Beruflich Dokumente
Kultur Dokumente
Cover Page
Preface
Part 1 Topics
1. Overview
2. General Considerations
3. Landed Housing
4. Strata Landed Housing
5. Flats
6. Condominium Flats
1. Landed Housing
2. Strata Landed Housing
3. Flats and Serviced Apartments
4. Condominium Flats
5. Geylang Urban Design Guidelines (GUDG)
1
As at August 2017
Important Note:
You are advised not to print any page from this handbook as it is constantly updated.
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PREFACE
The Development Control Group of the Urban Redevelopment Authority (URA) plays an important
role in guiding and facilitating the physical development of Singapore.
As part of URA’s on-going efforts to provide efficient and pleasant service to the public to facilitate
property development, it has produced a series of handbooks on development control to inform and
guide the public on the procedures in submitting development applications.
This Handbook on Parameters for Residential Development is the latest in the series. The other
handbooks in the series are:
* Conservation Guidelines
OFFICE ADDRESS:
The Urban Redevelopment Authority (URA) is Singapore’s national planning authority. Its task is to
plan and facilitate the physical development of Singapore and ensure that Singapore’s limited land
resource is put to optimal use. Through this role, URA aims to transform Singapore into a great city
to live, work and play in.
URA strives to facilitate developments by streamlining policies and making its guidelines and
standards as transparent as possible. This handbook explains in detail the various development
control parameters for residential development in Singapore such as building setbacks, building
coverage, intensity, height, etc.
The guidelines set out in this handbook for the various development control parameters will generally
be applied by URA in the consideration of a development application. However, if the circumstances
of a case or the planning considerations relevant to a case so warrant, URA may in its discretion
decide to depart from these general guidelines. Persons intending to carry out a development are
advised to take this into consideration in the conduct of their affairs and check with URA through
enquiries or development applications to confirm if their proposals can be allowed.
The guidelines, principles and illustrations found in the handbook series are not exhaustive in covering
all possible site conditions and building designs. In evaluating the development applications, URA
reserves the right to evaluate and impose conditions not covered in the handbook in respond to the
specific design of the development proposal on a case-by-case basis.
For further information on this handbook, please call the Development Control Group Enquiry Line at
62234811.
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PART 1
1 OVERVIEW
2 Flats development whether condominium or not, are mainly medium and high
density housing. The low intensity and low-rise flats are low density housing.
4
4 The different residential developments and their guidelines are explained in
this handbook according to the types of housing as follows:
(a) LANDED HOUSING
Detached houses (bungalows), semi-detached houses, terrace houses I,
terrace houses II and strata landed housing.
(b) FLATS
Condominium flats developments or non-condominium flats developments.
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2 GENERAL CONSIDERATIONS
INTRODUCTION
1 Residential development in Singapore is controlled by plot ratio and building height at the
macro level. At the micro level, there are guidelines on the housing type and form. Plot ratio and
building height are subject to planning evaluation depending on the locality except for areas specially
designated for landed housing development.
For the appropriate use of approved residential properties, please refer to web page at Change of
Use guidelines.
INTENSITY
2 Before 1 Sept 1989, density was used to measure the intensity of residential development. It
was expressed in terms of persons per hectare (ppha). With the revised development charge system
based on gross floor area (GFA), the intensity of residential development is expressed in terms of
Equivalent Plot Ratio (EPR). This is derived from the formula EPR = Density x 0.0056.
ALLOWABLE INTENSITY
3 The maximum allowable intensity of residential development is guided by the gross plot ratio
control (GPR) specified in the Master Plan. The full potential of the GPR may not be achievable
because of limitations imposed by site configuration, condition, layout, building setbacks, height, site
coverage and the requirements of technical authorities that affect the site.
5 However, as such bonus GFA are allowed over and above the MP GPR control for a site,
they add to the development bulk and intensity beyond what was planned for. As there is a limit to
the amount of additional bulk and intensity that can be accommodated for a site and collectively
within an area without adversely affecting the effectiveness of GPR and GFA as planning tools,
bonus GFA incentives need to be managed properly. Hence, all bonus GFA incentives are
consolidated in a menu of bonus GFA schemes and the usage of the bonus GFA items from the
menu will have to observe an overall budget of 10% for additional GFA allowed beyond the Master
Plan under bonus GFA schemes for each development site.
6 Under this framework, for a site that qualifies for multiple bonus GFA incentive schemes, the
developers and QPs is free to determine which bonus GFA scheme(s) to adopt and the quantum of
bonus GFA to use under each scheme (subject to compliance with the guidelines of the individual
schemes), as long as the cumulative bonus GFA is within the overall budget of 10% above the
Master Plan GPR. This will allow the developers and QPs the freedom to choose the schemes that
best fit their business and operational needs. Please note that all additional GFA granted under the
6
bonus GFA incentive schemes will not form the future development potential of the sites upon
redevelopment.
The bonus GFA incentive schemes are listed below. You may click on them for further details:
Green Mark Incentive Scheme
Balcony
Rooftop ORA
Community / Sports Facilities
Underground Pedestrian Linkages to MRT
Conserved Bungalow
Lighting Incentive Scheme
Art Incentive Scheme
Orchard UD features
BUILDING HEIGHT
7 The allowable building height is expressed in terms of number of storeys for landed housing
development. For other types of residential development, the resultant building height in terms of
storey is determined by the gross plot ratio prescribed for the site, unless the site is affected by height
control plans, envelop control plans, street block plans (see Figure 2) or other approved special
control plans. Some developments may be required to comply with the approved technical height
7
controls of other authorities like aviation path restrictions, telecommunications and military
installations.
Figure 2: List Of Street Block, Envelop Control & Revised Height Control Plans
8
STREET BLOCK PLANS
S/NO ROAD NAME URA/DC PLAN
RELEASE NO.
1 Jalan Masjid(Superseded by Master Plan 2008) 1/91-E
9
STREET BLOCK PLANS
S/NO ROAD NAME URA/DC PLAN
RELEASE NO.
33 Hillview Terrace (Addendum to URA/DC Plan Release 3/94E 1/2001-E
34 House No.104 - 114 and 132 - 190 Hillcrest Road 2/2001-E
35 Pheng Geck Avenue/Wan Tho Avenue/Puay Hee Avenue 1/2003-E
36 Cashew Terrace 2/2003-E
37 Clementi Green Estate 3/2003-E
38 Changi Heights 1/2004-E
39 Lasia Avenue 2/2004-E
40 Peach Garden 3/2004-E
41 The Inglewood 4/2004-E
42 Along Upper Thomson Road/Jalan Todak/Sin Ming Road/Lorong 5/2004-E
Mega/Thomson Ridge/Jaln Pelatina
43 Along Upper Thomson Road/Jalan Keli/Jalan Todak/Soo Chow 6/2004-E
Walk/Lorong Mega/Thomson Ridge/Jalan Pelatina
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. 57 – 87 Jalan Salang 19/2004-E
57 House No. 2 – 2P 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 21/2004-E
to 68 (odd numbers) Kismis Avenue
59 Along Seletar Road from Jalan Lebat Daun/Jalan Joran to Seletar 22/2004-E
Close
60 Along Li Hwan Walk, Li Hwan Close, Li Hwan Terrace, Li Hwan 1/2005-E
Place & Li Hwan Drive
61 House No. 5 to 41 (odd numbers) and No. 2 to 18 (even 2/2005-E
numbers) Watten Rise and No. 26 to 60 (even numbers) Watten
Drive
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 6/2005-E
numbers) Watten Drive, No. 2 to 28 (even numbers) Watten
Close and No. 49 to 61 (odd numbers) Watten Estate
66 Jalan Jelita, Jalan Istimewa, Jalan Tenang and Nos. 263 to 289 1/2006-E
(odd numbers) Holland Road
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STREET BLOCK PLANS
S/NO ROAD NAME URA/DC PLAN
RELEASE NO.
67 House No. 88, 88A, 90, 90A, 92 & 92A Yuk Tong Avenue 2/2006-E
68 Houses at Pang Seng Road and House Nos. 27 to 27J Wan Tho 1/2008-E
Avenue
69 House Nos. 1 to 35 Jalan Limbok and House Nos. 183 to 205 Yio 2/2008E
Chu Kang Road
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 1/2009E
& even) Rienzi Street and House No. 1 to 41 (odd) Norma
Terrace
72 House No. 2 to 12 (even numbers) Jalan Ayer 1/2010E
NOTES:
* The details of the Envelop Control Plans are available for browsing and purchase at the URA Customer Service Centre, The URA Centre.
* The details of the street block plans can be found in the circulars released to the Professional Bodies under the respective URA/DC Plan
Release Number and URA release date respectively. As for the revised height control plans, please refer to the MP 2008.
* The boundaries of the various street block plans and a brief summary of the controls are also available for browsing at the URA Customer
Service Centre.
* Where relevant, Envelope Control guidelines for landed housing may be applicable. Please refer to the Residential handbook Landed
Housing paras 7 to 10 for details of the Envelope Control guidelines.
8 If there is no prescribed building height, the residential development will be evaluated on its
own merit, taking into account the existing height of its surrounding developments and other planning
considerations. The application of the height controls is illustrated in Figure 2a.
9 For planning purposes and as a general guide, the various housing density in terms of GPR
are as follows:
11
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)
11 The revised storey heights for standard typologies shown in the Master Plan are as follows
(subject to compliance with technical height controls):
STOREY HEIGHT
GROSS PLOT CONTROL
RATIO
Master Plan Revised
12
1.4 4 5
1.6 10 12
2.1 20 24
2.8 30 36
12 The revised storey heights would only apply to sites that conform to the standard typologies
in the above table. They would not apply to the following areas where the storey heights as stipulated
in the Master Plan (if any) would still be applicable:
(a) sites that do not conform to any of the standard typologies above (eg GPR 2.8/20
storeys);
(b) sites where the heights are indicated in the Master Plan as being ‘subject to detailed
planning’ or ‘subject to evaluation’; and where there are street block controls,
conservation areas, etc;
(c) sites where there are urban design requirements (eg along the Singapore River),
technical height controls or security sensitivities; and
(d) sites within the vicinity of the Singapore Botanic Gardens (see Figure 2b), where the
current height restrictions would remain to protect the visual amenity of the Singapore
Botanic Gardens.
13
Figure 2a: Application of Building Height
NOTE:
If any of the special height control is more stringent than the normal storey height control, it is to be complied with.
14
Figure 2b: Height Control around Singapore Botanic Gardens
14 A floor height is measured from the floor level of one storey to the floor level of the next storey
(i.e. from the top of one floor to the top of another floor). For a building with a pitched roof, the top
15
most storey height is measured from the top floor level to the springing line (i.e. the line joining to the
points where the roof rest). See Figure 3a.
*Floor-to-floor height control is not applicable for landed housing under the Envelope Control guidelines. Please refer to
the Residential handbook Landed Housing paras 7 to 10 for the Envelope Control guidelines.
16
15 The floor-to-floor height control for residential building is as follows:
TYPE LANDED NON-LANDED RESIDENTIAL( FLATS &
RESIDENTIAL* CONDOMINIUMS)
STOREY GPR 1.4 SITES GPR 1.6 AND
ABOVE SITES
1ST STOREY 4.5m 5.0m 5.0m
TOP STOREY 3.6m 3.6m 5.0m
ALL OTHER 3.6m 3.6m
STOREY
SKY TERRACE Not applicable 3.6m 5.0m
STOREY
*Floor-to-floor height control is not applicable for landed housing under the Envelope Control guidelines. Please refer to
the Residential handbook Landed Housing paras 7 to 10 for the details of Envelope Control guidelines.
NOTES:
1 *A sky terrace floor is a storey where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only
such sky terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply.
2 Mezzanine floor, if any is treated as a floor and regarded as a storey for planning evaluation purposes.
16 Variation to the floor-to-floor height of each storey can be allowed, subject to the overall
absolute height being maintained (Refer to Figure 3b and 3c for illustration). If allowed, the overall
building height (in metres) must comply with the control in relation to the proposed number of storeys.
17
Figure 3b: Example of Floor-to-Floor Height Control and the Overall Allowable Height
18
Figure 3c: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky
Terrace Floors cannot be Transferred To Other Floors
19
17 For developments with sky terrace floors1, the overall height control will be relaxed, based on
the proposed storey height of the development. The additional allowable height over and above the
overall aggregate height for the development is tabulated:
Proposed Storey Height Additional Height Allowable Over The Overall Aggregate Height For
Of Development Developments With Sky Terrace Levels
7-20 10.0m
21-30 15.0m
31-40 20.0m
41-50 25.0m
>50 30.0m
NOTE:
1
A sky terrace floor refers to a floor where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate, and is
used for sky terrace and other communal purposes.
18 This additional height can only be distributed to sky terrace floors within the development.
Spaces for M&E services located directly beneath the sky terrace floor can also be included under
the additional height. Drop-panels are not allowed at the soffit along the perimeter of sky terrace
floors, as the intention is to encourage the provision of high volume open communal spaces.
