earthworks within the build-able area of more than 1m are subject to evaluation on a case by casebasis. If the earthfill of more than 1m is allowed, the earthfilled area will not be counted as anadditional storey as long as the overall aggregate building height complies with the maximumallowable building height measured from the allowable platform level (see Figure 6b).

C) Entire development site

Earthfill involving the entire development site may only be considered if the proposed earthworks arerequired to meet the technical requirements of the Drainage Department. Such earthfill would beallowed up to the Minimum Platform Level (MPL) stipulated by the Drainage Department.


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Figure 6a: Buildable Area and Setback Area


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

Note:Although the earthfill within the buildable area is more than 1m, the earthfilled area is not counted as a storey as the overall building heightmeasured 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 avoidedwherever possible, particularly for small in-fill plots. If they must be built and can be allowed, theyshall observe the following requirements - see figure 6c:

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

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

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

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

44 In areas where the Drainage Department stipulates a minimum platform level for drainagepurpose, the raised platform level can be extended to the edge of the site. Such retaining walls alongthe boundaries1need not be tiered as these are temporary measures, pending the redevelopment ofthe neighbouring land to the same minimum platform level.

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


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Figure 6c: Guidelines for Retaining Walls

BASEMENT

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

BASEMENT PROTRUSION FOR LANDED HOUSES ON SLOPING GROUND

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

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

For sites where the ground slopes upwards from the front to the rear of the building, the current

control of 1m (maximum) for the exposed basement protrusion still applies. This is to maintaincompatible building heights along the street. For such sites, earth cut for an access driveway at alower level may be allowed subject to a maximum width of 4m (see Figure 7a).


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

BASEMENT SETBACKS

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

From Road Reserve Line

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

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

From Side or Rear Boundary

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

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


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Figure 7b: Basement Setbacks

BASEMENT OPENINGS

48 Basement protruding up to 1.0 m with vertical openings on the side walls can be allowed forall types of development. However, to allow greater flexibility to incorporate natural ventilation tobasements in the building designs, higher vertical openings and horizontal openings within the

setback distance can be allowed for the types of developments as indicated below:

Types of developments Vertical openings * Horizontal openings

Non-residential Allowed Allowed

Flats & Condominium Allowed Allowed

Strata Landed Not Allowed Allowed

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


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Guidelines for Vertical Openings

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

(a) Basements can be exposed up to 2.0 m from the point where the platform level meetsthe basement wall. The protrusion measured from the level at the site boundary shallnot 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 withNParks gradient control of 1:2.5.

(c) Vertical cutting of the earth resulting in a trench around the basement is not allowed.

Figure 7c: Vertical Openings

50 There is no control on the extent of the vertical openings or the types of cover over the verticalopenings subject to the requirements of the other technical departments. However, basement wallswithout any openings shall comply with the maximum basement protrusion of 1.0 m.

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

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

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


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Figure 10: Minor Ancillary Structures Allowed within the Green Buffer

Figure 11: Minor Ancillary Structures within the Green Buffer


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ROOF GARDEN or FLAT ROOF

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

Figure 12: Setbacks for Tennis Courts on Flat Roof

SETBACKS MINIMUM SETBACK REQUIREMENT

Setback from public road Road buffer requirement

Setback from property boundary 6m

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

4.5m

55 To safeguard functionality and usability of access, rooftop gardens shall be provided with

covered, weather-protected staircase. Architect shall declare and highlight any uncovered spaceswithin a building upon submission of the proposal for evaluation.

ROOF EAVES AND SUN-SHADING DEVICES

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

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

(b) The features shall comply with the setback guidelines from the common boundaries ofthe development, i.e., l.0m for landed housing in non-GCBAs, 1.6m for landed housing withinGCBAs, 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 residentialdevelopments)

(c) For all developments, roof eaves and sun-shading devices facing public roads shall beallowed within the physical buffer but not within the green buffer. This is to allow sunlight andrain to reach the plants grown in the green buffer.

(d) The owner of the development shall comply with the Written Permission condition totake appropriate measures to prevent spillage of rainwater to the neighbouring sites arisingfrom the roof eaves and sun-shading devices.

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

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


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HEIGHT OF PARAPET WALL

57 There is no control on the height of parapet walls for high-rise developments. This is tofacilitate the screening off of unsightly rooftop services. Excessively high parapet walls will beevaluated on a case by case basis.

58 For landed housing developments, the maximum allowable height for the parapet wall locatedwithin minimum setback distance is 500mm.

WINDOWS

59 Windows are generally understood to mean raised openings that are at least 0.9m above thefloor slab. They are intended to provide ventilation and lighting, and not for access. Full heightwindows and windows that are lower than 0.9m that can potentially be used as access points willneed to be highlighted in the submission plans for URAs evaluation and approval.

