THE HILLS

SCHOOL OF ARCHITECTURE, BUILDING AND

DESIGN
Bachelor of Quantity Surveying (Honours)

BUILDING AND DEVELOPMENT ECONOMICS

WORKSHOP REPORT

Lecturer : Sr. Dianne Kok Hui Wei

Student Name Semester Student ID

Lai Choon Feng 5 0315898

Lee Chun Yee 5 0321748

Lee Kim Thiam 5 0310710

Lee Kit Hung 5 0315722

Lee Pei Gie 5 0315653

Lau Sii 6 0319027

Lee Han Lin 6 0310527

Lee Qian Ying 6 0313749

Leonard R Kombo 6 0313369

Lim Chong Min 6 0313739

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Table of Content

Item Content Page No.

1.0 Introduction 1
1.1 Benchmark Project 2
1.2 Proposed Building Design 3
2.0 Construction Cost 8
2.1 List of Assumptions 8
2.2 Breakdown of Construction Cost 9
2.3 Breakdown of Allowances 12
2.4 Contract Sum Percentage 13
3.0 Market Plan 14
3.1 Market Analysis 14
3.2 Target Market 17
3.3 Rental Price 18
3.4 Gross Development Cost (GDC) 18
3.5 Return on Investment (ROI) & Payback 19
3.6 Market Strategics 19
3.7 Marketing Decision 20
3.7.1 Selling Off Property 20
3.7.2 Retaining Project as a Long-term Investment 20
3.8 Recommendation 21
4.0 Conclusion 22

REFERENCES 24
APPENDICES 25
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1.0 Introduction

The site for the prospective project is located around Marina Bay, at the heart of
Singapores Downtown District. The new developing area right around the bay has developed
into two distinct directions; one being from the existing CBD (Central Business District),
comprising of the developments at One Raffles Quay, Marina One, The Marina Bay
Financial Centre, The Sail at Marina Bay and Asia Square Towers while the other direction is
directly from Marina Centre and consists of the development at Marina Bay Sands.

Marina Bay is a beautiful, vibrant and high traffic area overall on its own. Internationally, the
area comes in with a distinct mix of commercial, residential and entertainment functionality.
This area has been established essentially as a financial precinct pinnacle to complement the
CBD as well as serve as a dwelling growth factor to many major local and international
companies. Two landmarks on site were set aside for major public attraction as the Art
Science Museum and the Central Promontory Site.

The Land Parcel for the project is strategically located within a boundary along Central
Boulevard and Raffles Quay-Shenton Way which are the two main roads within Marina Bay
and the CBD. The development wields the potential to offer excellent views for tenants to the
Marina Bay waterfront ahead towards the north-east and green open space towards the south-
east for a more relaxing perspective. The land parcels also provides opportunities that aid the
development of a distinctive landmark of mixed-use development that acquires a sense of
appreciated complex design will emphasize the uniqueness of the land parcel within the city.

The site areas for this project are separate into 5 plots. Areas for each plot are different which
Plot 1 is 10,868.7 sqm; Plot 2 is 289.4 sqm; Plot 3 is 264.4 sqm; Plot 4 is 184.8 sqm; and Plot
5 is 516.5 sqm. The functions of each plot are planned and set out in the Technical
Conditions of Tender. Plot 1 is only for Office Use, Plot 2 & 3 are subterranean space which
is for the use of Underground Pedestrian Links by constructing an underground linkway to
connect to the development on Plot 1 and Plot 4 & 5 are air-rights space which is for the use
of Elevated Pedestrian Links by installing vertical transportation to connect to the
development on Plot 1.

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1.1 Benchmark Project

The benchmark landmark weve set for the project is One Raffles Quay. One Raffles
Quay is a huge office building that holds a variety of banking and financial corporations as
well as professional service firms. It is built within an area of 58 acres and consists of two
towers which are the North Tower, holding 50 floors of storey height and the other being the
South Tower, withholding 29 floors as the shorter tower of the two.

Figure 1.1: One Raffles Quay

One Raffles Quay has been awarded with numerous of recognition awards, primarily
regarding the green building factor. The building has been awarded with one of the more
prestigious awards, which is the Building & Construction Authority (BCA) Green Mark
Platinum Award, in recognition for its best practices in environmental design and
construction, and the adoption of green building technologies.

The building incorporates a variety of environmentally-friendly aspects in its construction,

design and daily operations. Its low-emissivity glass minimises heat load and thermal transfer
while its energy-efficient air-conditioning system and lighting contribute to energy savings of
17%. Other features include daylighting in the underground link way to the MRT station and
main entrance lobbies, energy-saving lifts and escalators, motion detectors for toilet lights,
fully automatic and unmanned Electronic Parking System, Parking Guidance System and
more. Our project aims to follow these benchmarked guidelines to serve as a stand out
building within the heart of Singapore.

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1.2 Proposed Building Design

In this development, the maximum permissible GFA allowed is 141,294 sqm and all the
requirements listed in the Technical Condition of Tender must be complied. Our team had conducted
several studies on different types of office building and also the benchmark project, One Raffles Quay,
which we would be using to produce the design draft of the proposed building. On top of that, the
building was considered to have two block due to the Elevated Pedestrian Links. No underground car
park was design which also due to existing Underground Pedestrian Links. The sketches and drawings
below will show the differences between the first building design draft and the finalized building
design. We will also be presenting the details of the building by showing the floor plans of different
floors to provide a clearer information of this proposed building.