19 To illustrate the relaxation of the guideline, a typical 12-storey commercial development that
has an overall aggregate height of 60.0m under the current guideline based on 5.0m maximum floor-
to-floor height for each floor, can enjoy an additional height of 10m, if the development includes at
least one sky terrace floor (Refer to Figure 3d for illustration).
20
Figure 3d: Illustration on the Relaxation of the Overall Aggregate Heights for
Developments with Sky Terrace Floors
21
20 The relaxation will be applicable to all developments, except for the following:
(a) Developments within Conservation Areas;
(b) Developments within the vicinity of height sensitive areas, such as the Singapore
Botanical Gardens;
(c) Developments with height control of 6 storeys or less, to ensure that the planning
intention for these low-rise developments is not compromised; and
(d) Developments within areas with special detailed control plans, including street block
and conservation envelope control.
21 Please note that the overall building height of the development is still subject to the various
specific technical height controls for the site.
22 Additional storeys are not permitted even if the building height does not exceed the overall
control height (in metres).
GREENERY
23 LANDSCAPE REPLACEMENT AREA POLICY IN STRATEGIC AREAS
(a) As more and more of our land is taken up by buildings, we need to ensure that the
greenery lost on the ground is replaced within the development. This will enable people
to continue to access communal spaces well landscaped with greenery even as our
environment becomes more built up. The Landscape Replacement Areas guidelines
will guide new developments and redevelopments in strategic areas to provide
greenery and communal areas, either on the 1st storey or upper levels, within the
developments.
(b) The Landscape Replacement Areas guidelines are set out to achieve the following
objectives:
i) Enhance the quality of life in our urban areas by providing spaces of relief and
greenery which are close to users;
ii) Create a distinctive image of the city in the tropical climate through extensive
greenery at the ground and sky-rise levels; and
iii) Bring about environmental benefits such as mitigating the urban island heat
effect and improving the air quality through the plants’ transpiration and dust
particles filtration.
(c) The provision of LRA is required for all new developments as well as redevelopment
projects in the following areas (see Figure 1-1 to 1-25),
i) Within Central Area: Downtown Core (part), Straits View (part), Marina South,
and Orchard (part) Planning Areas, as well as 2 mixed-use parcels along
Orchard Boulevard in Paterson Hill Subzone.
22
ii) Outside of Central Area: Regional Centres and Growth Areas including the
Jurong Lake District, Kallang Riverside, Woodlands Regional Centre, Punggol
Creative Cluster, Tampines Regional Centre and Paya Lebar Central as well
as commercial and commercial/residential developments within Town Centres
(d) The total size of the landscape areas must be at least equivalent in size to the
development site area. However, it is recognized that in areas where there is a
technical height control, there could be design constraints to the provision of 100%
landscape replacement. For developments outside of Central Area that are subjected
to a technical height constraint of 80m Above Mean Sea Level (AMSL) and below, the
required landscape replacement areas will be lowered to 70% of the development site
area.
(e) The LRAs have to be provided on the first storey or upper levels of the development.
These communally-accessible landscape areas could be uncovered and exposed to
the sky, or could be covered if they qualify for GFA exemption under the prevailing
guidelines for Planter Boxes, Covered Communal Ground Gardens, Sky Terraces, and
Communal Landscaped Areas on the 1st Storey.
(f) At least 40% of the development site area, or overall required Landscape Replacement
Areas, whichever is higher, should be for permanent planting, designed with sufficient
soil depth to accommodate the proposed types of plants. A combination of trees, palms,
shrubs and ground cover is required to make the landscaping more attractive.
(g) Development Applications for new erections or redevelopment within the designated
areas shown in Figure 1-1 to 1-25 must include a landscape proposal (refer to
Appendix 2) and declaration on the Landscape Replacement Areas provided. The
Landscape Replacement Areas shall be implemented according to the approved plans,
and verified and endorsed by URA.
PLAN LOCATION
Central Area
Downtown Core (part), Straits View (part), Marina South, and Orchard (part) Planning
1-1
Areas, as well as 2 mixed-use parcels along Orchard Boulevard in Paterson Hill Subzone
Growth Areas
23
PLAN LOCATION
Town Centres
24
PLAN LOCATION
(h) Where relevant, URA’s clearance of the completed Landscape Replacement Areas is required
before the Commissioner of Building Control issues the Temporary Occupation Permit (TOP),
or Certificate of Statutory Completion (CSC) (when TOP is not required).
(b) The new Landscape Replacement Area requirements (LRA) for non-landed residential
developments specifically target the provision of communal greenery and the levels of
greenery provision will be tiered according to the development’s intensity as shown in
Figure 21.
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Figure 21
LRA requirements in non- GPR ≤ 1.4 1.4 < GPR < 2.8 GPR ≥ 2.8
landed Residential
developments
(c) The landscaped areas should include a suitable variety of plants which are planted in
permanent and preferably sunken planting beds to enhance the spatial and visual
quality. As these communal landscaped areas are intended to serve the public and/or
building users, they should be easily accessible to the public and/or building users
during normal opening hours for the development4[2].
(d) The landscaped areas should either be open-to-sky, or if covered, to qualify for GFA
exemption under the existing LUSH guidelines (e.g. Sky Terraces, Covered Communal
Ground Gardens, and Communal Planter Boxes). Only the softscape areas will be
counted towards meeting the LRA requirements.
(e) A landscape plan (refer to Appendix 2), perspectives and relevant sections showing
the proposed landscaping scheme for the ground and upper levels (both the covered
garden and the open to sky areas) are to be submitted as part of the development
application.
(f) URA will exercise flexibility on the above requirements when evaluating individual
developments affected by technical constraints (e.g. developments with conserved
buildings, party wall developments, developments subject to specific urban design
requirements, and developments with storey height constraint of 4-storeys and below
as well as developments subjected to severe technical height controls. In addition,
conserved buildings in historic conservation areas will be exempted from the above
requirements.
NOTE:
1 For information on the boundaries of the strategic areas, please refer to the Residential handbook General
Considerations para 23
2 For example, the communal landscaped areas in a shopping mall should be open and accessible to the public
during the mall’s normal operating hours.
26
Appendix 2
(In this simulated example, the development provided Landscape Replacement Areas on the 1 st, 5th and 15th
Storeys. The plans below are the sample landscape plans for the 5 th storey landscape). The applicant should
amend the information as needed for the various requirements/incentives under LUSH.
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25 COVERED COMMUNAL GROUND GARDENS
(a) The Covered Communal Ground Gardens GFA Exemption scheme aims to encourage
better design and integration of on-ground greenery spaces at the 1st storey.
(b) The scheme consists of the following:
(i) Predominant Covered Communal Ground Garden: Additional covered spaces
at the first storey can be considered for GFA exemption if these spaces provide
substantial ground greenery with good spatial quality; or
(ii) Secondary Covered Communal Ground Garden: The existing GFA exemption
for Communal Landscaped Area under the 45 degree line at the first storey will
continue to apply. This scheme will now be re-termed as Secondary Covered
Communal Ground Garden.
(c) The following criteria will serve as a guide on the grant of GFA exemption (refer to
illustration shown in Figure 22):
28
Figure 22
(d) In evaluating the GFA exemption for the covered landscaped areas, URA will take into
consideration the design, integration and the spatial quality of the communal garden
areas at the ground level (e.g. how the open landscaped area is designed to flow
seamlessly into the covered areas) and its contribution towards the overall quality of
the development (e.g. the covered ground garden should be bright and airy with quality
landscaping).
(e) The communal ground garden should occupy a significant portion of the ground level
space. The covered garden areas should occupy at least half of the first storey building
footprint
(f) A minimum of 60% of the covered garden spaces proposed for GFA exemption should
be lushly landscaped. The remaining 40% of the GFA exempted spaces can be set
aside for meaningful and effective communal gathering and activity spaces, and
unenclosed communal facilities. These spaces could include garden paths,
playgrounds and covered pool; and
(g) Both the covered and uncovered landscaped area should include suitable varieties of
plants which are planted in permanent and preferably sunken planting beds to enhance
the spatial and visual quality of the space. As these communal landscaped areas are
intended to serve the public and/or building users, they should be easily accessible to
29
the public and/or building users during normal opening hours for the development5[3].
They should not be tucked away in dark or obscure corners at the first storey which
will not be conducive for landscaping as well as public use. The GFA exemption will
not be applicable to such residual spaces at locations where users are unlikely to use
meaningfully.
(h) While uses like ORA can be proposed within the covered communal ground gardens,
the ORA areas will be computed as GFA. To prevent downstream abuse of the GFA
exempted area, appropriate design interventions should be adopted to minimise easy
conversion of the GFA exempted areas to usable commercial spaces subsequently.
The communal ground garden also should not be easily enclosed and converted to
any other uses in the future.
Submission requirements
Similar to the other LUSH initiatives, a landscape plan showing the proposed landscaping scheme
for the i) entire ground level (both covered and uncovered) is to be submitted as part of the
development application for the predominant covered ground garden proposal ii) for the area that
the applicant is proposing for GFA exemption. As part of the GFA exempted space in the former
scenario could be outside the 45 degree line where sunlight could be limited, the landscape plan
should include suitable plant species or a plant palette that can thrive and sustain in the shady
environment6[4]. See Appendix 2 for more details
NOTE:
3 For example, the communal landscaped areas in a shopping mall should be open and accessible to
the public during the mall’s normal operating hours.
4 Please refer to the following publications for more detailed planting references:
a) 1001 Garden plants in Singapore (2nd edition)(2006), NParks
b) CS E09:2012 - Guidelines on planting of trees, palms and tall shrubs on rooftop (2012), NParks
c) A Selection of Plants for Green Roofs in Singapore 2nd Edition (2008), NParks
d) Trees of our Garden City, 2nd edition (2009), NParks
e) Concise Guides to Safe Practices on Rooftop Greenery and Vertical Greenery (2013), NParks
26 LANDSCAPE DECK
30
site is sufficiently large enough to accommodate the deck without unduly affecting the
amenity of the neighbouring developments.
(c) The landscape deck cannot be allowed for sites which are within existing landed
housing areas and which abut landed housing areas, in order to safeguard the low-rise
character of such areas.
(d) In general, the guidelines stipulate the allowable envelop, maximum deck height, the
extent of the exposed basement walls and greenery to be provided. As one of the
objectives of the landscape deck is to provide greater opportunities for additional
greenery on top of the current mandatory provisions, deck structures would thus have
to be located outside the 2m planting strips and green buffers.
(e) The detailed guidelines on landscape deck are shown in Figure 7.
Figure 23: Guidelines for Landscape Deck In Residential Flat and Condominium
Developments
Locational Criteria The landscape deck is allowed in all flats and condominiums which satisfy the
following:
i. Sites with Gross Plot Ratio (GPR) greater than 1.4 in the Master Plan
ii. Not located within existing safeguarded landed housing areas
iii. Not abutting existing safeguarded landed housing areas (even if the GPR of
the site is greater than 1.4)
iv. In addition, sites which qualify would also have to satisfy the minimum 0.4ha
site area requirement.
Detailed 1. Envelop a. Deck structures are to start outside the
Guidelines planting strips/green buffers.
An envelop stipulation would be b. Deck structures are to be contained within a
See Figures 23.1 able to regulate the bulk of the 1:2.5 gradient envelope.
and 23.2 for deck structure without dictating its
possible deck design configuration.
treatments 2. Height cap a. The height of the landscape deck should not
exceed 5m (max), as measured from the
A height cap ensures that the existing platform level. Otherwise, it would
landscape deck would not result in be counted as an additional storey, subject
excessive increase in the to the 40% site coverage control.
building’s height.
3. Storey height definition / a. At least 60% of each façade the basement
basement protrusion wall area is to be covered by means of earth-
berms/earthfills. The earth-berms/earthfills
By having at least 60% of the are to be contained within the 1:2.5 envelop
basement wall covered into the and properly landscaped rather than just
earth, the deck would not appear turfed over.
as a totally above-ground b. Earthfills are allowed within the planting
structure. strip/green buffers. However, excessive
earthfill to raise the landscape deck height
There is a need to limit the extent (as measured from the existing platform
of exposed building wall so that level) to beyond 5m is not allowed.
the streetscape would not be c. Conversely, openings (basement access
marred. points/ventilation openings) and/or hard
surfaces of the basement wall (either treated
or untreated with vertical green) cannot
exceed 40% (max) of the basement wall
area.
d. In addition, the height of any exposed,
untreated building surfaces should be within
1.5m(max).
31
4. Greenery provision a. At least 30% (min) of the deck surfaces is to
be provided with greenery. Artificial turfing,
To ensure that the landscaped water features, including water bodies with
deck provides additional greenery water plants are not counted as part of this
30% greenery provision. Artificial turfing,
water bodies can still be proposed, within
the remaining 70% deck area.
b. To facilitate plant growth, these 30% (min)
deck surfaces would have to contain at least
500mm (min) of soil for planting purposes.
c. In addition to the greenery on the deck
surfaces, the earthberms/earthfills within the
1:2:5 envelop shall be properly landscaped
rather than just turfed over.
Figure 23.1: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat
and Condominium Developments (not to scale)
32
Figure 23.2: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat
and Condominium Developments (not to scale)
28 SKY TERRACES
(a) Sky terraces play a key role in contributing towards to our vision to make Singapore a
City in Garden. The objectives are:
i) To serve as quality communal spaces and;
ii) To contribute towards the overall greenery and environmental quality of the
surrounding area.