DRAINAGE RESERVE

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

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

GUIDELINES TO ENCOURAGE THE PROVISION OF BALCONIES IN RESIDENTIALDEVELOPMENTS

62 In line with governments efforts to enhance our Garden City ambience, buildingowners/developers are encouraged to provide balconies in residential developments.

63 Balconies are covered semi-outdoor spaces. The gross floor area (GFA) of balconies inresidential developments (flats and condominiums) can be computed over and above the Master Plan(MP) allowable gross plot ratio (GPR), subject to a cap of 10% inclusive of planter boxes, if any.However, this additional GPR can only be used for balcony GFA and will not form the futuredevelopment potential of the site upon redevelopment. The additional balcony GFA is subject topayment of development charge or differential premium, where applicable.


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

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

Figure 14a: Computation of Balcony Perimeter Opening

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

perimeter opening control


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

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

b) The proposed balcony screen is capable of being drawn open or retracted fully. Figure14c shows some possible designs of balcony screens that can be considered.

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

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

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

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

Example 1


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Example 2

Example 3

Figure 14c: Possible Designs of Balcony Screens

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

WATERBODIES SUBMISSION AND DESIGN GUIDELINE71 Development projects adjacent to major waterbodies like rivers, canals, reservoirs and waterfrontages shall refer to Figure 15 below:


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

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

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

III Developments with a frontage to the sea

IV Developments with or adjacent to reservoirs and stormwater collection ponds

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

SCREENING REQUIREMENT FOR DEVELOPMENTS WITHIN SPECIAL CONTROL AREAS

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

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

Figure 16: Special Control Area
http://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt7.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt7.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt8.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt8.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt8.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt9.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt9.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt10.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt10.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt11.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt11.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt11.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt10.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt9.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt8.pdflhttp://www.ura.gov.sg/uol/circulars/2010/mar/~/media/User%20Defined/URA%20Online/circulars/1992/oct/dc92-13pt7.pdfl


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Figure 17: Special Control Area


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

No Parameter Details

1 Main intention To better reflect the intention of the green buffer, peripheral tree plantingstrips and yet provides design flexibility to allow for minor ancillarystructures.

Green BufferBoth the public and the private sector have a role to play to help achievestreetscape greenery in Singapore. While lush roadside, open spacetree planting and greenery are maintained by Nparks, the green bufferwithin a private development creates the opportunity for the privatedevelopers and residents to actively contribute. The guideline serves tosafeguard the area provision for tree planting purposes.

2m Planting StripThe peripheral planting strips are to provide a quality green and pleasantspace between neighbouring developments, to be enjoyed by bothdevelopments as well as contributing to the overall greenery inSingapore. The guideline serves to safeguard the area provision for tree

planting purposes.

2 Objectives This elaborates the main intention and indicates the desired outcomes tobe achieved in completed developments.

a) To reinforce the purpose of the green buffer and to preserve thegreen 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 landscapingefforts, or with limited hard surface impact within the green and

peripheral tree planting strips.

3 PerformanceCriteria

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

a) There should be a sufficient amount of shade tree-planting andlandscaping to enhance the built environment to serve as screeningwhile reducing glare and heat. The planting pattern can be singular inregular 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 notbe any "tree under tree" situation1. The tree planting strips (green buffer

and the peripheral 2m planting strips) should preferably through groundor with soil area large enough to accommodate the particular rootinghabits and they must be free from underground services.

c) Ancillary structures proposed within the tree planting strips (greenbuffer and the peripheral 2m tree planting strips) should be minor,contribute to the landscape efforts or screened by soft landscape. Heightof structures should be suitable for the intended use and not hinder thegrowth of trees.

4 Additional Notes &

Clarifications

Ancillary structures in general refer to minor structures erected to

support the main use of the site. Exceptions are minor structures thatare commercially operated such as Outdoor Refreshment Areas (ORAs)and Automated Teller Machines (ATMs). These are not classified asancillary structures but considered independent minor structures, andare subjected to the prevailing planning controls for such structures.


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5 TechnicalRecommendations

This provides on how the criteria, or certain aspects of them, might beaddressed. It does not preclude other measures that could be proposedto meet the stated objectives.

a) In general, we recommend that the small or medium tree to beplanted at every 5-6m interval, dependent on the choice of trees. Thenumber of trees (small to medium) to be planted could follow theguideline as illustrated in Figure 18.1.