Figure 1.2: First Building Design Draft

In the first proposed building design, the building was designed to have a 4-storey height of
mixed development low-rise building with 2 block of office building construction on top of it. For the
low-rise building part, the ground floor consist of public space, food & beverage retail shops, child
care centre, car park ramp and also the bicycle parking area. The next two level will be fully utilized
as car park podium and one level of office lobby. For the two office block, the first block is a office
building which consist of 22 level of office area while 15 level for the second block.

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Figure 1.3: Final Building Design Draft

In order to comply with the Planning & Urban Design Requirement stated in the Technical
Condition of Tender which had been attached in the Appendix and achieving the best design to save
up in the construction cost for the Client, a few meetings were held until the design of the proposed
building was finalized. The finalized proposed building design is similar to the first design draft made.
However, we had moved one level of the car park podium to the ground floor level. By changing this,
the total level of the two office block can be reduced by allocating them into the removed car park
podium area while still able to provide sufficient car park space as set out in Condition 4.22, 4.23,
4.24 and also the Minimum Parking Provision Standard of Singapore attached in the Appendix. 200
additional bicycle parking lots is also provided with shelter to comply with Condition 4.25. The public
space at the ground floor will be used as the drop-off and pick-up area for the ease of users. The
Elevated Pedestrian Links (EPLs) had been blended into the design of the building by locating it at the
empty space between Office Block A and B.

The total height for the 4-storey low-rise building is 19m high, Office Block A which consists of 21
level of office area is 73.5m high and Office Block B which consists of 12 level of office area is 42m
high. Both office blocks are built on top of the low-rise building and complying the set-back
restriction for building height set out in Condition 4.6 and 4.7. More than 100,000 sqm is for Office
Use and 5,000 sqm is used for F&B retails which comply to the Condition 4.2. Greeneries are planted
on the roof of both office block and the empty space on top of the low-rise building which also
include types of green facade, services, equipments and products used in the building to achieve the
Green Mark rating of Platinum set out in Condition 4.13 and 7.6. A minimum of 500 sqm of Child
Care Centre is also provided within the proposed building as comply to the Condition 4.5.

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Figure 1.4: Ground Floor Plan

Ground Floor

1,000 sqm Public Space for Drop-Off / Pick-Up Bays

5,000 sqm for Food & Beverage and Retail Shops
500 sqm for Child Care Centre
63 lots for Ground Floor Car Park Area
2 Lift for Accessing Higher Floors
Ramps for Accessing Elevated Car Park Area
200 lots of Motorized Bicycle Parking Provided
1 Ingress & 1 Egress for Ground Floor Car Park Area

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Figure 1.5: Car Park Podium Plan

First Floor

204 lots for First Floor Car Park Area

2 Lifts to Accessing Higher or Lower Floors

Figure 1.6: Office Lobby Plan

Second and Third Floor

1 Reception Area & Waiting Area

2 Toilets Provided
2 Ways of Lifts for Accessing Block A or Block B
2 Office Areas at Both Third & Fourth Floor
2 Lifts for Accessing Lower Floors

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Figure 1.7: Office Block A & B Plan

Office Block A

1 Bomba Lift and 2 Lifts Provided for Accessing Higher or Lower Floors (2th to 24th Floor)
2 Designated Office Area
1 Store for Each Office Provided
2 Common Toilets Provided
1 Fire Staircase Provided

Office Block B

1Bomba Lift and 1 Lift Provided for Accessing Higher or Lower Floors (2th to 24th Floor)
2 Designated Office Area
1 Store for Each Office Provided
2 Common Toilets Provided
1 Fire Staircase Provided

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2.0 Construction Cost

GFA (m2) Cost (RM)

Grade A Office 135,809 643,136,600.00
Retail / F&B 5,000 17,583,600.00
Child Care Centre 500 1,743,400.00
Site Planning Requirements & Others 1,521,050 41,882,640.00
(Allowance)
Green RE Requirements 1,526,432 33,123,180.00
Contingencies 141,309 36,873,471.00
Cost Escalation 141,309 23,230,287.00
TOTAL Construction Cost 797,573,178.00

2.1 List of Assumptions

No. Description Assumptions

1 USD to MYR 1 : 4.27
2 Transferred Structure 2m thick slab
3 Faade area From podium to low rise office
buidling
4 At-Grade covered pedestrian Using 12.38mm laminated glass
5 Market Rate Commercial building is higher
than residential building
6 Greenery Replacement and Landscaping RM 1,200/m2
7 Public Space RM 1,000/m2
8 Night Lighting RM 1,000,000
9 Vertical Circulation Point RM 500,000
10 Knock-Out Panel RM 3,000
11 Shelthered Bicycle Parking Spaces RM 400/no.
12 New Permanent Ventilation Shaft RM 2,000,000
13 District Pneumatic Waste Conveyance System RM 3,500,000
14 Link Chamber RM 10,000
15 Demolish Existing Tidegate and Replace With RM 450,000
New Water Control Gate
16 Comprehensive Wayfinding System RM 12,000
17 Professional Fees 7% of construction cost
18 Plan Fees 2% of construction cost
19 Contribution & Fees 2% of construction cost
20 Advertisement 3% of construction cost
21 Legal Fees 2% of construction cost
22 Interest Rate 5% per annum