(b) To enjoy the GFA exemption, sky terraces are required to be open to the public or the
building occupants to fulfil the communal usage objective. The maximum area for GFA
exemption is defined by the area under the 45-degree line taken from the edge of the
overhead projection. This 45-degree line guideline is necessary to encourage
developers to provide lofty sky terraces so as to enjoy greater GFA exemption.
(c) Perimeter Opening for sky terraces:
i) At least 40% of the perimeter of the sky terrace is to remain open and
unenclosed.
ii) At least 60% of the perimeter of the sky terrace is to remain open and
unenclosed, if the applicant were to apply for additional GFA exemption for
33
areas located outside the 45 degree line or for the barrier-free and fire escape
corridors.
(d) Lush Greening on sky terraces:
i) The sky terrace is to be lushly landscaped* with a suitable variety of plants;
ii) The greenery on the sky terrace should be enjoyed by the building users as
well as be visible from the surrounding environment;
iii) Planting should be incorporated on permanent and preferably sunken planting,
planned with sufficient soil depth based on the types of plants proposed. Some
space should be set aside for the provision of communal facilities and furniture
to enhance the usage of the sky terrace.
(e) Quality Communal usage* on sky terraces:
i) The sky terrace should be as meaningful and effective communal gathering and
activity spaces.
ii) The sky terrace must be accessible to all occupants of the building and there
should be at least one set of communal access via a lift or staircase serving the
sky terrace. Secondary access to the sky terrace from strata units can be
supported.
iii) The sky terrace should be of a meaningful size and configuration to facilitate
communal usage. As a guide, the proposed depth of the sky terrace should be
at least 5m.
iv) For sky terraces in residential developments that occupy less than 60% of the
floor plates, the sky terraces should serve a minimum of 2 strata units to ensure
that they remain as communal space.
*A Landscape Plan and relevant sections for the sky terrace showing the proposed
landscaping scheme and communal facilities is to be submitted as part of the development
application. (See Sample in Figure 8)
34
Figure 24: Example on submission a landscaping plan
ATTIC
29 An attic is an incidental space under the sloping roof. It is not an additional storey. The attic
space should form part of the space extension of the unit below and to be accessible from the unit
(i.e. not to be separated as an independent unit). A separate exit from the living space on the attic
level is allowed, subject to the following conditions:
(a) No separate strata subdivision of the attic space to form an independent unit from the
residential unit below; and
(b) The primary access to the attic is to be taken from the internal staircase within the unit
below.
35
30 An attic space (see Figure 4a) should satisfy the following conditions*:
(a) The floor to roof height of the attic space must not exceed 5m at any point, including
proposals with staggered springing lines (The springing line is where the sloping roof
meets the vertical wall);
(b) The floor of the attic shall be level with the springing line, and at least one side of the
sloping roof must rest on the springing line. As we have already allowed opening on
one side of the attic, only small openings in the form of dormer windows can be allowed
on the side of the sloping roof resting on the springing line (see Figure 4b); and
(c) The maximum allowable pitch of the main roof shall be 45 degrees. This means that
all roof features, with the exception of dormer windows and the 1.0m high parapet wall
or railings, must be kept within the 45 degrees attic roof pitch.
With the 2 simplified controls, a greater variety of roof designs can emerge to make the roofscape
more interesting, varied and in keeping with the scale of landed housing development (see Figure –
4c-4e for examples of allowable attics and Figure 4f for non-allowable forms). Please note that where
a flat roof is proposed above an attic, no structures or use would be allowed on it, and there should
be no access to it except for maintenance only.
*These attic controls will not be applicable to landed housing under the Envelope Control guidelines.
Please refer to the Residential handbook Landed Housing paras 7 to 10 for details of the Envelope
Control guidelines.
36
Figure 4b: Isometric View*
For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the
fringe of established landed housing estates especially good class bungalow areas, the position of
the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves
the right to impose conditions not covered in the handbook.
37
For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the
fringe of established landed housing estates especially good class bungalow areas, the position of
the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves
the right to impose conditions not covered in the handbook.
For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the
fringe of established landed housing estates especially good class bungalow areas, the position of
the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves
the right to impose conditions not covered in the handbook.
38
Figure 4e: Allowable Attics*
For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the
fringe of established landed housing estates especially good class bungalow areas, the position of
the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves
the right to impose conditions not covered in the handbook.
39
Figure 4f: Non-allowable Forms*
*These attic controls will not be applicable to landed housing under the Envelope Control guidelines. Please
refer to the Residential handbook Landed Housing paras 7 to 10 for details of the Envelope Control
guidelines.
SHOPPING QUANTUM
31 Generally, a certain amount of shopping floor space for personal service trades is allowed in
a residential development. The consideration takes into account the following factors:
(a) 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;
40
(c) the character of the surrounding developments; and
(d) the planning intention of the surrounding area.
(b) the allowable shopping quantum is 3m² per 1000m² of the proposed residential gross
floor area. For example, If the flat development has 20,000 m² of residential gross floor
area, it can have 60m² of shopping gross floor area. However, the total gross floor area
inclusive of the shopping GFA cannot exceed the permissible gross floor area for the
site.
ROAD BUFFERS
34(a) All developments are required to provide a buffer between the road reserve line and the
building. The exception is when there are urban design requirements allowing the buildings to abut
the road reserve line/site boundaries such as residential developments in the Central Area. See
Figure 5a
i) For residential developments within the River Valley Planning Area, Newton Planning
Area and Orchard Planning Area, the standard minimum road buffer is 7.5m (of
which 3m is for the green buffer), regardless of the category of the road that the
developments face.
ii) For residential developments in the Central Area other than those in the River Valley,
Newton and Orchard Planning Area, the buffer standards will be determined by urban
design considerations.
34(b) Setback controls of buildings from public roads are determined by the road buffer only. The
minimum buffer width or setback of building depends on the hierarchy of the category of the road the
site fronts, the type and height of development. See Figure 5 for details. For roads that are not
categorised, the minimum road buffer (i.e. 7.5m for residential developments) applies.
34(c) For landed housing developments bounded by public roads on more than one side, the
boundary from which the vehicular access point is located is deemed to be the "front". (The front can
be any part of the house and is not determined by its internal layout eg, it need not be where the living
room opens out towards). The road buffer control at the "front" of the house varies with the category
of roads (see Figure 5). For example, if vehicular access to a 3-storey house is taken from a Category
2 road, the buffer standard for the "front" of the house will be 12m.
For the other boundaries that are not the "front", the buffer standards stated in Figure 5 will still apply,
except for houses facing a Category 5 road. Where they face a Category 5 road, the buffer standard
is the same as the minimum boundary clearance requirements (see Figures 5b & 5c). For Good Class
Bungalow developments with double road frontages, but without any site constraints, the road buffer
requirements shall apply for both road frontages.
41
Figure 5: Road Buffers and Building Setbacks
1
RESIDENTIAL DEVELOPMENT ROAD BUFFER GREEN BUFFER 2
(MINIMUM) (WITHIN ROAD
BUFFER)
Category 1 Residential (6 storeys or above) 30 m 5m
Residential (up to 5 storeys) 24 m 5m
Multi-Storey Car park (MSCP) 15 m 5m
Category 2 Residential (6 storeys or above) 15 m 5m
Residential (up to 5 storeys) 12 m 5m
Multi-Storey Car park (MSCP) 7.5 m 3m
Category 3 Residential (6 storeys or above) 10 m 3m
Residential (up to 5 storeys) 7.5 m 3m
Multi-Storey Car park (MSCP) 3 - -
Category 4- Residential 4 7.5 m 3m
5 & Slip Multi-Storey Car park (MSCP) 3 - -
Road
NOTES:
1 For the central Area, the buffer standard for residential developments in the River Valley/Orchard/Newton Planning Area is 7.5m
(min). The buffer standard for residential developments outside these three Planning Areas as well as other types of
developments within the Central Area will be determined by urban design considerations:
2 The following definitions are adopted for the interpretation of buffer zones
(i) A buffer is defined as a strip or an area of land which falls either between the road reserve and the building line or
between the building lines of neighbouring structures.
(ii) A physical buffer is a buffer within which car parks, driveways, cycle tracks, jogging tracks, walkways and small ancillary
structures e.g. guardhouses, flag-poles lamp posts, sign posts/boards, bin centres, gas pressure regulator kiosks, gas
governor houses -types A &:B, overground (electricity) boxes, ring main compact units-reinforced concrete
structure/fenced-up area, below-ground-level structures may be permitted. A new objective-based guideline has been
introduced to allow greater design flexibility to locate ancillary structures within the physical buffer. The new objective-
based guidelines replace the prescriptive guidelines on the allowable type of ancillary structures. For details of the
guidelines, see "Figure 18: Objective-based Guidelines on Minor Ancillary Structure within the Physical Buffer and The
Building Setback Area" in Part 2 General Considerations.
(iii) A green buffer is the segment within the road buffer that is meant for tree planting and turfing only. Where planting
strips are to be provided, these should be clearly annotated as tree planting in all submission plans to Development
Control.
3 The road buffer for MSCP s facing a Category 3-5 road is based on that for the predominant use of the development regardless
of the height of the MSCP. This is to achieve a consistent streetscape along these smaller roads.
4 For landed housing with the sides/rear fronting a Category 5 road, the buffer standard is the same as the minimum boundary
clearance requirements. There is no need to provide any green buffer.
5 Reserves for drains sewers and minor roads bordering along expressways or major arterials, may be considered as part of
required buffers for expressways and major arterials.
6 For a drainage reserve with a width greater than that of the buffer and bordering along expressways or major arterials. a planting
strip is to be provided within the site nearer to the building line. An additional buffer zone will not be required. However, the
Drainage Department, ENV may impose such requirement from time to time for technical reasons.
7 The classification of the road category is obtainable from LTA through the purchase of the Road interpretation Plan (RIP).
42
Figure 5a: Map showing Central Area Boundary
43
Figure 5b: Detached House (except good class bungalows) with Front and Side Facing
Roads
44
Figure 5c: Detached House with Front and Rear Facing Roads
BUILDING SETBACKS
35 Building setbacks are measured from the site boundary, excluding any strip of land that is
required by the state for road or drainage widening requirements.
36 Bay windows, ledges, roof eaves and other minor buildings features which do not
significantly increase the building bulk of residential developments could be allowed to encroach
45
into the road buffer or building setback requirement from the common boundary under certain
circumstances. The details are in Figure 5d.
46
Non – landed
Landed housing (including Strata Landed)
housing
Within
Within setback from common boundary Within setback
Within road
Appendages road from
buffer4
buffer common
GCBA Non-GCBA boundary
Main building roof eaves Allowed to
protrude 2.0m
into road buffer
Secondary building roof
Allowed Allowed so Allowed so
eaves, RC ledges
(light weight cantilevered
to
protrude
long as it
is not
long as it is
not within
awning or RC ledge without 1.4m
Allowed to protrude 1.0m into setback
within 2.0m
vertical supports to provide Allowed to into green planting
weather protection over protrude 1.0m setback buffer strip
window openings or doors. into road buffer5
Normally provided as a
horizontal extension of the
floor slab)
Other horizontal sun-
shading devices, fins or
any other mirror
decorative features
(includes light weight
Not allowed within 2m setback for 1st
cantilevered screens spaced and 2nd storey
apart for sun-shading Allowed
purpose without vertical to
Only allowed to protrude 0.5m into 3m
supports) Allowed to protrude
Baywindows protrude 0.5m 0.5m
setback applicable for 3rd storey and
strata landed housing* Allowed to
(raised windows, not into road buffer into Allowed to
exceeding one structural building protrude
*Not allowed within 2m rear & side protrude
bay width and cantilevered setback 0.5m into
setback for landed housing under the 0.5m into
at least 0.5m high from the building
Envelope Control guidelines road buffer
floor) setback
Planters
(cantilevered box structures
for planting purposes)
Air-Conditioner ledges
(ledge for the placing of air- The location of AC ledges within landed housing area is subject to
con equipment only) evaluation. AC condensers should preferably be located on the roof with
proper screening.
Note:
1 While the general planning guidelines (eg building setback from boundaries, attic, site coverage, building heights, etc) are applicable for
most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may have
on the nearby developments after considering the specific site context and conditions.
2 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 generally
apply, except when the boundary fronts another category 5 road and the vehicular access is not taken from this boundary, the minimum
building setback requirement of side or rear will apply. See figures 5b & 5c.
5 For landed houses (excluding strata landed housing) facing a category 3-5 road, a minimum 2.4m setback from the boundary is allowed
for a single storey car porch of minimum 3m width. Outside GCBA, 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 be applicable
for any new erection, reconstruction or Addition and Alteration proposal on the landed housing plot.
47
CAR PARKING REQUIREMENTS
37 Car parking requirements are currently prescribed by the Land Transport Authority (LTA).
Car parks shall be provided in accordance with the standards laid down in The Parking Places
(Provision of Parking Places and Parking Spaces) Rules and LTA's guidelines.
