Amendments to Building Control

Act and Regulations to allow design

flexibility and innovation
- Prescriptive-based to performance-based regulatory system
Presented
Presented by
by ::

Cheng
Cheng Tai
Tai Fatt
Fatt
Senior
Senior Manager
Manager
Building
Building Plan
Plan Department
Department
Building
Building and
and Construction
Construction Authority
Authority
Outline

Why the amendments

Amendments to the Building Control Act
Amendments to the Building Control
Regulations
Approved Document
Impact of Changes
Conclusion
Why the Amendments ?

Introduce a performance-based
regulatory system to allow for design
flexibility and encourage innovation in
the construction industry
Facilitate Design & Build (D & B)
method of procurement
Streamline building work processes
Amendments to Building Control
Act
Framework – ‘the way we were’

Prescriptive in nature
Time tested & well proven practices
Does not promote innovation in
design
May create technical barriers
Framework – ‘the way forward’

Performance-based
Objective and performance
requirement of regulation expressly
stated
Designers free to exercise fully their
creativity and innovation in their
design solutions
Framework – Regulatory structure

The Building Control Act (Cap 29)

The Building Control Regulations
¾ Objective and performance requirements
Documents issued by Commissioner of
Building Control
¾ Approved Document – Acceptable Solutions
¾ Guidelines
Sections amended to Act –
performance-based code

2 5 6 7

8 9 10 11
Sections
22 23 33 49

7A 22G
Sections amended to Act –
performance-based code

z Section 9 - Duties of Qualified Person

- Provide two options for the design QP to comply
with the performance-based regulations
Option 1 - Adopt acceptable solution
Option 2 - Adopt alternative solution
Sections amended to Act –
performance-based code

Option 1 - adopting acceptable solutions

9(3A) For the purpose of subsection (3)(a) 

z (a) the plans of any building works that are prepared in
accordance with the acceptable solutions as set out in the
Approved Document issued by the Commissioner of Building
Control in respect of such building works shall be deemed to
comply with the objectives and performance requirements that
are prescribed by the building regulations in respect of such
building works; and
Sections amended to Act –
performance-based code

Option 2 - adopting alternative solutions

(b) where the qualified person appointed under section 6(3)(a) to
prepare the plans of any building works intends to utilise any
alternative solution (that is to say, a solution that entails the
use of any design, material or construction method that differs
completely or partially from those in the acceptable solution),
he shall 
Sections amended to Act –
performance-based code

Option 2 - adopting alternative solutions

z (i) take all reasonable steps and exercise due diligence to
ensure that that alternative solution satisfies the objectives and
performance requirements that are prescribed by the building
regulations in respect of such building works; or
z (ii) obtain the certification of another qualified person, being a
specialist in the application of such an alternative solution, that
that alternative solution satisfies the objectives and
performance requirements that are prescribed by the building
regulations in respect of such building works.
Sections amended to Act –
performance-based code

Option 2 - adopting alternative solutions

z (3B) No qualified person shall issue any certification for the
purposes of subsection (3A)(b)(ii) unless he has taken all
reasonable steps and exercised due diligence to ensure that
the alternative solution in respect of which his certification is
being sought satisfies the objectives and performance
requirements that are prescribed by the building regulations in
respect of the building works for which the alternative solution
is to be applied.
Sections amended to Act –
performance-based code

z Section 49 - Regulation
- Provide for the objectives and performance
requirements to be specified in the building
regulations
- Provide that objectives and performance
requirements for design and construction will be
deemed to be complied with if the building is
constructed with specifications, materials, designs
or methods as may be specified by the
Commissioner
Sections amended to Act –
performance-based code

Section 49(2)(ca)
z (ca) the establishing of objectives and performance
requirements for the design and construction of
buildings;
Sections amended to Act –
performance-based code