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2.2 Breakdown of Construction Cost

(a) Grade A Office

Construction Cost = (RM 3,560 + RM 4,840) / 2

= RM 4,250

Source from JUBM & Arcadis Construction Cost Handbook MALAYSIA 2017

(b) Retail / F&B & Child Care Centre

Construction Cost = [(USD 635 + USD 825) / 2]* 4.27

= RM 3,117

(c) Multi-storey Car Parks & Loading/Unloading Bay

Construction Cost = USD 255 * 4.27

= RM 1,089

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(d) Underground Pedestrian Network

UNDERGROUND WALKWAY
No Item Unit Qty Rate/RM Total Sources

1 Excavation < 4.00m deep m 1832 ECA

30.00 54,960.00
Backfilling with 300mm thick
2 m 458 ECA
coarse aggregate 35.00 16,030.00
Grade 40 reinforced vibrated
3 m 908 ECA
concrete 300.00 272,389.50

4 Formwork m 900 ECA

37.00 33,297.41
High tensile & mild steel bar
5 reinforcement bar (poundage tonne 118 ECA
3,400.00 401,320.53
130kg/m3)
6 BRC Ref No. B12 (2 layer) m 3664 ECA
57.00 208,848.00

7 Waterproofing m 1832 ECA

40.00 73,280.00
0.25mm thick polythen sheet
8 m 1832 ECA
DPM 4.50 8,244.00
25mm thk cement and sand
9 m 458 ECA
(1:3) screed to floor 15.00 6,870.00
300mm x 600mm porcelain
10 m 458 ECA
tiles 75.35 34,510.30
Approved aluminium strip
11 m 458 JKR
ceiling 117.64 53,879.12
300mm x 300mm Granite wall
12 m 442 Website
tiles 231.00 102,085.83
RM
1,265,714.69 2,763.57 RM/m2

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(e) Covered Pedistrian Walkway

Glass Canopy RM78/ft2 (Price obtain from arrowhub.com)

Given RM65++psf for 12.38mm laminated glass with T-Beam steel paint coated.

Price for 128 m2 = 128 x 10.7639 x RM78/ft2

= RM 107,466.84

Tiling for floors

Homogeneous Floor Tiles (200mm x 200mm)

= 128m2 x RM145.88/m2 (price obtained from BQ of previous project)

= RM 18,663.68

Total Price for Pedestrian Walkway

= RM18663.68 + RM 107,466.68

= RM 128,130.52 (RM 1001/m2)

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2.3 Breakdown of Allowances

Unit Rate Qty Cost

Utilities Detection Works (Undergroud
a) electrical,water and data lines)
Equiptment for Digging Item RM 2,000.00
Manual Labour for Digging Item RM 2,000.00
Materials Item RM 3,000.00
Backfilling and make good Item RM 3,000.00
TOTAL for Utilities Detection Works RM 10,000.00

b) Site Survey/Investigation
Site Laboratory and Equipment (Lab Container,
Troxler, Concrete Cube Crusher etc) Item RM 35,000.00
Soil Sampling Item RM 3,000.00
Undergorund Water Sampling Item RM 3,000.00
Weather Station (Rain Gauge, Barometer etc) Item RM 4,000.00
TOTAL for Site Survey/Investigation RM 45,000.00

c) Geotechnical Investigation Works

Drillling for Water Table Item RM 20,000.00
Drilling for Rock Formation and Soil Samples Item RM 30,000.00
TOTAL for Geotechnical Investigation Works RM 50,000.00

d) Cadastral Survey (Plot A1, A2 & A3) (Allowance)

Submission or rectification
For first and each subsequent resubmission times 10000 2 RM 20,000.00
TOTAL for Cadastral Survey RM 20,000.00

e) Traffic Impact Assessment

Traffic Dower Lights Item RM10,000.00
Traffic Signage ("Speed Limit","Road Closed" etc) Item RM10,000.00
Flag Men (4 people @RM60/hour, 4 hours/day, 20days) Item RM20,000.00
Cleaning&Removing Debris Item RM10,000.00
TOTAL for Traffic Impact Assessment Item RM50,000.00

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f) Utilities Connection Charges

Light and power connection Item RM 25,000.00
Water for the work connection Item RM 25,000.00
TOTAL for Utilities Connection Charges RM 50,000.00

g) Services Diversion - As per Tender Documents excluding GST)

Electricity (Clause 4.2.1)
Diversion and Relocation Costs for Facilities Item RM 40,000.00

Provision of an existing Electrical sub-

h) station at Marina Bay (pay to authority) Item RM 50,000.00

i) Protection of Existing Roadside Trees Item RM 5,100,000.00

j) Protect/retain of mature trees no 12000 5 RM60,000.00

k) CST Instrumentation and monitoring Item RM 1,000,000.00

l) Automatic Tunnel Monitoring system (ATMS) Item RM 1,000,000.00

2.4 Contract Sum Percentage

Description Percentage Amount (RM)

Preliminaries 5.78% 46,099,729.69
Structures 25.43% 202,822,859.20
Architecture 20.67% 164,858,375.90
M&E 36.25% 289,120,277.00
Others (Contingencies, GBI & 11.87% 94,671,936.23
Cost Escalation)
TOTAL 100.00% 797,573,178.00

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3.0 Market Plan

3.1 Market Analysis

Development Site

The development proposal area is comprised of two tower blocks at Central Boulevard,
Singapore. Located in the heart of new growth area at Marina Bay, this site enjoys
unobstructed views across Marina Bay. In addition, it is located just minutes away from the
Central Business District.