Formulae:No of small/medium trees = (length of boundary - width of

boundary) / 6(Such trees generally grow up to 15m high)

OrNo. of small/medium trees = (nett length of boundary) / 6A list of recommended species considered shade tree is shown in

Figure 19.2.

b) For every proposed tree, a minimum area of 4m x requisite width (ifgreen buffer or planting strip requirement less than 4m), or 16m

2(for all

other planting width of 4m or more) with a minimum 2m soil depth to be

safeguarded for healthy tree growth and aeration. See Figures 19.3 &19.4.

i) All planting areas should preferable be flat of gradient 1:40. Wheretrees are to be planted, the gradient of the planting area should not besteeper than 1:2.5.

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

iii) Aeration trough may be provided to ensure sufficient aeration ifstructures are proposed to encroach within the 4m x 2m (for 2m tree

planting strip), 4 x 3 (for 3m tree planting strip) or 16m2area (for widerplanting buffer). However the minimum 2 x 2 x 2m planting soil volumemust not have any encroachment.

c) Type of structures proposed.We encourage landscaping structures like trellis, garden furniture, waterfeatures, and also provide flexibility to minor structures due to technicalrequirements like fire hydrant, meter compartments, inspectionchambers, etc.

i) Landscaping structures should generally be open and contributetoward the landscaping efforts.

ii) Minor technical structures should generally be screened by softlandscaping.

Generally, it is recommended that the total road frontage coverage of theminor structures along the green buffer is not more than 25% and theminor structures should not be more than 5m in height. (Refer to Figures19.5, 19.6 & 19.7 for illustration on the flexibility provided).

For minor technical structures, these should generally be kept at 1.8mmaximum height, not exceeding the height of the boundary wall as thesedo not contribute to the landscaping efforts.

For enclosed structures such as guardhouses or sentry post, these

shouldgenerally be proposed beyond the green buffer. If these are proposedwithin the green buffer, the height of these minor operational structuresshould not be more than 2.6m (to the roof springing line).


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6 Applications ofGuidelines

a) Can be applied to all developments that have green buffer or 2mplanting strip provision.

b) Applicant can choose to either apply

current prescriptive guidelinesor

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

7 SubmissionRequirements

Proper annotated Landscape Plan and justification in line with theobjectives should be submitted for considerations and evaluation.

Landscape Plan Requirement

a) Location and species of proposed small to medium size shade treesare shown;

b) A legend for the proposed trees is to be provided;

c) Computation of no. of trees are to be clearly shown;

d) Types of ancillary structures with justifications (in separate document,if necessary), the height and width are to be clearly shown;

e) All proposed green buffer / planting verges are indicated as tree-planting strip only;

f) Widths of all proposed planting provision provided are indicated;

g) All slopes are shown on plan with standard symbols. The gradients ofall proposed slopes are shown.

The Landscape Plan will form part of an attached document with theWritten Permission.

Note:Amendment approval is required if after the issuance of WrittenPermission, there any any changes toa) the proposed number of trees, andb) the type of ancillary structures and its height and width.

QP is required to forward the revised Landscaping Plan together with theprevious approved plan to DCD prior to Temporary Occupational Permit.

For all other amendments, an amendment application would still beapplicable.

Note1"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 TheRequired Tree Planting


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Figure 19.2b: Illustration of Tree Spacing

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

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


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

Required Tree Planting (Variation)

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

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


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

No Parameter Details

1 Main Intention To better reflect the intentions of the physical buffer, building setbackand 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 occupiersof the building from visual intrusion, noise and other pollutants from theroad, thereby directly enhancing the environmental quality of the area inrelation to streetscape, building size, and building density. The roadbuffer serves to safeguard a physical separation space between thebuilding and the road, thus segregating the two different main uses.

The side and rear building setbackThis is to protect the occupiers of the building and adjacent buildings byminimizing overshadowing and visual intrusion, thereby directlyenhancing the environmental quality of the area in relation to thephysical landscape, character and building density. The setbackrequirement serves to safeguard a physical separation space between

the building and the boundary in relation to the height of the proposedbuilding.

2 Objectives This elaborates the main intention and indicates the desired outcomes tobe achieved in completed developments.

a) To achieve the purpose of using the physical buffer and buildingsetback 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 tothe 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 structuresare acceptable within the development and to the surrounding builtenvironment.

d) To ensure that the environmental quality in relation to streetscape, isprotected.

3 PerformanceCriteria

This provides a basis for judging whether the objectives have been met.Each development must be considered against all criteria but dependingon 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 andcomplimentary to the main use and does not compromise the health,safety and welfare of the neighbourhood and community. Structuresshould generally be located in the communal area and form part of thecommon property.

b) Ancillary structures are to be structurally independent, not physicallyattached to the main building. Any projected str

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