38 The minimum parking requirement for residential development (except for public housing) is
one parking lot per unit.
39 For residential strata titled units, a maximum of 2 private car parking lots are allowed to be
provided within each unit, i.e. excluding open surface car parks. These private car parking lots must
be physically integrated/contiguous to the respective residential strata lots and capable of being
formed into single strata lots. These private car parking lots will be excluded from GFA computation
and no subsequent conversion of these car parking lots to other uses will be allowed.
40 Unless explicitly approved as private car parks in the approved plans, all car parks are to be
treated as common property.
(b) it should be suitably located within the proposed development and be conveniently
accessible to the public;
(c) it should not be fragmented. In each development, it should preferably be single plot
and of regular shape. It should not be separated by road, drain or other reserves;
(d) the terrain of the open space plot should generally be flat. It should not be low lying
nor subject to flooding; and
(e) the open space plot is to be vested in the State before the issue of CSC. It should be
free from encumbrances at the subdivision stage.
42 Where a landed housing proposal abuts an expressway or major arterial roads, part of the
open space provision can be allowed to fall within the buffer zone subject to the following
conditions:
(a) the depth of the open space plot is 3m (minimum); and
48
*EARTHWORKS
Extensive earthworks to a site is not desirable as it may drastically change the existing terrain of the
site, and alter the natural typography of the area. The earthcut or earthfill may also result in the
building of retaining walls that tend to mar the streetscape and adversely impact on the surrounding
areas. Hence, generally, earthworks (be it earthcut or earthfill) on any development site should be
minimised.
OBJECTIVE
The objective of the earthworks guidelines is to ensure that the proposed earthworks respect the
existing terrain of the site as much as possible in relation to the surrounding areas.
EARTHWORKS GUIDELINES
a) When the proposed earthworks is to match the existing platform levels of the neighbouring
sites.
b) When the sites are on undulating or sloping terrain, with large differences in platform levels
within the site, or between the site and the road so as to create a workable platform level.
c) When the earthcut is necessary to build a fully submerged basement to abut the site
boundaries.
[Note: For (a) and (b) above, the extent of earthworks allowed will be subject to evaluation on a case
by case basis. For (c), the area within the setback distances shall be reinstated to the original platform
level upon the completion of the basement.]
For landed housing areas, the existing platform level of the entire development site should not to be
raised up to the MPL so as not to create new high boundary or retaining walls. Any proposed earth-
fill within the setback area to mitigate level differences within the site will be individually assessed
based on the site context and impact on the surrounding developments. If earthworks are proposed,
they should generally not exceed one metre.
49
Figure 6a: Buildable Area and Setback Area
50
Figure 6b: 5-storey flat development in GPR 1.4 area
Note:
Although the earthfill within the buildable area is more than 1m, the earthfilled area is not counted as a storey as the overall building
height measured from the allowable platform level does not exceed 19.4m.
RETAINING WALLS
43 High retaining walls are unsightly and they mar the landscape. They should be avoided
wherever possible, particularly for small in-fill plots. If they must be built and can be allowed, they
shall observe the following requirements - see figure 6c:
(a) the height shall be less than 1.0m for landed housing;
(b) the height shall be less than 1.5m for non-landed housing developments which are
usually on large sites;
(c) retaining walls higher than 1.0m/1.5m may be considered along the rear and side
boundaries of the site if alternative measures like terracing are found not practical
because of site constraints and the need for extensive excavation;
(d) the total visible height of the solid boundary-cum-retaining wall shall not exceed 2.8m,
of which the solid boundary wall shall not exceed 1.8m.
NOTE:
1 except along boundaries that abut foreshore, a road and a waterbody with drainage reserve equal or more than 17.5m wide
51
Figure 6c: Guidelines for Retaining Walls
BASEMENT
44 A basement is a sunken structure which does not protrude more than 1.0m above the ground
level on all sides. If the protrusion is more than 1.0m above the ground level, it is regarded as a storey.
If one side of the structure is fully exposed and the other three sides are generally submerged into
the ground, it will be regarded as a storey and not a basement for planning evaluation purposes. For
floor numbering purpose, it can be called a basement.
45 For landed housing areas where the Minimum Platform Level (MPL) is significantly higher than
the existing levels of adjacent sites or roads, and where the existing ground levels are to be retained,
any building structure / internal spaces that are proposed below the MPL will be treated as a basement
52
level for the purpose of storey height control, and will not be counted as an additional storey (see
Figure 6d).
Figure 6d: Height and Setback Controls for Landed Houses in Low-Lying Areas
The exposed basement protrusion not exceeding 2.5m high will not be counted as an additional storey
(see Figure 7a). The height of the exposed basement protrusion is to be measured to the existing
level of the natural terrain. No additional earth-fill or earth-cut to increase or reduce the height of the
exposed basement to 2.5m will be allowed.
For sites where the ground slopes upwards from the front to the rear of the building, the current control
of 1m (maximum) for the exposed basement protrusion still applies. This is to maintain compatible
building heights along the street. For such sites, earth cut for an access driveway at a lower level may
be allowed subject to a maximum width of 4m (see Figure 7a).
The exposed basement at the rear and the side of landed housing under the Envelope Control
guidelines are only allowed to protrude 1.5m above the existing ground level as the remaining 1m
protrusion has already been subsumed within the overall permissible envelope.
53
Figure 7a: Basement Protrusion for Landed Houses on Sloping Ground*
*Max 1.5m protrusion for landed housing under the Envelope Control guidelines
BASEMENT SETBACKS
47 The setbacks for basements, as illustrated in Figure 7b, are;
From Road Reserve Line
(a) Basement protruding above ground can be built right up to the green buffer/planting
strip.
(b) Submerged basement structure can be built up to the road reserve line provided the
portion underneath the green buffer/planting strip is submerged at least 2m or more
below the ground level.
54
From Side or Rear Boundary
(a) Basement may be built up to the site lot boundary provided there are no technical
requirements (e.g. sewerage, drainage) to be complied with and the basement does
not cause any adverse impact to the adjoining property. In other words, if a site is
higher than the neighbour’s land, the basement on the higher site may be required to
be setback from the lot boundary. The side of a basement wall abutting any site
boundary must not have any openings into the adjoining site
(b) For Good Class Bungalow area, the side and rear setback shall remain at 2m.
48 For landed housing areas where the MPL is significantly higher than the existing levels of
adjacent sites or roads, and where the existing ground levels are to be retained, any building
structures / internal spaces below the MPL that are above the existing ground levels will need to
55
comply fully with the requisite main building road buffer and setback requirements for landed housing,
and will not be allowed to be built up to the site lot boundary (see Figure 6d).
BASEMENT OPENINGS
49 Basement protruding up to 1.0 m with vertical openings on the side walls can be allowed for
all types of development. However, to allow greater flexibility to incorporate natural ventilation to
basements in the building designs, higher vertical openings and horizontal openings within the
setback distance can be allowed for the types of developments as indicated below:
Types of developments Vertical openings * Horizontal openings
Non-residential Allowed Allowed
Flats & Condominium Allowed Allowed
Strata Landed Not Allowed Allowed
NOTE:
* The guidelines for higher vertical openings to basements are not applicable to all types of developments within the designated landed
housing areas. This is to safeguard the streetscape and amenity of these landed housing areas
(b) The extent of the slope within the green buffer or planting strip shall comply with
NPark’s gradient control of 1:2.5.
(c) Vertical cutting of the earth resulting in a trench around the basement is not allowed.
56
51 There is no control on the extent of the vertical openings or the types of cover over the
vertical openings subject to the requirements of the other technical departments. However,
basement walls without any openings shall comply with the maximum basement protrusion of 1.0 m.
53 There is no control on the type and form of screening which can be trellis or other forms of
construction. As a reference of what constitutes effective screening, the details in Figure 7e can serve
as a guide.
57
Figure 7e: Screening Details
ANCILLARY STRUCTURES
54 Swimming pool, electric substation, water tank, air-conditioner condenser, etc. are to be
adequately set back as stated in accordance with Figure 8.
Other minor ancillary structures like other meter compartment, bin point and guardhouse are allowed
within the green buffer strip. They can either be designed to stand alone, or combined as one structure
to house a guardhouse, a bin point and a meter compartment. In either arrangement, the total width
of the structures must not exceed 3.0m or 25% of the available road frontage, whichever is greater.
See Figures 9, 10 & 11 for illustration.
The use of these ancillary structures must be restricted to the intended purpose.
For ancillary structures located within the green buffer, applicant can choose to either apply the
prescriptive guidelines or the objective-based guidelines if the structures proposed are not in the list.
For details of the objective-based guidelines, please see "Figure 17: Objective-based Guidelines on
Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in Part
1 General Considerations. (To be administered by NPARKS with effect from 1 August 2005. Please
refer to NPARKS’ Circular: https://www.nparks.gov.sg/~/media/nparks-real-content/partner-
us/developers-architects-and-engineers/development-plan-submission-
requirements/3circular190705.pdf?la=en)
For types of ancillary structures located within the physical buffer or building setback, the new
objective-based guidelines would apply. For details of the guidelines, please see "Figure 18:
58
Objective-based Guidelines on Minor Ancillary Structures within the Physical Buffer and The Building
Setback Area" in Part 1 General Considerations.
NOTES:
1 -Height of electric substation shall not exceed 6m (measured up to the springing line)
-Transformers open to the sky should be properly screen off to reduce any noise nuisance
2 Proposed water tank is allowed to abut the side and rear boundary walls of landed housing sites provided that the water tank height does
not exceed the boundary wall height of 1.8m (maximum). The proposed water pump (if any) is to be located minimum 2.0m from the
common boundaries to minimise noise nuisance
3 Sunken swimming pool in land titled housing developments need not set back from common boundaries and Category 5 road. However,
the owner is to take appropriate measures to prevent the splashing of water into the neighbouring property.
4 The setback control is the green buffer requirement based on the predominant use of the development.
5 Air-conditioner condensers and air-conditioning ledges is to be located minimum 2.0m from the common boundaries to minimise noise
and other nuisance to the neighbouring property. For good class bungalows, minimum 3m setback shall be provided from the common
boundaries.
Figure 9: Guidelines for Minor Ancillary Structures within the Green Buffer
59
Figure 10: Minor Ancillary Structures Allowed within the Green Buffer
60
roof, no structures or other uses are allowed on the roof top unless otherwise approved by the
planning authority. Tennis courts on flat roof must observe the setbacks stated in Figure 12.
56 To safeguard functionality and usability of access, rooftop gardens shall be provided with
covered, weather-protected staircase. Architect shall declare and highlight any uncovered spaces
within a building upon submission of the proposal for evaluation.
(b) The features shall comply with the setback guidelines from the common boundaries of
the development, i.e., l.0m for landed housing in non-GCBAs, 1.6m for landed housing within
GCBAs, and 2.0m for non-landed residential developments and non-residential
developments. (See Figure 5d for details on the setback requirements for these features for
residential developments)
(c) For all developments, roof eaves and sun-shading devices facing public roads shall be
allowed within the physical buffer but not within the green buffer. This is to allow sunlight and
rain to reach the plants grown in the green buffer.
(d) The owner of the development shall comply with the Written Permission condition to
take appropriate measures to prevent spillage of rainwater to the neighbouring sites arising
from the roof eaves and sun-shading devices.
For roof eaves and sun-shading devices wider than 2.0m, only the area within the 2.0m control
will not be computed as GFA while the area beyond the 2.0m control will be computed as
GFA. Likewise, a 2.0m-width from the roof eaves line will be excluded from site coverage
computation. For such cases, the QP is to indicate the site coverage line on the Calculations
Plans.
For roof eaves and sun-shading devices located at the 6th storey and above of all types of
developments, there is no control on their width if these comply with conditions (a) - (d) stated
above. The area below these features will not be computed as GFA and site coverage,
regardless of their width.
61
HEIGHT OF PARAPET WALL
58 There is no control on the height of parapet walls for high-rise developments. This is to
facilitate the screening off of unsightly rooftop services. Excessively high parapet walls will be
evaluated on a case by case basis.
59 For landed housing developments, the maximum allowable height for the parapet wall located
within minimum setback distance is 500mm.
WINDOWS
60 Windows are generally understood to mean raised openings that are at least 0.9m above the floor
slab. They are intended to provide ventilation and lighting, and not for access. Full height windows
and windows that are lower than 0.9m that can potentially be used as access points will need to be
highlighted in the submission plans for URA’s evaluation and approval.
DRAINAGE RESERVE
61 If a drainage reserve within a site has not been vested to the State, it can be included in the
calculation of the allowable gross floor area for the development.
62 So long as the drainage reserve is to be vested to the State, each plot has to be developed in
accordance with the allowable Master Plan landuse and intensity. The plot ratio of one plot cannot be
transferred to the other plot, which is separated by the drainage reserve and building setback is to be
measured from the drainage reserve. The width of the drainage reserve should not be part of the
required building setback.
62
GUIDELINES TO ENCOURAGE THE PROVISION OF BALCONIES IN RESIDENTIAL
DEVELOPMENTS
63 Balconies are important features of tropical architecture. Not only do they allow for natural
ventilation and lighting, they promote healthier living and facilitates more greenery in our high-rises.