Market Conditions

With growing needs of offices within Singapores premier financial and business district,
along with close proximity to the prestigious commercial developments such as One Raffles
Quay, an integrated development is recommended to address the unfulfilled market need.
The demand is partially fuelled by business executives who want to cut commuting distance.

Proposal

The site will be transformed into a sustainable and luxurious mixed use community. Class A
office spaces and upscale retail will be provided to address the growing demand in the
business district. The suggested development is also based on the study we have done, which
we find that rental index for office is higher as compared to residential properties (referring
non-landed properties) (Refer Diagram 3.0 and Diagram 3.1). Despite of increasing office
space vacancy in 3Q2016 that is magnifying due to global economic slowdown (Diagram
3.2), we still see the needs for offices are still in high demand with attractive location
positioned as part of the seamless extension of existing Central Business District. Alongside
with office spaces, we suggest to have retails outlet and childcare centre on ground floor of
one of the towers, which echoes our clients vision of promoting a successful lifestyle within
a vibrant, active and caring community. The retail also serves the office people or business
travellers more F&B choices.

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Diagram 3.0: Rental Index of Private Residential Properties (Source: URA)

Diagram 3.1: Rental Index of Office Space in Central Region (Source: URA)

Diagram 3.2: Stock and Vacancy of Office Space (Source: URA)

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Completion period

The construction of two towers with associated MRT links are expected to be completed
within 3 years, which is envisioned to be accomplished in end of year 2010.

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3.2 Target Market

The key office occupiers from the finance, oil and gas and shipping industries are expected to
face stronger headwinds against the backdrop of weakening business conditions and greater
market volatility. Demand for new office space from these tenants are predicted to be slow,
hence the search for other tenants from a diversified pool of industries becomes critical to
maintain building occupancy. Some of other industries that can be approached due to their
active performance in the office leasing market include (Louise Toovey, 2015) :-

Insurance industry

Insurance companies, especially Asian-originated enterprises, are likely to step up their

global footprint especially in Asia within the next five years. This trend would bode well for
office demand from this industry group, as Singapores coveted status as a global city and
financial hub provide favourable conditions for insurance companies to set up shop in
Singapore.

Technology, Media and Telecommunications (TMT) sector

Regardless of the recent and impending moves to business park spaces with the relaxation of
regulations for e-commerce trades to take up business park space, established TMT
enterprises are potentially still looking for prime office spaces in the city centre. As part of
talent acquisition and customer outreach strategies, TMT tenants could search for regional
headquarter front-of-house offices spaces in Central Business District.

Serviced Offices and co-working spaces

With the emergent popularity of shorter-term and temporary usage that has been propelled by
dynamic business conditions disruptive technologies and changing work behaviours, serviced
offices received strong take-up from their end-users and have been expanding their presence
in the city centre, they are likely to remain active in office space searches. The advent co-
working spaces, which started in Western work cultures and permeated to Asian workplaces
in recent years, is growing in popularity around the world and in Singapore. Co-working
spaces offer short-term usage for end-users who are typically independent and not employed
by the same organization. Such spaces embody a work style that involves a shared working
environment and are suitable for entrepreneurs, freelancers and start-ups who are looking for
inexpensive office space.

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3.3 Rental Price

Table 3.1: Rental price (office, retail and child care centre Appendix A) and total annual
income of the development

Area Office Retail CCC TOTAL (RM)

GFA (sqm) 135,746 5,000 500 -
Rental (sqm/mth) 96.89 193.75 193.75 -
TOTAL(Rental/mth) 13,152,429.94 968,750.00 96,875.00 14,218,054.94
TOTAL(Rental/yr) 157,829,159.28 11,625,000.00 1,162,500.00 170,616,659.28
Assumption: Rental rate for child care centre will be the same as rental price of retail.

3.4 Gross Development Cost (GDC)

Table 3.2: Gross Development Cost

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3.5 Return on Investment (ROI) & Payback

ROI = Annual Return / Gross Development Cost

= 170,616,659.28 / 919,993,101.45

ROI 19%

Payback = Gross Development Cost / Annual Return

= 919,993,101.45 / 170,616,659.28

Payback = 5.39 years

3.6 Marketing Strategies

To increase the rental performance for office space and retail, we also recommended some of
the retail and marketing strategy as below:

Business Grant

Franchising grant of 3.5% for retail lessee who bring in franchise business such as
Mcdonalds, Pizza Hut, KFC, etc., which we think are able to spur up business development
within our business tower.