Section 49(2A) -Regulations made under this section may

provide that 
z (a) any particular objective and performance requirement for the
design and construction of any building shall be deemed to be
complied with if the building is constructed with such specifications,
materials, designs or methods of construction as may be specified by
the Commissioner of Building Control; and
z (b) the Commissioner of Building Control may issue in such form as
he thinks fit, and from time to time amend, one or more Approved
Documents setting out the specifications, materials, designs or
methods of construction which shall, without prejudice to any
alternative means of achieving compliance, be deemed to comply with
the relevant objective and performance requirement for the design and
construction of buildings prescribed in those regulations.
Summary of changes to Act –
performance-based code

Objective and performance requirements;

z Acceptable vs alternative solutions;
z Approved Document – Acceptable Solutions
z Obtain certification from QP specialised in the
application for alternative solution

Comparative table on changes to the Act available at

www.bca.gov.sg
Amendments to Building Control
Regulations
Framework – ‘the way we were – prescriptive’
Provision of protective railings or parapets
79. —(1) All —
(a) balconies, verandahs, floors or areas overlooking a void or external
open space;
(b) flat roofs provided with access; and
(c) drops or differences in level greater than 1,000 mm,
within a building or appurtenant thereto shall be protected by railings or
parapets which shall have a height of not less than 900 mm measured
from the finished floor level to the top of the railing or parapet, or if a curb
is provided and its width is greater than 150 mm then the height is
measured from the top of the curb to the top of the railing or parapet.
(2) The horizontal or lateral load on such railings or parapets shall be
designed in accordance with Table 4 of the Fourth Schedule.
(3) Where openings, gaps or voids are found in such railings or parapets,
the size shall be such that it may not permit the passage of a sphere of
diameter 150 mm through the openings, gaps or voids.
Framework – ‘the way forward – performance-
based’

H. Safety from falling

Objective
26. The objective of paragraph 27 is to protect people from
injury caused by falling.
Performance requirement
27. Where there is a vertical drop in level of 1000 mm or more,
appropriate measures shall be taken to prevent people from
falling from a height.
 Amendments to Regs – performance-
based code

2 4 27
Regs
Fifth Schedule – Objectives and performance requirements
for the design and construction of buildings
B. Structural design and construction
C. Headroom and ceiling height
D. Barrier-free accessibility
E. Staircases
F. Lightning
G. Ventilation
H. Safety from falling
I. Energy Efficiency
J. Roof
K. Lifts and escalators
L. Lightning protection
Regulations – performance-based code

Reg 2 - Definitions
‘‘acceptable solution’’ means the specifications,
design, material or method of construction set out in
an Approved Document;
‘‘alternative solution’’ means a solution that entails
the use of any design, material or method of
construction that differs completely or partially from
those in the acceptable solution;
‘‘Approved Document’’ means an Approved
Document issued by the Commissioner of Building
Control under regulation 27;
Regulations – performance-based code

Reg 4 – Application for approval of plans of

building works
4(1)(e) - where alternative solutions are to be utilised
in respect of the building works, a list of the
alternative solutions together with the certification of
a qualified person referred to in section 9 (3A) (b) (ii)
of the Act, where such certification has been
obtained; and
 Regulations – performance-based code

Reg 27 – Acceptable solutions

27.—(1) The Commissioner of Building Control may issue, in such form
as he thinks fit, and from time to time amend, one or more Approved
Documents setting out the specifications, materials, designs or methods
of construction (referred to in these Regulations as acceptable
solutions) which shall, without prejudice to any alternative means of
achieving compliance, be deemed to comply with the relevant
objectives and performance requirements set out in the Fifth Schedule
for the design and construction of buildings or endorse, in whole or in
part, any document for use in establishing compliance with the
requirements of these Regulations.
(2) The plans of any building works that are prepared in accordance
with the acceptable solutions and any building works carried out in
accordance with the acceptable solutions shall be deemed to comply
with the relevant objectives and performance requirements set out in
the Fifth Schedule.
Fifth Schedule – performance-based code
OBJECTIVES AND PERFORMANCE REQUIREMENTS FOR THE
DESIGN AND CONSTRUCTION OF BUILDINGS
A. General
1. This Schedule sets out the objectives and performance
requirements that must be complied with in the design and
construction of a building.
2. The objectives and performance requirements set out herein are
deemed to have been satisfied if the design and construction of a
building complies with the acceptable solutions set out in the
Approved Document.
Fifth Schedule – performance-based code