64 Balconies are covered semi-outdoor spaces. The gross floor area (GFA) of balconies in
residential developments (flats and condominiums) can be computed over and above the Master Plan
(MP) allowable gross plot ratio (GPR), subject to a cap of 10% inclusive of planter boxes, if any.
However, this additional GPR can only be used for balcony GFA and will not form the future
development potential of the site upon redevelopment. The additional balcony GFA is subject to
payment of development charge or differential premium, where applicable.
65 To reward developers who make the extra effort to strive for higher buildability, from 1 Nov
2013, private non-landed residential developments (involving all new building projects with GFA of
2,000m2 or more) can apply for the balcony bonus GFA scheme up to the quantum and subject to
the conditions specified in the table below:
66 From 1 Nov 2014, the balcony bonus GFA scheme up will be subject to the quantum and
conditions specified in the table below.
Up to 10% additional GFA beyond the Master Plan GPR for balconies if:
It achieves at least 10 points above the minimum legislated buildable design
score;
Uses drywalls for all internal dry areas in the development; and
At least 65% of the bathrooms are PBUs.
67 The approval of the Balcony Bonus GFA under the revised scheme is subject to:
63
balconies to distinguish them from indoor spaces. It also reinforces the planning objective of giving
GFA incentive for balconies to facilitate planting and high-rise greenery. The guideline will allow more
flexibility in designing balconies where a variety of balcony forms can be considered in addition to the
usual rectilinear forms (see Figure 14b). Service balconies, which are commonly provided at the utility
areas for the purpose of drying clothes, would not qualify for the additional GFA.
69 Existing developments whose GPR have exceeded the Master Plan intensity would also
qualify for the additional balcony GFA, subject to a cap of 10% of the existing and approved GPR
inclusive of planter boxes, if any. However, this would not apply to existing developments whose
building form, height or use are not in accordance with the planning intention as indicated in the
Master Plan, Building Height Plan or Special and Detailed Control Plan. For instance, an hotel or flat
development within a designated landed housing area or good class bungalow area would not qualify
for the 10% additional GFA.
64
Figure 14b: Balcony Forms that can be considered as long as they meet the min 40%
perimeter opening control
70 Balconies are intended to be semi-outdoor spaces. Therefore, balconies are not allowed to
be enclosed with walls or glass panels into rooms. However, balcony screens to provide shade can
be allowed, provided that they comply with the following performance criteria:
a) The proposed balcony screens are porous enough to allow for natural ventilation within
the balcony at all times even when the screens are fully drawn closed; and
b) The proposed balcony screen is capable of being drawn open or retracted fully. Figure
14c shows some possible designs of balcony screens that can be considered. Figure
14d shows a balcony screen that is not allowed.
Safety grilles are independent from balcony screens and are precluded from complying with the above
performance criteria for balcony screens.
71 Balcony screens are to be designed upfront and approved as part of the development application
process for all new residential developments with proposed balconies (including the residential
component of mixed-use developments). Developers can propose a single screen design or a few
designs for the end-users to choose from.
72 While the screen designs are to be submitted upfront, the developer has the option to choose
whether to install the screens upfront or not. For cases where the screens are not installed upfront by
the developer, the approved balcony screen design will be used by the management corporation (MC)
to guide subsequent installation by individual strata unit owners. Future replacement of the approved
screen design will be regulated and decided by the MC and need not be referred to URA for approval,
unless there are significant changes to the screen design.
73 The provision of balcony screen designs upfront not only facilitates the MC in guiding
subsequent installations by individual strata unit owners, it also ensures some level of consistency in
65
the appearance of the building façade. This will avoid inconsistent ad-hoc enclosures by individual
owners which could detract from the original building design and appearance.
74 When submitting development proposals with balconies, the qualified person (QP) is required
to demarcate the balcony area clearly on the Calculation Plan and declare the total balcony area that
exceeds the MP allowable GPR on the application form to take advantage of these guidelines. The
QP is also required to show the computation of perimeter opening for the proposed balconies and
ensure that they comply with the 40% (minimum) perimeter opening.
Example 1
Example 2
66
Example 3
Note:
The screen designs shown above are from overseas and are meant as examples only. Actual design proposals need not be limited to
those shown above as long the performance criteria are met.
67
WATERBODIES SUBMISSION AND DESIGN GUIDELINE
75 Development projects adjacent to major waterbodies like rivers, canals, reservoirs and water
frontages shall refer to Figure 15 below:
Figure 15: Guidelines for developments adjacent to the various types of waterbodies
SCREENING REQUIREMENT FOR DEVELOPMENTS WITHIN SPECIAL CONTROL AREAS
I Developments adjacent to rivers and canals of at least 17.5m wide drainage reserve
II Developments with rivers or canals of at least 17.5m wide drainage reserve cutting through the
site
III Developments with a frontage to the sea
IV Developments with or adjacent to reservoirs and stormwater collection ponds
V Developments adjacent to rivers or canals with drainage reserve less than 17.5m
76 Developments within the special control areas as shown shaded in Figures 16 & 17 are subject
to screening requirements. Upon submission, URA will advise if the particular development is required
to provide screening.
77 Figure 18 provides general guidelines on screening within the special control areas. Qualified
Persons (QPs) should consider the screening requirements in the early stage of their planning and
design to avoid abortive work subsequently.
68
Figure 17: Special Control Area
69
Visual Screening
Screening measures should be permanent fixtures that are difficult, if not impossible
to remove. There are no constraints on the type of screening measures that can be
used and some measures that have been approved include the following:
a blank wall
b external concrete/metal fins
c re-orientation of the building such that windows/openings/balconies do not
have direct view towards the protected area.
Roof screening
The parapet wall at the rooftop should be at least 3m high and access to the rooftop
from a public area should be secured by a lockable door/hatch. The door/hatch can
be electronically linked to an alarm system monitored by the building management,
if available.
Notes:
The following building regulations should be observed by the Qualified Person (QP) when
complying with any security screening:
a Claddings
b Natural Light and ventilation
c Energy Conservation Requirements
d General Building requirements (full-height glass wall or panel is to be designed to
withstand the lateral design loads in Table 4 of the Fourth Schedule)
e Prohibited Construction Material (Reflective Glass)
Details of the above regulations are available from BCA’s Building Control Regulations 2003.
OBJECTIVE-BASED GUIDELINES
78 A new objective-based guidelines have been introduced to give architects and developers
greater design flexibility to suit their needs and requirements.
79 There are three parts to the objective-based guidelines. They are the main intention, objectives
and performance criteria. All parts are to be used as a whole and are to be considered when designing
70
the development proposal. Whenever possible, the development proposal should satisfy the main
intention, objectives and performance criteria of the design element.
80 There should be several variations in the layout that are able to meet the objectives. The
complementary technical recommendations will provide a guide for such situations, particularly, as to
how the performance criteria can be addressed and how the evaluation of the proposal can be done.
(a) Main Intention
This set out the purpose of the design element
(b) Objective
This elaborates the main intention and indicates the desired outcome to be achieved
in completed developments
(b) Ancillary Structures within the Physical Buffer and Building Setback Area
The new objective-based guidelines safeguard the intentions of the physical buffer and
building. The new objective-based guideline replaces the current prescriptive
guidelines. The detail guidelines are shown in Figure 20.
71
Figure 19: Objective-based Guidelines on Minor Ancillary Structures within the Green
Buffer and 2m Planting Strip Along Common Boundaries
72
No Parameter Details
1 Main intention To better reflect the intention of the green buffer, peripheral tree
planting strips and yet provides design flexibility to allow for minor
ancillary structures.
Green Buffer
Both the public and the private sector have a role to play to help
achieve streetscape greenery in Singapore. While lush roadside, open
space tree planting and greenery are maintained by Nparks, the green
buffer within a private development creates the opportunity for the
private developers and residents to actively contribute. The guideline
serves to safeguard the area provision for tree planting purposes.
2m Planting Strip
The peripheral planting strips are to provide a quality green and
pleasant space between neighbouring developments, to be enjoyed
by both developments as well as contributing to the overall greenery
in Singapore. The guideline serves to safeguard the area provision for
tree planting purposes.
2 Objectives This elaborates the main intention and indicates the desired outcomes
to be achieved in completed developments.
3 Performance This provides a basis for judging whether the objectives have been
Criteria met. Each development must be considered against all criteria but
depending on particular circumstances, it may not necessary satisfy
all of them.
b) There shall be adequate space for trees to grow to their full spread
hence no structures should be close to the tree. There should also not
be any "tree under tree" situation1. The tree planting strips (green
buffer and the peripheral 2m planting strips) should preferably through
ground or with soil area large enough to accommodate the particular
rooting habits and they must be free from underground services.
73
No Parameter Details
4 Additional Notes Ancillary structures in general refer to minor structures erected to
& Clarifications support the main use of the site. Exceptions are minor structures that
are commercially operated such as Outdoor Refreshment Areas
(ORAs) and Automated Teller Machines (ATMs). These are not
classified as ancillary structures but considered independent minor
structures, and are subjected to the prevailing planning controls for
such structures.
74
5 Technical This provides on how the criteria, or certain aspects of them, might be
Recommendation addressed. It does not preclude other measures that could be
s proposed to meet the stated objectives.
Formulae:
No of small/medium trees = (length of boundary - width of
boundary) / 6
(Such trees generally grow up to 15m high)
Or
No. of small/medium trees = (nett length of boundary) / 6
A list of recommended species considered shade tree is shown
in Figure 19.2.
75
No Parameter Details
generally be proposed beyond the green buffer. If these are proposed
within the green buffer, the height of these minor operational structures
should not be more than 2.6m (to the roof springing line).
g) All slopes are shown on plan with standard symbols. The gradients
of all proposed slopes are shown.
The Landscape Plan will form part of an attached document with the
Written Permission.
Note:
Amendment approval is required if after the issuance of Written
Permission, there any any changes to
a) the proposed number of trees, and
b) the type of ancillary structures and its height and width.
76
Note
1 "tree under tree" situation refers to planting new trees within the shade of any existing tree.
Figure 19.1: Illustration (Site Plan View) Of Green Buffer, Tree-planting Strips and The
Required Tree Planting
77
Figure 19.2a: A List of Recommended Tree Species
78
Species Approximate Height Recommended
When Mature (m) Spacing (m)
MEDIUM SIZED TREES
Acacia mangium 12 8
Amherstia nomilis (Pride of Burma) 12 16
Arfeuillea arborescens (Hop Tree) 12 10
Bauhinia blakeana (Hong Kong Bauhinia) 8 12
Cananga odorata (Kenanga) 15 10
Cassia fistula (Golden Showers) 18 12
Cinnamomum iners (Wild Cinnamomum) 12 10
Citharexylum quadrangulare (Fiddle- 12 8
wood)
Cochlospermum religiosum (Buttercup 10 10
Tree)
Eucalyptus botryoides (Gum Tree) 15 12
Eucalyptus viminalis (Gum Tree) 15 8
Eugenia cumini (Jambolan) 15 12
Eugenia jambos (Rose Apple) 8 12
Eugenia polyantha (Buah Salam) 15 12
Gnetum gnemom (Meninjau) 15 8
Gustavia sp 5 8
Lagerstroemia speciosa (Rose of India) 12 12
Maniltoa browneoides (Handkerchief 15 12
Tree)
Melaleuca leucadendron (Gelam) 12 10
Melia indica (Nim Tree) 15 12
Mimusops elengi (Bunga Tanjong) 12 18
Plumeria spp (Frangipani) 8 10
Podocarpus rumphii 15 12
Pongamia pinnata (Mempari) 15 12
Podocarpus polystacyus (Sea Teak) 15 8
Saraca indica (Sorrowless Tree) 8 12
Saraca thaipingensis (Yellow Saraca) 12 12
Tamarindus indica (Tamarind Tree / 12 12
Asam)
Xanthostemom chrysanthus 12 12
Eugenia oleina 10 12
Eugenia spicata 12 12
Eugenia longifolia 12 12
SMALL TREES
Brassaia actinophylla (Australian Ivy 10 6
Palm)
Callistemon citrinus (Bottle Brush Tree) 6 8
Callistemon viminalis 8 8
Carallia brachiata 8 6
Cratoxylum formosum (Pink Mempat) 10 8
Crotoxylon cochinchinense 12 8
Erythrina glauca (Coral Tree) 8 10
Kopsia flavida (Penang Sloe) 8 8
79
Species Approximate Height Recommended
When Mature (m) Spacing (m)
Kopsia singaporensis 8 8
Melaleuca genistifolia cv Golden Gem 6 8
Figure 19.3: Illustration (Plan View) Of Green Buffer / Tree-planting Strip and the
Safeguarded Aeration Area
80
Figure 19.4: Illustration (Elevation View) Of Green Buffer / Tree-planting Strip and the
Safeguarded Aeration Area
Figure 19.5: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the
Required Tree Planting (Variation)
81
Figure 19.6: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the
Required Tree Planting
Figure 19.7: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the
Required Tree Planting
82
Figure 20: Objective-based Guidelines on Minor Ancillary Structure within the Physical
Buffer and the Building Setback Area
83
No Parameter Details
1 Main Intention To better reflect the intentions of the physical buffer, building setback
and yet to provide design flexibility to allow for minor ancillary
structures.