Rebate

Incentive for lessee: 2% for first time lessee; and 3% for existing lessee (who has leased more
than 1 retail unit)

Referral Fee

1% of the leasing price for introducers who are also our existing lessee.

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3.7 Marketing Decision

Generally, the client has two main options:

a) Selling newly built development for a profit or

b) Holding on to it as an investment property.

3.7.1 Selling the Development

By selling off the development, the owner will gain short-term profits rather than
long-term asset growth.

The advantages of selling your completed development is that the client can make a profit
straight away, pay off the development loan quickly and be able to move onto next project
with a bit more experience and money.

However, the disadvantage to this method is that there is no potential to make more money
from the property since its a short-term gain. Apart from paying tax on your development
profit you will also be required to pay GST (Goods and Services Tax), agents commission
and stamp duty which significantly eroding the profit margin from selling off the
development.

3.7.2 Retaining Project as a Long-term Investment

The advantage of holding onto a completed development is that it becomes a long-

term investment.

The client can benefit from:

Higher rental yields as the tenant pays retail rents

Great financing options
On completion of the project, the bank should refinance the property based on its
market value (which should be considerably more than what the client paid for it)
allowing client to withdraw a substantial amount of funds used for the development.
Substantial depreciation allowances if the property depreciates in value
Meeting the property should the tax effective.
Strong capital growth
This is due to appreciation. As the neighborhood around the property located nearby
transit routes, schools, shopping centers, playgrounds and so on, the value climbs.

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3.8 Recommendation

From the calculation, the ROI for the development is 19% and the payback period for
the project is 5.39 years. Those figures proof that the project is feasible. Therefore, the client
is recommended to retain the project as a long term investment due to its potential for profit.
The development which is located in the heart of new growth area at Marina Bay and just
minutes away from the Central Business District offers higher rental yields. The rental also
could significantly increase year by year which will bring more profit to the client. Besides,
the development is expected to appreciate in value from year to year due to its strategic
location. Thus, holding onto a completed development definitely benefits client in long-term.

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4.0 Conclusion

The building consists of 1 podium with 2 towers; the main office tower being 21
floors and the another being 12 floors. The site is for leasing by the Singapore Governement.
The features of the proposed site is mentioned where it is located at the Singapore's city
centre which is surrounded by Singapore's famous development and one of them is the
Marina Bay.It is highly expected that the new development on that particular land will be
unique and a distinctive landmark building in Singapore. The project is a mixed development
comprising of office and retail outlets. The benchmark of this project is One Raffles Quay
because this building is a successful GBI building.

Besides that, the construction cost of this project is RM 797,573,178.00. For the total rental
price per year is RM 170,616,659.28. The Gross Development Cost (GDC) is RM
919,993,101.45. The Return on Investment (ROI) & Payback is 19% and 5.39 years. Those
figures proof that the project is feasible. Therefore, the client is recommended to retain the
project as a long term investment due to its potential for profit. Furthermore, the target
market of this project is insurance industry, Technology, Media and Telecommunications
(TMT) sector and Serviced Offices and co-working spaces. Those figures proof that the
project is feasible. Therefore, a long term investment is suggested due to its potential for
profit. The development which is located in the heart of new growth area at Marina Bay and
just minutes away from the Central Business District offers higher rental yields. The rental
also could significantly increase year by year which will bring more profit to the client.
Besides, the development is expected to appreciate in value from year to year due to its
strategic location. Thus, holding onto a completed development definitely benefits client in
long-term.

Last but not least, the marketing strategies to to increase the rental performance for office
space and retail, we also recommended some of the retail and marketing strategy. Firstly,
Business Grant which is franchising grant of 3.5% for retail lessee who bring in franchise
business such as Mcdonalds, Pizza Hut, KFC, etc., which we think are able to spur up
business development within our business tower. Secondly, rebate which is incentive for
lessee: 2% for first time lessee; and 3% for existing lessee (who has leased more than 1 retail
unit). Lastly, referral fee which is 1% of the leasing price for introducers who are also our
existing lessee.

In conclusion, we learnt about the whole process of design and build. We gained a lot of
knowledge and experience about the design and build. This workshop is a very useful and
meaningful event. The reason is it can impact our critical thinking about buildings
knowledge. For example, design, foundation, estimation, efficiency and durability of the
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building. This experience is very useful to us during we start to working in construction

industry in future.

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Reference

Louise T. (2015). Downward Trajectory of Office Rents Gathered Pace as Business

Sentiment Weakened in Last Quarter of 2015. [Bulletin]. Singapore: Knight Frank.