B. Structural design and construction

C. Headroom and ceiling height
D. Barrier-free accessibility
E. Staircases
F. Lightning
G. Ventilation
H. Safety from falling
I. Energy Efficiency
J. Roof
K. Lifts and escalators
L. Lightning protection
Fifth Schedule – performance-based code

D. Barrier-free accessibility
z Objective
11. The objective of paragraphs 12 to 15 is to ensure
that persons with disabilities are able to enter and carry
out their activities and functions within a building.
Fifth Schedule – performance-based code

D. Barrier-free accessibility
z Performance requirement
12. At least one access route shall have barrier-free features to enable
persons with disabilities to —
(a) approach the building or the vehicle park; and
(b) have access to those spaces where they may be expected to work or
visit.
13. Sanitary facilities that are appropriate for use by persons with
disabilities shall be adequately provided for use by such persons.
14. Barrier-free facilities that are appropriate for the intended type of
building or occupancy shall be adequately provided.
15. Signages shall be adequately provided to guide persons with
disabilities to spaces or facilities where or which they may be expected to
work, visit or use.
Summary of changes to Regs –
performance-based code

Spell out the objective and performance

requirements – Fifth Schedule
z Compliance to acceptable solutions in Approved
Document is deemed to comply with objectives and
performance requirements - Reg 27-
z List of alternative solutions to be submitted – Reg
4(e)

Comparative table on changes to the Regs available at

www.bca.gov.sg
Approved Document – Acceptable
Solutions
Approved Document

Provided for under Reg 27

Approved Document

z Spells out objectives and performance requirements

of building regulations
z Objectives set out community expectations of a safe,
disabled-friendly and energy efficient building
z Performance requirements outline the level of
performance buildings must met
z Provides a set of “acceptable solutions” that meet
objectives and performance requirements of the
building regulations. User can choose the
“acceptable solutions” for his design that are
deemed to satisfy or propose alternative solutions.
Approved Document

z Example : Headroom and ceiling height

Objective : Protect people from
- injury caused by inadequate headroom ; and
- injury or loss of amenity caused by inadequate height of
room or space
Approved Document

Performance Requirement :

- All rooms and spaces in a building shall be

provided with adequate headroom and
height for their intended uses
Approved Document

Acceptable Solution :

- The headroom of every room, access route and

circulation space shall not be less than 2000 mm
- The ceiling height of rooms and spaces shall not
be less than 2400 mm
Approved Document
Impact of Changes
Impact of Changes

z With the Amendments, BCA has reviewed the

procedures and forms
z Submissions by QPs will be processed in the
normal way and alternative solutions are
accepted when our requirements mentioned
earlier are met
 Impact of Changes

z Reg 4 (e) –
Schedule of
alternative solutions
Impact of Changes

z Guidelines that can be download from

www.bca.gov.sg
¾ Guidelines on submission of applications to
Commissioner of Building Control
¾ Guidelines on envelope thermal transfer
value

z FAQ’s
 Impact of Changes

> Will BCA continue to process and approve waivers or modifications of the
acceptable solutions, instead of requiring the QP to certify them as an
alternative solution?
BCA will continue to process and approve applications for waiver of
specific regulations, as well as applications for modifications of acceptable
solutions. However, where the proposed solution deviates substantially
from the acceptable solution, it will be treated as an alternative solution.

> Will BCA extend the existing ‘pre-submission consultation’ service to

cover alternative solutions proposed by QP?
Yes. The existing procedure for pre-submission consultation can be used
for consultation involving alternative solutions.
Impact of Changes

z 3 months grace period given for submission

of “old” application forms
z Thereafter, acceptance on a case-by-case
basis
Conclusion
Conclusion

z The changes will :

- allow greater design flexibility and encourage
innovation and continuous learning amongst
professional in construction industry

z BCA will :
- invite representatives from industry to sit in a
Standing Committee to review the
implementation of the performance-based
codes.
Conclusion

“The difficulty lies, not in

new ideas, but in escaping
the old ones”
John Maynard Keynes (1883 – 1946)
Thank-You