Physical Buffer
This is a component of the road buffer that aims to protect the
occupiers of the building from visual intrusion, noise and other
pollutants from the road, thereby directly enhancing the environmental
quality of the area in relation to streetscape, building size, and building
density. The road buffer serves to safeguard a physical separation
space between the building and the road, thus segregating the two
different main uses.
2 Objectives This elaborates the main intention and indicates the desired outcomes
to be achieved in completed developments.
c) To ensure that the size and the visual bulk of the ancillary structures
are acceptable within the development and to the surrounding built
environment.
84
3 Performance This provides a basis for judging whether the objectives have been
Criteria met. Each development must be considered against all criteria but
depending on particular circumstances, it may not necessary satisfy all
of them.
85
No Parameter Details
4 Additional Notes a) Due to religious sensitivity, the above performance criteria is not
& Clarifications applicable to religious icon or religious symbolic structures located in
planning zones other than Place of Worship. These structures would
be subject to planner's evaluation on a case-by-case basis.
5 Application of This new set of objective-based guidelines will replace the prescriptive
Guidelines guidelines.
86
Figure 20.1: Positive Examples of Various Types of Ancillary Structures
Fire hydrant
Metering
compartment
Fire engine
hardstanding
areas
Above ground
electrical boxes
87
Negative Examples of Various Types of Ancillary Structures that are NOT allowed
Silo
Mobile crane /
Gantry crane
Cooling tower
Hopper shed
Back to Main
88
3 LANDED HOUSING
LANDED HOUSING
1 Landed housing are low-rise/low density residential development. There are various landed
housing forms in Singapore. They are categorised according to the following:
(a) Land title
(i) detached house (bungalow);
(ii) semi-detached house;
(iii) terrace house I or II.
2 A detached house or bungalow is a free standing dwelling unit within a plot of land – see Figure
1. The plot can vary in size. For plots outside the good class bungalow areas (GCBA), they
should have a minimum plot size of not less than 400m² unless the existing lots are already
subdivided with a land area less than this. The bungalow plots in the GCBA should have a
minimum development size of 1400m². All bungalow plots are subject to a maximum site
coverage control of 35%, 40% or *45% depending on the plot size - See para 9.
89
Figure 1: Bungalow Guidelines (outside GCBA)*
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
90
SEMI-DETACHED HOUSES
(b) abutting the common boundary as a result of the adjoining unit being demolished or
redeveloped into other housing form.
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
91
Figure 2b: Back-to-Back Semi-detached House Guidelines*
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
92
TERRACE HOUSES I & II
4 A terrace house is a house on a lot which forms part of a row of at least 3 dwelling houses
abutting the common boundaries with party walls. The width of the terrace plot may vary but it should
not be less than 6m wide for the intermediate units and 8m for the corner units.
5 There are 2 types of terrace houses; namely, terrace house I & terrace house II. For terrace
house I, front setback from the road is based on buffer requirement (see Figure 3). For the terrace II,
the building wall and roof eaves are setback 2m (fixed) and 1m from the road reserve respectively. A
standard plot size and typical layout are shown in Figure 4.
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
93
Figure 4: Terrace House II Guidelines
Location
6 Terrace house II (TTII) must be sited within its own enclave or satisfy the following criteria:
94
Figure 4a: Examples of Enclaves of Existing Landed Housing Plots Where TTII guidelines
May Apply
8 The Envelope Control guidelines adopt a volumetric approach, which allows the design of
landed houses to be guided by the size and shape of the permissible building envelope, which will
serve as a three-dimensional limit for the landed house. This envelope is determined by a
combination of setbacks from the road and common plot boundaries, as well as the allowable height
that a house can be built up to. Figure 5 shows the Envelope Control for two and three-storey
landed houses. The overall allowable height is 12m and 15.5m respectively for two and three-storey
landed houses, with the topmost floor being 3.5m high. The set back from the front and rear building
facade is defined by the 45 degree line1[1].
1[1] This is subject to URA’s detailed assessment on a case-by-case basis to minimise disamenity to neighbouring properties.
95
Figure 5: Envelope Control for 2-Storey Landed house and 3-Storey Landed Houses
96
9 With the new Envelope Control guidelines, some of the current development control guidelines
on specific building features will no longer apply to landed housing under the Envelope Control
guidelines as these have already been incorporated within the overall permissible envelope. These
include guidelines on the attic profile, basement protrusion, and floor-to-floor height. All other relevant
and prevailing development control guidelines (e.g. on earthworks, car porch setback, roof eaves,
etc.) will continue to apply.
10 Landed housing under the Envelope Control guidelines should continue to adhere to the2-
storey or 3-storey height control applicable to the respective landed estates.
Site Coverage
11 Site coverage control is only applicable to detached house or bungalow development. The
intention is to safeguard the ambience and character of bungalow development. It also helps to ensure
that there are sufficient open areas around the compound of each bungalow which, together with
other similar units, contribute to the total environmental quality of a bungalow area.
13 The site coverage controls vary with the plot size as follows:
(a) Good Class Bungalows (1400m²): 35%
(b) Other Bungalows (>800m²): 40%
(c) Other Bungalows (<= 800m²): 40%
(d) Other Bungalows (<= 800m²) in 2-storey mixed landed and 2-storeysemi-detached
housing areas: 45%
Plot Size
14 The minimum plot dimensions and plot sizes for all types of landed (Iand title) housing
development are as follows:
HOUSINGFORM PLOTWIDTH(min) PLOTDEPTH(min) PLOTSIZE(min)
Good class bungalow 18.5m 30m 1400m²
Other bungalow 10m nil 400m²
Semi-detached house (including 8m nil 200m²
corner terrace I)
Back-to-back Semi-detached house 10m nil 200m²
Terrace house I (intermediate units) 6m nil 150m²
Terrace house II (corner units) 8m nil 80m²
Terrace house II (intermediate units) 6m nil 80m²
15 For good class bungalow development, variations in plot width, depth and size may be
considered if the proposal is an infill development on existing plots which are already subdivided with
land area less than 1400m2 each. Alternatively, the reduction should be less than 10% of the
minimum plot size of 1400m2 and be due to the surrender of land to the government for a public
purpose like road widening. In such situations, the original plot size for each plot before surrendering
must not be less than 1400m2, and the plot size deficiency is to be limited to one plot only.
97
Figure6: Development of Good Class Bungalow Plot
16b However, for new landed housing plot with plot width of more than 10m, its access point need
not be paired up with the adjacent unit provided it can provide the full continuous 6mplanting verge
within the plot width of the site (see Figure7b).
98
Access Point for Existing Landed Houses
16c For existing landed housing developments, the existing access arrangement can remain.
However, for accesses that are already in a paired arrangement today, it should not be separated in
future.
Setback Requirements
17a Other than the terrace house II and good class bungalows, other bungalows, semi-detached
houses and terrace houses share the same setback requirements. The main building setback for
99
landed houses hence varies depending on the types of landed (land title) housing. They are shown
in Figures 8a, 8b & 9.
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
100
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
17c However to prevent disamenity to other residents and undue obstruction to servicing/repair
works, all such rear extensions will have to comply with the following requirements:
(a) The height of the rear extension should not exceed that of the actual first storey.
(b) There should not be any structural encroachment into the back lanes.
(c) For houses abutting state owned back lanes, new door and window openings can be
allowed at the walls or boundary walls abutting the back lanes.
(d) For houses abutting privately owned back lanes, existing door or window openings can
remain, but they should not be enlarged or shifted. New openings or enlargement of
existing openings along privately owned back lane swill not be allowed unless the
applicant has prior written consent from the back lane owner.
(e) Any new openings, if allowed, should open inwards. A planning condition would be imposed
requiring the closure of the openings along the back lane in the event the back lane is
redeveloped.
The guidelines for 1st storey rear extensions to abut back lane are illustrated in Figure 8c.
101
Figure8c: Guidelines for first Storey Rear Extensions to Abut Back lane
Setback for Car porch, Terrace Area, Bay Window & Other Features
17d The setback distance for car-porch, terrace area, bay window and other features from the front,
rear and side lot boundary are in Figure 9. Where a car porch is provided within the 7.5mbuilding
setback line, the car porch shall be a single storey structure. The car porch roof can be used as an
open balcony or garden and it is to remain as an open-to-sky and unenclosed area. Only the following
minor works are allowed on the car porch roof:
(a) A maximum 1.0m high parapet wall around the perimeter of the car porch roof. The parapet
wall shall be constructed of material that accords visual porosity, e.g. tempered glass and
railing.
(b) A maximum 1m wide sun shading canopy, cantilevered from the building wall to provide
weather protection over the openings to the car porch roof
102
(d) For semi-detached and terrace houses only, where one side of the car porch abuts the
neighbour’s boundary, a 1.8m high light-weight screen wall shall be built along the
common boundary of the car porch roof to provide the neighbour with some privacy, unless
the adjoining neighbour agrees to do without the screen wall. Examples of light-weight
screen include angled louvers or slanted vertical panels.
Figure9: Setbacks of Car porch, Terrace Area, Bay Window & Others
TERRACEII NA 2m 2m
OTHERS2
1st/2ndstorey 7m5 2m 2m
3rdSTOREY 7m5 2.5m8 2.5m8
GCBA
1st/2ndstorey 7m5 2.5m 2.5m
Notes:
1 While the general planning guidelines (eg. building setback from boundaries, attic, site coverage, building heights, etc) are applicable for
most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may have on
the nearby developments after considering the specific site context and conditions.
3 A bay window is a cantilevered window, and can be allowed within the front setback and3 rdstorey rear and side setbacks (max 500mm
protrusion into the setback distance) if it is raised at least 500mm above the floor slab. The setback is measured from the boundary to the
external wall/glass for the baywindow.See para 14b below.
4 Applicable for sites fronting category3 to 5 road.Car porch fronting a category 2 road would be allowed to encroach into the physical buffer
but its length should not exceed the standard provision for a car park(5m).
103
5 Applicable for sites fronting category3 to 5 road.
6 For site which slopes upward from the road level, ‘basement garage’ if permitted, is to comply with the setback requirement similar to that
of a car porch.
Applicable only for a car porch with max.width of3.0m (column to column) facing the road. Additional covered car-porches beyond the 3.0m
width are to be set back in accordance with setback requirements for Terrace Area (e.g. 5.1m for front and 3.0m for side/rear are required
for additional car porches proposed for GCBA).
7 The horizontal sun-shading devices refer to light weight cantilevered screens for sun-shading purposes without vertical supports, which
do not significantly increase the building bulk.
8 Landed housing under the Envelope Control guidelines will be subject to 2m setback control.
9 The required setback distance for the accessible area on the car porch roof/terrace area when used as open balcony/garden shall follow
the requisite setback of the main building.
Height of Common Boundary Wall Abutting Car porch / Patio Area for Semi-detached Houses
18a The height of the common boundary wall abutting the car porch / patio area of semi-detached
houses can be allowed up to the 1st storey ceiling height. This may also be considered for
intermediate terrace houses provided if site context allows for it (e.g. where the car porches are paired
and aligned).
Bay Windows
18b A bay window is a cantilevered window, and can be allowed within the front setback and3rd
storey rear and side setbacks (max 500mm protrusion into the setback distance) if it is raised at least
500mm above the floor slab. Please refer to examples (a) and (b) in Figure10.
104
Figure11: Terrace Houses I (Rear Garden)*
*Landed housing under the Envelope Control guidelines will be subject to 2m side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
21 “Rear garden” housing must be sited within its own enclave or satisfy certain locational criteria
within existing or new estates as follows:
(a) within existing estates: houses with the proposed rear garden should form their own
enclave to segregate them from the rest of the estate with their own access road. The
access road normally takes the form of a cul-de-sac.
105
(b) within new estates: rear garden landed housing can be allowed within designated are as
specially planned or set aside for such housing layout.
22 Since the introduction of the “Rear garden” landed housing guidelines in19 Apr 1996, a total of
eight estates were safeguarded for “Rear garden” landed housing. They are Hong Leong Garden,
Clement Green Estate, Changi Heights, Lasia Avenue, Peach Garden, The Inglewood, Ford Avenue
and Yuk Tong Avenue.
(b) Bungalow areas; (only detached houses [bungalows] and strata detached houses [strata
bungalows] are allowed)
(c) Semi-detached housing areas; (detached houses [bungalows], strata detached houses
[strata bungalows], strata semi-detached houses and mixed strata detached/semi-
detached housing are also allowed) and
(d) Mixed landed housing areas (all landed and strata landed housing types are allowed
except for terrace house II which is subject to evaluation).
106
25 The housing form which can be allowed in these areas are indicated in Figure 13. The other
residential areas are for mixed housing like flats, condominiums and any form of landed properties.
NOTES:
*Subject to evaluation
**Include condominium
107
GOOD CLASS BUNGALOW AREAS (GCBA)
26 There are 39 GCBAs comprising prime residential land safeguarded for good class bungalows –
see Figure 14. These bungalows have a minimum plot size of 1400m², site coverage control of 35%
and their own setback requirements which are different from other smaller bungalow developments.