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APPENDICES

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Appendix A Office and Retail Rental by Streets (1Q17)

Median Rent ($ psm* per month)

Retail Office
QUEEN STREET . 61.40
QUEENSWAY 174.30 .
RAFFLES AVENUE 96.88 .
RAFFLES BOULEVARD 131.42 .
RAFFLES PLACE 193.75 96.89
RAFFLES QUAY . 87.72
RIVER VALLEY ROAD 77.53 .
ROBERTSON QUAY 145.45 .
ROBINSON ROAD 147.23 69.66
ROCHOR CANAL ROAD 91.34 .
ROCHOR ROAD 128.00 .
SCOTTS ROAD 140.31 75.32
SELEGIE ROAD 68.65 40.41
SEMBAWANG ROAD 102.79 .
SERANGOON CENTRAL 268.40 .
SHENTON WAY . 57.57
SHORT STREET . 41.80
SINARAN DRIVE 129.70 .
SOPHIA ROAD . 30.56
SOUTH BRIDGE ROAD 60.90 57.49
STADIUM WALK 97.98 .
TAMPINES CENTRAL 5 222.75 .
TANGLIN ROAD 156.10 51.52
TANJONG KATONG ROAD 70.83 .
TANJONG PAGAR ROAD . 50.59
TELOK KURAU ROAD 59.26 .
TEMASEK BOULEVARD 171.43 88.26
THOMSON ROAD 135.29 46.29
TIONG BAHRU ROAD 118.39 .
TRAS STREET 147.06 53.80
UPPER BUKIT TIMAH ROAD 72.85 26.09
UPPER CIRCULAR ROAD 79.75 29.71
UPPER CROSS STREET 108.45 41.98
UPPER EAST COAST ROAD 85.91 .
UPPER SERANGOON ROAD 71.20 .
UPPER THOMSON ROAD 145.43 .
VICTORIA STREET 87.58 .
WATERLOO STREET . 48.39
Source: Urban Redevelopment Authority (URA)

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PLANNING & URBAN DESIGN REQUIREMENT

PARAMETERS PROVISIONS/REQUIREMENTS
Site Area Plot 1: 10,868.7 sqm
Plot 2: 289.4 sqm (subterranean space)
Plot 3: 264.4 sqm (subterranean space)
Plot 4: 184.8 sqm (air-rights space)
Plot 5: 516.5 sqm (air-rights space)

- Strata of subterranean space for Plot 2 & 3 and strata of air

space for Plot 4 & 5 shall be subject to cadastral survey by the
successful tenderer.

Land Use and Plot 1: White with Office Use (Commercial / Hotel / Residential /
Gross Floor Area Recreation / Entertainment use)
(GFA)
The maximum permissible GFA for the development is 141,294
sqm and the total GFA to be built is not to be less than 127,165
sqm. At least 100,000 sqm of the maximum permissible GFA for
the development is to be for Office use. The development is to
include a Child Care Centre facility with a minimum GFA of 500
sqm. The remaining GFA can be developed for additional Office,
Commercial School, Hotel, Serviced Apartments and/or
Residential uses, of such types and quantum as the Competent
Authority under the Planning Act may approve, with not more
than 5,000 sqm to be for Shop and Restaurant (inclusive of any
Outdoor Refreshment Area (ORAs)) uses and other Commercial
(excluding Office and Commercial School) uses, such as those
for Bar / Pub, Health Centre, Amusement Centre, etc., if
permitted by the Competent Authority under the Planning Act.

Plots 2 & 3: Underground Pedestrian Links

Plots 2 & 3 are for Underground Pedestrian Links (UPLs) to

connect to the development on Plot 1. Plot 2 (located beneath
Marina View) is for the provision of a UPL to connect to the
existing knock-out panel at the Downtown Mass Rapid Transit
(MRT) Station. Plot 3 (located beneath Commerce Street) is for
the provision of a UPL to connect to the existing UPL and
entrance/exit point at Asia Square Towers. The UPLs will be
excluded from computation as part of the maximum permissible
GFA for the development.

Plots 4 & 5: Elevated Pedestrian Links

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Plots 4 & 5 are for Elevated Pedestrian Links (EPLs) to connect

to the development on Plot 1. Plot 4 (across Commerce Street) is
for the provision of an EPL to connect to Asia Square Towers.
Plot 5 (across Central Boulevard) is for the provision of an EPL
to connect to One Raffles Quay. The EPLs will be excluded from
computation as part of the maximum permissible GFA for the
development.

The detailed requirements are set out in Section 4.0 (Condition

4.2).

Strata The whole development, excluding any GFA for Hotel and / or
Subdivision Serviced Apartments and / or Residential use, is to consist of not
more than three strata lots.

The share value applicable to each strata lot is subject to the

approval of the Commissioner of Buildings under the Building
Maintenance and Strata Management Act.

Uses at First Activity-Generating Uses (AGUs) such as Retail, F&B,

Storey Entertainment, Sports and Recreation (including gymnasium and
fitness centres, etc.) and other similar uses, are to be provided at
the first storey of the development fronting the covered walkways
and / or public space along Raffles Quay and Central Boulevard.

AGUs are encouraged to additionally be provided at the

following parts of the development:

Fronting the covered walkway along Marina View; and

Adjacent to the elevated pedestrian link within the development.

The GFA for the AGUs will be computed as part of the overall
maximum permissible GFA for the development.

The detailed requirements are set out in Section 4.0 (Condition

4.3).

Outdoor ORAs are allowed within the development. ORAs will be

Refreshment computed as part of the maximum permissible GFA for the
Areas (ORA) development and as part of the maximum allowable 5,000 sqm
for Commercial (excluding Office and Commercial School) uses.
The ORAs will be subject to the prevailing Development Control

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Guidelines issued by the Competent Authority under the Planning

act, as set out in Section 4.0 (Condition 4.4).