NOTE:
# refer to Figure 14.1
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Figure14.1: Bungalow Areas
(b) the deficient plot (i.e.<1400m²), if any, is not less than 1000m²;
(c) the total of the deficient plot size and the plot size of the conserved bungalow must not be
less than 2800m² (after setting aside for road widening/DR etc);
(d) the deficient plot must be contiguous with the conserved bungalow plot; and
(e) the proposed new bungalows and the conserved bungalows shall comply with the requisite
site coverage and setback requirements.
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29 Figure 15 illustrates a subdivision involving a deficient plot. Figure 16shows the situation of 1
conserved bungalow on a plot >1400m² with 2 proposed deficient plots which cannot be allowed
because only one residue plot with deficient plot size is allowed for each conserved bungalow.
110
Figure16: Subdivision of Conserved Bungalow Lots in GCBA (not allowable situation)
111
of being redeveloped into a new bungalow (minimum plot size 400m2, width 10m) or a
new pair of semi-detached units (minimum plot size 400m2, width 16m). On
redevelopment of one of the semi-detached houses, the remaining semi-detached house
can be retained or be redeveloped into a bungalow provided the plot size is large enough
and the plot width is not less than 10m. -see Figure17.1.
(b) From Terrace House to Bungalow or Semi-detached House
A corner terrace house plot can be redeveloped into a detached or a new pair of semi-
detached houses if it can comply with the minimum plot width and size, and provided the
adjoining terrace plot has 8m plot width and 200m2 plot size. For intermediate terrace
houses built in the past with wide frontage and large plot size, any unit in a row of these
houses can be redeveloped to other landed housing forms if the plot size and width are
sufficient to allow the change, and provided the adjacent affected unit (from which it is
detached) has a minimum plot size of 200m² and width of 8m (i.e. capable of being rebuilt
into a corner unit in future). For example, the 2ndunit in a row can detach itself from the
3rd unit and pair up with the last unit to form a pair of semi-detached houses or it can
detach from the corner house and itself becomes a corner terrace house - see Figure 17.2
&17.3.
(c) From Semi-detached to Terrace Houses
In areas not designated for bungalows or semi-detached, joint redevelopment of a pair of
semi-detached houses into terrace houses is allowed if it can comply with the minimum
plot width and size for terrace houses. The redevelopment of a semi-detached house into
terrace houses abutting an existing semi-detached house is not allowed so as not to
downgrade the remaining semi-detached unit to a corner terrace house and limit its
redevelopment potential - see Figure17.4.
32 For all redevelopments which leave an existing party wall bare and exposed, the person
undertaking the redevelopment must do the following:
(a) plaster and paint the exposed blank wall and neaten any exposed roof of the remaining
semi-detached house or terrace house as soon as the existing building(s) on the subject
site is demolished;
(b) allow the adjacent owner access to the site to maintain or repair the roof and the exposed
blank wall of the remaining semi-detached house or terrace house;
(c) submit to the Building and Construction Authority, an engineer’s certification of the
structural stability of the remaining unit.
33 While the detachment of a building from an existing party is allowed under the conditions stated
above, the creation of a new blank party wall at the common boundary fora new house is not
allowed (unless it is in accordance with an approved street block plan). See Figure 17.5
34 After the adjoining semi-detached house is redeveloped into other allowable housing forms, the
previously approved remaining semi-detached unit can remain as approved. However, taking into the
consideration the allowable redevelopment of a unit of a pair of semi-detached house into other
housing forms, a semi-detached house is thus defined as:
(a) a dwelling house partially attached on one side to any number of other units. This includes
semi-detached bungalow houses and semi-detached terrace houses (also known as
corner terrace) or
(b) a dwelling house abutting the common boundary as a result of the adjoining unit being
demolished or redeveloped into other housing forms.
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Figure 17.1: Redevelopment of Existing Semi-detached House to Bungalow or Semi-
detached House*
NOTES:
*These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or proposed
landed housing in non-safeguarded landed housing areas, please refer to the guidelines on ‘Site Area’ under Flat and Condominium
Developments.
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NOTES:
These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or proposed
landed housing in non-safeguarded landed housing areas, please refer to the guidelines on ‘Site Area’ under Flat and Condominium
Developments.
NOTES:
These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or proposed
landed housing in non-safeguarded landed housing areas, please refer to the guidelines on ‘Site Area’ under Flat and Condominium
Developments.
114
NOTES:
These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or proposed
landed housing in non-safeguarded landed housing areas, please refer to the guidelines on ‘Site Area’ under Flat and Condominium
Developments.
115
36 Figure 17.6 provides examples of irregular-shaped plots to illustrate the criteria above.
Figure 17.6: Examples of Irregular-shaped Plots Where Marginal Deficiency in Plot Width Can
Be Allowed
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LANDED HOUSINGON ODD-SHAPED PLOTS
37 The front setback requirement for corner terrace, semi-detached and detached houses on
existing odd-shaped plots (e.g. triangular or elongated with long road frontage and shallow depth) are
more relaxed than regular plots. This is because the buildable footprint of such plots with long road
frontage will be severely constrained if the standard 7.5m buffer requirement from the road is applied.
The standard front setback of 7.5m will apply for a width of 8m, measured from the common boundary
line with the adjoining neighbour. Beyond the 8m width, a reduced front setback of 2m is allowed.
Refer to Figure 18.1 for illustration. All other controls such as the setback of car porch follow the
guidelines for landed housing. This relaxed setback does not apply to proposals where the odd-
shaped plot is created out of further subdivision of land for 2 or more units (refer to Figure 18.2a).The
criteria to qualify for the more relaxed front setback for such plots are:
(a) constrained site where the resultant building footprint cannot achieve a meaningful layout
after complying with the standard 7.5m road buffer requirement;
(b) the odd-shaped configuration is an existing plot configuration and not created by
subdividing regular or less regular-shaped plots (refer to Figure 18.2b);
(c) the odd-shaped site fronts a minor road (i.e. category 4 or 5);
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Figure 18.1: Setback Requirement for Odd-Shaped Landed Housing*
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
118
Figure 18.2a: Example of sites that cannot qualify for the reduced front setback
119
Figure 18.2b: Example of Sites That Cannot Qualify For the Reduced Front Setback
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DEFINITION OF“ADDITIONS&ALTERATIONS’’ VERSUS “RECONSTRUCTION’’ OF LANDED
DWELLINGHOUSES
38 To qualify as an “Additions & Alterations’’ to a landed dwelling house, the following criteria must
be complied with:
(a) the proposed additional gross floor area does not exceed 50% of the approved gross floor
area;
(b) the external walls that are to be removed and replaced with new walls do not exceed 50%
of the approved external walls;
(c) structurally changes to the existing landed dwelling house such as replacing or
constructing new columns/beams and reconstructing existing floor slabs do not exceed
50% of the existing;
(d) changes/replacement of entire roof, regardless of increase in height as long as it does not
involve an additional storey;
(e) addition of an attic provided the increase in GFA is less than50%;
Proposals that do not comply with any of the above criteria are considered as “Reconstruction’’. The
following works are deemed as reconstruction regardless of whether the works exceed 50% of the
existing building:
(a) Increase in storey height–Changes/replacement of any part of the roof when it involves
an additional storey
(b) Change in housing form– Works which result in a change to the landed dwelling house
form, for example, from semi-detached house to detached house.
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4 STRATA LANDED HOUSING
2 A strata landed housing development with communal facilities can comprise one of the three
basic types:
(a) Strata detached houses (bungalows)
(b) Strata semi-detached houses
(c) Strata terrace houses (to comprise at least three strata terrace units)
3 Mixed strata landed developments comprising any combinations of the three basic types can
be allowed, subject to compliance with the location criteria (see Figure 1).
4 Each strata unit within the strata landed housing development is to have a minimum building
footprint with ground contact of 50 m2. The upper storeys and basement of each strata unit are not to
be subdivided into separate strata units.
5 The strata title arrangement is used to define the extent of private and communal areas within
the strata landed housing development. Areas classified as Communal Open Space are not to be
included in the boundary of the individual strata units.
7 The Envelope Control guidelines adopt a volumetric approach, which allows the design of
landed houses to be guided by the size and shape of the permissible building envelope, which will
serve as a three-dimensional limit for the landed house. This envelope is determined by a combination
of setbacks from the road and common plot boundaries, as well as the allowable height that a house
can be built up to. Figure 1 shows the Envelope Control for two and three-storey landed houses. The
overall allowable height is 12m and 15.5m respectively for two and three-storey landed houses, with
the topmost floor being 3.5m high. The set back from the front and rear building facade is defined by
the 45 degree line1[1].
This is subject to URA’s detailed assessment on a case-by-case basis to minimise disamenity to neighbouring
1[1]
properties.
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Figure 1: Envelope Control for 2 Storey & 3 Storey Strata Landed Houses
8 With the new Envelope Control guidelines, some of the current development control guidelines
on specific building features will no longer apply to landed housing under the Envelope Control
guidelines as these have already been incorporated within the overall permissible envelope. These
include guidelines on the attic profile, basement protrusion, and floor-to-floor height. All other relevant
and prevailing development control guidelines (e.g. on earthworks, car porch setback, roof eaves,
etc.) will continue to apply.
9 Landed housing under the Envelope Control guidelines should continue to adhere to the 2-
storey or 3-storey height control applicable to the respective landed estates.
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LOCATION CRITERIA
10 The location criteria for the various strata landed housing development are in Figure2.
PARAMETERS
11 The parameters for strata landed housing developments are:
(a) Site Area
There is no minimum control on the site area as long as the other requirements listed below
are met.
(b) Site Coverage
Site coverage is a measurement of the footprint of all buildings expressed as a percentage of
the nett site area. It is an indication of how much the site has been built on. The maximum site
coverage allowed for strata landed housing developments located outside GCBAs is 40%.
The maximum control for such developments located in GCBAs is 35%.
(c) Communal Open Space Requirement with Minimum On-Ground Greenery Control
A minimum 45% of the nett site area1 of the strata landed housing development is to be set
aside for the provision of Communal Open Space (COS). Of the 45%, at least 25% must be
set aside for on-ground greenery. Areas classified as COS are not to be included in the
boundary of the individual strata plots.
NOTE:
1 The nett site area excludes land to be set aside for road widening & drainage reserve.
The 2m planting strips and green buffers which form part of the minimum 45% COS provision,
should not contain any Private Enclosed Spaces (PES). This is because PES being privately
owned cannot form part of the communal greenery. Greenery within the 2m planting strips and
green buffers can be better achieved if they are maintained by the Management Corporations
as communal spaces.
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(e) Buffer Requirements
All developments fronting a road in Singapore must observe a certain green buffer distance
and building setback distance from the road. The buffer requirement depends on the hierarchy
of the road, type of the development and the building height. For strata landed developments,
the buffer varies from 7.5m to 24m wide. See Figure 2 for details. The green buffer ranges
from 3.0m for minor road to 5.0m from expressway.
A new objective-based guideline has been introduced to allow greater design flexibility and to
safeguard the intentions of the buffer requirements.
Although the green buffer is meant for tree planting and turfing only, some minor ancillary
structures are allowed for functional reasons. Applicant can choose to either apply the
prescriptive guidelines or the objective-based guidelines if the structures proposed are not in
the list. For details of the objective-based guidelines, please see "Figure 19: Objective-based
Guidelines on Ancillary Structures within the Green Buffer and 2m Planting Strip Along
Common Boundaries" in Part 2 General Considerations. (To be administered by NPARKS
with effect from 1 August 2005. Please refer to NPARKS’ Circular:
https://www.nparks.gov.sg/~/media/nparks-real-content/partner-us/developers-architects-
and-engineers/development-plan-submission-requirements/3circular190705.pdf?la=en)
For the type of ancillary structures located within the physical buffer or building setback, the
new objective-based guidelines replace the prescriptive guidelines. Such ancillary structures
can be allowed as long as the objectives and performance criteria are met. For details,
please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the
Physical Buffer and The Building Setback Area" in Part 2 General Considerations.
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(g) Spacing between Strata Units
Owners/developers and QPs are free to decide the suitable front, side and rear spacings
between strata units within the development site.
(ii) The revised setbacks would enable developments to achieve their development
potential while ensuring that the amenity of the GCBA would not be compromised.
Figure 4: Setback of Strata Landed Housing from Good Class Bungalow Areas
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
The formulae which determine the maximum number of allowable units in the various types of
strata landed housing developments is in Figure 5.
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Figure 5: Formulae which determine the maximum number of allowable units in strata
landed housing developments1
NOTE:
1 Notwithstanding these guidelines, should a strata landed housing development be proposed in an area with localised problems (e.g.
severe infrastructural capacity issues), URA may impose tighter requirements including restricting the number of allowable units further in
consultation with other agencies.
2 The number of units will be rounded down to the nearest round figure.
3 The typical footprint of the various conventional landed housing forms is 100 m 2 for terrace and semi-detached housing, 200 m2 for
detached housing, and 500 m2 for Good Class Bungalows.