Child Care The successful tenderer is required to provide a CCC for infant
Centre (CCC) and child care services and an accompanying outdoor or indoor
Facility play space within the development. The GFA of the CCC is to be
at least 500 sqm to accommodate an estimated 100 children,
including infants, as set out in Section 4.0 (Condition 4.5).
Building Form The development is to be designed to contribute positively to the
and Massing skyline profile of the CBD / Marina Bay area. The form and
massing is to address the views to and from the site from the
surrounding roads and developments, in particular from along
Central Boulevard and Raffles Quay and from the open spaces at
The Lawn and the planned Central Linear Park. The facades of
the development fronting Raffles Quay, Central Boulevard and
Marina View are to be treated as main building elevations.

The building form and massing of the development is also to be

designed to respond to the urban location and tropical climate.

The detailed requirements are set out in Section 4.0 (Condition

4.6).
Building Height The development is subject to the following specific building
height
controls, as indicated on the Control Plans and as set out in
Section 4.0 (Conditions 4.6 and 4.7):

Low-Rise Zone
Maximum 35.0m AMSL;

Mid-Rise Zone
Maximum 160.0m AMSL, with a 15.0m setback from Marina
View and a 10.0m setback from Commerce Street; and

High-Rise Zone
Maximum 245.0m AMSL.

Basement The successful tenderer is to take into consideration the existing

Levels / infrastructure and landscaping within the Land Parcel in the
Subterranean planning and construction of the basement levels and all
Developments permanent subterranean structures, including the UPLs.

Skylight structures are encouraged to be provided along the open

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landscape walkways or within the public spaces within the site to

provide natural lighting for the UPLs and basement pick-up /
drop-off areas, if any.

The detailed requirements are set out in Section 4.0 (Condition

4.9).

Building Edge The development is to generally be built up to the lines of Road

Reserve / site boundary or building setback lines along Central
Boulevard, Raffles Quay and Marina View to a minimum height
of 19.0m Above Mean Sea Level (AMSL) (approximately 4
storeys) to provide a well-defined street edge.

Up to 40% of the length of the building edges between the

corners of the development may be set back from the site
boundary / building setback lines for articulation of the building
form. Articulation of the parts of the development fronting the
Telok Ayer Market (Lau Pa Sat) and at the junction of Raffles
Quay and Central Boulevard is encouraged, as set out in Section
4.0 (Conditions 4.10 and 4.11).

Building Setback The development is to be set back 7.0m from the line of the Road
Reserve along Central Boulevard and 6.0m from the line of the
Road Reserve along Raffles Quay, as set out in Section 4.0
(Condition 0), to provide for open landscaped walkways as part
of the at-grade pedestrian network. The overall design of the open
landscaped walkways is to comply with the requirements as set
out in Section 4.0 (Condition 4.20).

Roofscape The roof areas of the development are to be well-designed and

integrated with the overall building form and architectural
treatment of the development either as a distinctive roof crown or
as landscaped roof gardens.

Where Mobile Telecomm Operators (MTOs) equipment are

required on the roof areas of the high-rise, mid-rise or low-rise
components of the development to serve public spaces around the
development, the successful tenderer is to work with the MTOs to
integrate equipment into the overall design of the faade and roof
of the development, and to use suitable materials for screening
and mounting the equipment. The successful tenderer is to grant
the MTOs installation and servicing access to the roof at no cost
and at all times.

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All service areas, car parks, M&E equipment, water tanks etc., at
the top of the podium and / or tower blocks are to be integrated
within the overall building envelope and well-screened from the
top and on all sides. The detailed rooftop screening requirements
are set out in Section 4.0 (Condition 4.13).

Greenery The development is to provide a distinctive, garden-like

Replacement environment
and Landscaping within the site and incorporate Landscape Replacement Areas
equivalent to the site area of the Land Parcel, as set out in Section
4.0 (Condition 4.14).

To preserve the existing character of the lush, green setting along

Raffles Quay, the five identified mature trees located within the
required open landscaped walkway along Raffles Quay are to be
retained and integrated into the design of the development.

Public Space / The development is to include public spaces equivalent in size to

Visual Porosity at least 25% of the built footprint of the development excluding
the covered walkways at the first storey.

These spaces are to include a covered public space within the

building envelope along Raffles Quay of a minimum 15.0m width
and of at least 1,000 sqm in size.

The detailed requirements are as set out in Section 4.0 (Condition

4.15.3).

Public Art The successful tenderer is encouraged to include art works as

permanent installations located within publicly accessible or
visible areas of the development, as set out in Section 4.0
(Condition 4.16).

Night Lighting The development is to be designed to include night lighting of the

external facades, building crown(s) and open spaces that is
appropriate for its prime downtown location and unique setting to
express the architectural design and overall building form. The
technical requirements are set out in Section 4.0 (Condition
4.17.2).

Pedestrian The development is to include the following pedestrian facilities

Network as

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indicated on the Control Plans and as set out in Section 4.0

(Conditions 4.18, 4.18.2, 4.20, 4.21), subject to the requirements
of the Authority and the relevant Competent Authorities:

Underground Pedestrian Network

a) A minimum 6.0m wide (clear internal width) and minimum
4.0m clear floor-to-ceiling height UPL connection from the
existing Downtown MRT Station, through Plots 1, 2 and 3 to
connect to the development and to Asia Square Towers;

b) A vertical pedestrian circulation point (including a lift, two-

way
escalators and a staircase) within the building envelope to connect
the UPL at basement level to the covered walkway at the first
storey
along Central Boulevard / Marina View;

At-Grade Pedestrian Network

c) A 6.0 / 7.0m wide open landscaped walkway with a secondary
row of tree planting along Raffles Quay and Central Boulevard;

d) A minimum 5.0m wide (4.4m clear) double-volume covered

walkway at the first storey of the development along Raffles
Quay, Central Boulevard and Marina View;

e) A minimum 5.0m wide (4.4m clear) covered walkway along

Commerce Street;

Above-Grade Pedestrian Network

f) A minimum 6.0m wide (clear internal width) EPL across
Central
Boulevard to connect to One Raffles Quay and across Commerce
Street to connect to Asia Square Towers;

g) A minimum 10.0m wide EPL within the development

comprising a
6.0m wide pedestrian walkway and a 4.0m wide two-way
travellator
corridor; and

h) A vertical pedestrian circulation point (including a lift, two-

way
escalators and a staircase) within the building envelope to connect

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the EPL at the second storey to the covered walkway along

Central
Boulevard or public space along Raffles Quay at the first storey.

The underground pedestrian network is to remain open for public

use during the operation hours of the Rapid Transit System
(RTS). The at-grade and above-grade pedestrian networks are to
be kept open for public use at all times. The successful tenderer is
to work with LTA and the owners of the adjacent developments
to design and implement the connections to the MRT Station and
their buildings.

Servicing and All vehicular ingress / egress to the development for access to
Vehicular service areas, car parking facilities, passenger drop-off / pick-up
Access points and taxi lay-bys, etc., is to be taken off Commerce Street.
An additional access point (ingress and egress) to the car parking
facilities can be considered along Marina View, with a left-in-
left-out (LILO) arrangement.

All service areas are to be located within the basement levels of

the
development. Sufficient pick-up / drop-off bays, taxi waiting
areas,
queuing lanes and turning spaces are to be provided within the
development either at the basement levels and / or above-grade
levels to avoid the queuing of vehicles onto the main roads.

The detailed requirements are as set out in Section 4.0

(Conditions 4.22 and 4.23).
Vehicular and The car parking provision of the development is to be capped at
Bicycle Parking 80% of the prevailing minimum car parking standard, which is
Provision designated as the Car Parking Standard (CPS), as set out in
Section 4.0 (Condition 4.24).

The development is to include bicycle parking spaces in

accordance with the requirements of LTA and the Authority
based on the proposed uses within the development, and provide
an additional 200 bicycle parking lots (over and above the
provision standards) for public use, as set out in Section 4.0
(Condition 4.25).

Design Advisory The development proposal will be reviewed by a Design

Panel Advisory Panel (DAP) as part of the formal Development Control

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submission process in relation to the application and grant of

Planning Permission, as set out in Section 5.0.

Common The existing CST vent shaft / entrance and exit structure along
Services Tunnel Commerce Street is to be integrated within the building envelope
(CST) of the development, subject to the relevant authorities guidelines
and
requirements. The development is to take services and utilities
(except gas and sewer) from the CST, as set out in Section 6.0
(Conditions 6.1 and 6.2). The successful tenderer is to note that a
segment of the existing CST is located within Plot 1, as shown on
the Control Plans. This segment of the CST is designed with
column stumps to support the construction of a building above it,
subject to its maximum loading provision.

Electrical The successful tenderer is required to pay an amount of

Substation $1,700,000
together with Goods and Services Tax (GST) chargeable towards
the cost of provision of the 230/22kV Electrical Substation (ESS)
at Marina Bay as set out in Section 6.0 (Condition 6.3).

District The successful tenderer is required to make arrangements for the

Pneumatic refuse collection services connection to the development to be
Waste taken via the CST Junction Box J1-3, when the District
Conveyance Pneumatic Waste Conveyance System (DPWCS) for Marina Bay
System is implemented. The technical requirements are set out in Section
6.0 (Condition 6.4).

District Cooling The successful tenderer is strongly encouraged to design the

System development to take chilled water supply from the District
Cooling
System (DC System) via the CST Junction Box J1-3 as set out in
Section 6.0 (Condition 6.5).

Phased Part of the site is affected by drain diversion works being carried
Handover of Site out as part of LTAs Thomson-East Coast Line RTS project. This
part of the site is currently scheduled to be handed over to the
successful tenderer in December 2017, as set out in Section 7.0
(Condition 7.1).

Site Works The successful tenderer is to demolish the existing temporary

covered linkway on site fronting Raffles Quay, before or upon the
expiry of its Temporary Building Permit, and replace it with a

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temporary covered linkway which is to be integrated with the

construction hoarding around the site, until completion of the
development on the Land Parcel, as set out in Section 7.0
(Condition 7.2).

BCA Green Mark The development is to be designed to incorporate energy-

Scheme efficient,
water-efficient and environmentally-friendly design technologies
and
practices to achieve a Building and Construction Authority
(BCA) Green Mark rating of Platinum, as set out in Section 7.0
(Condition 7.6).

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