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(q) Private Enclosed Space (PES)
There is no control on the material for the enclosure or fencing that defines the extent of the
PES. However, the PES enclosure or fencing must not exceed 1m in height to ensure that
PES retains an open and outdoor character. The design of the PES should effectively protect
the PES from falling objects and litter from other units within the development. The PES which
forms part of the strata title cannot be located within the 45% COS, 2m planting strips and
green buffers.
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128
5 FLATS
FLATS DEVELOPMENT
1 Flats or apartments in Singapore are non-landed housing developments. Each unit is for
residential purpose only. It has its own separate access usually taken from a common property area.
The units can either be strata titled or be on lease title. They form the bulk of medium to high density
housing in Singapore.
2 The building height of flats varies from 4 storeys to 30 storeys or even higher. Depending on
the available land area, the site could contain one or more apartment blocks. In either case, it is
usually intensively developed with minimum communal open space under the common ownership of
the residents.
3 Strata subdivision is allowed for the residential units. Flats development will not be accorded
condominium status as they do not satisfy condominium criteria.
LOCATION
4 Flats are allowed in mixed housing areas zoned residential in the Master Plan or Development
Guide Plan. They are not allowed in areas designated for bungalow, semi-detached and mixed landed
housing.
PARAMETERS
(i) The minimum site area for a flat development is 1,000sqm. This is to ensure
that there is more openness and sufficient space for the provision of meaningful
landscaping and communal facilities within the development.
(iii) However, if the breakaway proposal is for landed housing development within
a non-safeguarded landed housing area, the breakaway proposal must comply
with the plot size requirement of the relevant landed housing form. See Figure
1 for illustrations.
(iv) The actual parcellation and configuration of the redevelopment proposals will
continue to be left to private negotiation between the land owners concerned
as long as the guidelines on minimum plot size in paragraphs (i) and (ii) and
other prevailing development control guidelines are met.
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developments that are located within areas affected by streetblock plans or the
Geylang Urban Design Guidelines will be subject to their respective
requirements, e.g. in their streetblock plan or urban design guidelines.
(vi) While the minimum plot size requirements apply for most cases, URA will
consider waiving the minimum plot size control of the left-behind plot under the
following situations:
a) The owner of the left-behind plot does not wish to participate in the en-
bloc development despite being informed of the limited development
potential of his land if it is left out of the redevelopment; and
b) An agreement cannot be reached between the owner of the left-behind
plot and the other owners after extensive discussion. In such cases, the
applicant should show clear documentary evidence of any prior
negotiation with the owner of the left-behind plot.
(vii) In allowing the waiver for flat developments, the redevelopment proposal is to
adhere to the following guidelines where the left-behind plot is less than 400m2
in plot size or 10m in plot width, or subject to other development constraints
(e.g. buffer requirements) such that it is not capable of independent
redevelopment:
(viii) Where a waiver of the minimum plot size of the left-behind plot is granted and
the size of the left-behind plot is not less than 400m2 and is capable of
independent redevelopment, normal setback requirements apply for the
proposed breakaway flat development.
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Figure 1: Redevelopment of Existing Landed Houses to Flats and Other Landed Housing
Forms within Non-Safeguarded Landed Housing Area
To preserve Singapore’s image as a garden city, a 2m-wide (minimum) green planting strip
is to be provided along all sides of the development site boundary except where it fronts a
public road; in which case, the relevant green buffer requirement shall be provided. The
planting strip for tree planting purpose should be continuous (except where an access road
is required), and shall be free of encroachment from structures such as boundary wall/
retaining wall, drains and vent pipes.
Where planting strips are to be provided, these should be clearly annotated as tree planting
strip in all submission plans to Development Control.
131
The 2m planting strips and green buffers which form part of the communal greenery provision
within the development, should not contain any Private Enclosed Spaces (PES). Greenery
within the 2m planting strips and green buffers can be better achieved if they are maintained
by the Management Corporations as communal spaces.
All developments fronting a road in Singapore must observe a certain green buffer distance
and building setback distance from the road. The buffer requirement depends on the
hierarchy of the road, type of the development and the building height. For residential
developments, the buffer varies from 7.5m to 30m wide. See Figure 2 for details. The green
buffer ranges from 3.0m for minor road to 5.0m from expressway fronting the road.
A new objective-based guideline has been introduced to allow greater design flexibility and
to safeguard the intentions of the buffer requirements.
Although the green buffer is meant for the tree planting and turfing only, some minor
ancillary structures are allowed for functional reasons. Applicant can choose to either apply
the prescriptive guidelines or the objective-based guidelines if the structures proposed are
not in the list. For details of the objective-based guidelines, please see "Figure 19:
Objective-based Guidelines on Ancillary Structures within the Green Buffer and 2m Planting
Strip Along Common Boundaries" in Part 2 General Considerations. (To be administered by
NPARKS with effect from 1 August 2005. Please refer to NPARKS’ Circular:
https://www.nparks.gov.sg/~/media/nparks-real-content/partner-us/developers-architects-
and-engineers/development-plan-submission-requirements/3circular190705.pdf?la=en)
For the types of ancillary structures located within the physical buffer or building setback,
the new objective-based guidelines replace the prescriptive guidelines. Such ancillary
structures can be allowed as long as the objectives and performance criteria are met. For
details, please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures
within the Physical Buffer and The Building Setback Area" in Part 2 General
Considerations.
132
Figure 2: Buffer requirements for Residential Developments
Flats and condominiums share a common standard for setback from the road
(see Figure 3). Where a development site fronts two or more roads (e.g. corner
site, sandwich site. See Figure 4 for a few possible configurations), the setback
from the road will be applied to all boundaries fronting the road. Where the
buffer requirement is more than the revised requisite setback from the road, the
buffer will apply.
The setback requirements from the common boundaries for flats are in Figure
3.
The taller the block, the greater the requisite setback. For flats beyond 36
storeys, the setback requirement is capped at the same setback as for a 36-
storey residential building.
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Figure 3: Revised Setback Standards for Flats and condominiums
NOTE:
A bay window is a cantilevered window and can be allowed within the setback distance (max 500mm protrusion into the setback distance)
if it is raised at least 500mm above the floor slab.
134
Figure 4: Examples of Development Sites Fronting 2 or More Roads
(g) Maximum number of Dwelling Units (DUs) for flat and condominium developments
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
135
(ii). The cap will also apply be applicable to the residential component of mixed-use
developments (e.g. Residential with 1st Sty Commercial or Commercial & Residential
developments) within these GPR 1.4 and other low-density residential estates.
(iii). For all flat and condominium developments outside the Central Area, excluding the
residential estates shown in Maps 2-5, the maximum number of allowable Dwelling
Units (DUs) per residential development will be determined based on the following
formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
(iv). For all flat and condominium developments in the Telok Kurau, Kovan, Joo Chiat and
Jalan Eunos estates (see Maps 2-5), a more stringent DU guide based on the road
capacity of the estate will be used. The maximum number of allowable DUs for flat and
condominium developments within these estates will be determined based on the
following formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
136
Map 1: Central Area Map
137
Map 2: Telok Kurau Residential Estate
138
Map 3: Kovan Residential Estate
139
Map 4: Joo Chiat Residential Estate
140
Map 5: Jalan Eunos Residential Estate
Landscape decks can be now be allowed within residential flat and condominium developments,
subject to compliance with locational criteria. Landscape decks are essentially raised platform,
partially covered with earthfill, to give an impression of a sunken basement. Uses such as car parks
can be tucked beneath it.
Landscape decks allow for additional communal greenery and facilities, thus enhancing the identity
of the development. Being an alternative building form, it is an option for developers to consider, as
opposed to building fully submerged basement car parks or multi-storey car parks.
As the landscape decks are not meant to replace the current mandatory greenery provision of the 2m
planting strips and green buffers, the deck structures are not to encroach onto these areas. For details
of the landscape deck guidelines, please see “Figure 21: Guidelines for Landscape Deck in
Residential Flat & Condominium Developments” in Part 1 General Considerations.
141
(i) Spacing Between Buildings
Currently, there is no specific guideline on building spacing. However, SIA, REDAS, SIP and URA
have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4
March 2010. You are advised to refer to this guide and adopt the good practices highlighted in it.
For a building of a certain storey height, the requisite setback is the same, regardless of whether the
facade has a bedroom facing, a living room facing or a blank wall (see example in Figure 5).
Flat developments are at least 4 storeys high. In certain areas, however, higher storeys are allowed
if there are no urban design and/or technical constraints or special requirements affecting the site.
The allowable building heights are indicated in the Development Guide Plans.
The floor-to-floor height control for flats and condominium developments is as follows:
STOREY GPR 1.4 SITES GPR 1.6 AND ABOVE SITES
1ST STOREY 5.0m 5.0m
TOP STOREY 3.6m 5.0m
ALL OTHER STOREY 3.6m 3.6m
SKY TERRACE STOREY 3.6m 5.0m
NOTE:
A sky terrace floor is a storey where the terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only such sky terrace
floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply.
142
Variation to the floor-to-floor height of each storey can be allowed, subject to the overall absolute
height being maintained (see Figure 6a for illustration). If allowed, the overall building height (in
metres) must comply with the control in relation to the proposed number of storeys.
If any floor is used as a sky terrace floor, a floor-to-floor height of 5.0m is allowed. However, if the
proposed sky terrace floor is less than 5.0m, the ‘unused’ height cannot be transferred to other floors
(see Figure 6b for illustration).
For residential development sites proposed on GPR 1.4 sites in the 2008 Master Plan, the floor-to-
floor height control for the 1St storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky
terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a case-
by-case basis.
Figure 6a: Example of Floor-to-Floor Height Control and the Overall Allowable Height
143
Figure 6b: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky
Terrace Floors cannot be transferred To Other Floors
Currently, there is no specific guideline on building length. However, SIA, REDAS, SIP and URA have
jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4 March
2010. You are advised to refer to this guide and adopt the good practices highlighted in it.
The setback distance for multi-storey car park building from the property/boundary line or road reserve
line is as shown in Figure 7.
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Figure 7: Setback for Multi-storey Car Park (MSCP)
NOTE:
Solid wall with no opening at the facade.
(lesser setback as adjoining development will not be affected in terms of noise, fumes or car headlight)
A multi-storey car park building which abuts and is integrated into a residential tower block can be
allowed to follow the same setback requirements as if the multi-storey car park building is a
standalone building (see Figure 7a). This relaxation will be assessed based on the merits of the
proposal i.e. based on the height and length of the multi-storey car park building and its impact on the
surrounding environment. It will apply if the proposal demonstrates that the integration of the MSCP
with the residential tower block and results in a better designed development that will benefit the
environment.
Figure 7a
(i) The minimum setback of flats from Good Class Bungalow Areas (GCBA) are in Figure
8.
(ii) The revised setbacks would enable developments to achieve their development
potential while ensuring that the amenity of the GCBA would not be compromised.
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Figure 8: Setback of Flats and Condominium from Good Class Bungalow Areas
A “Private Enclosed Space” refers to a semi-outdoor area adjacent to a strata unit. It forms part of the
private strata area of units which are sold to buyers.
All PES in non-landed residential developments, including executive condominiums, will be counted
as GFA under the 10% maximum bonus GFA allowed beyond the Master Plan (MP) stipulated GPR.1
To qualify for the bonus GFA scheme, PES will need to comply with the guidelines in Figure 9 to retain
a semi-outdoor character. The structures must also comply with the relevant requirements from
technical agencies.
b. However, developers will not need to install the entire cover. They will
only need to install a covering of 2m in width from the external wall
(see Figure 10) before selling the units, to ensure that basic protection
from killer litter is provided. Homeowners will be given the flexibility
and choice over the remaining cover for the rest of the PES, as long
as it is one of the approved designs and provided they obtain MCST
clearance prior to installation. MCSTs can also use these pre-
approved designs to guide homeowners who wish to extend their
cover beyond the 2m.
2 Setback The PES must be situated outside the setback line, as the covers will add
to the bulk and massing of the building.
3 Site Coverage The PES will count towards the site coverage of the development.
1
Applies only to developments approved by URA on or after 12 January 2013. PES of developments approved before
12 January 2013 do not count towards the development’s GFA. For more information, please click here.
2
For developments which do not have pre-approved covers, please click here.
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4 PES fencing Any PES fencing that defines the extent of the PES shall not exceed 1m
in height as shown in Figure 5. This is to ensure the open and semi-
outdoor nature of the PES.
A “Private Roof Terrace” refers to a semi-outdoor area located at the roof level of a strata unit. It
forms part of the private strata area of units which are sold to buyers.
All Private Roof Terraces in non-landed residential developments, including executive condominiums,
will be counted as GFA under the 10% maximum bonus GFA allowed beyond the Master Plan (MP)
stipulated GPR. 3
To qualify for the bonus GFA scheme, Private Roof Terraces will need to comply with the guidelines
in Figure 11 to retain a semi-outdoor character. The structures must also comply with the relevant
requirements from technical agencies.
3
Applies only to developments approved by URA on or after 12 January 2013. Private Roof Terrace of developments
approved before 12 January 2013 do not count towards the development’s GFA. For more information, please
click here.
4
For developments which do not have pre-approved covers, please click here.
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S/N Item Guideline
1 Location Private roof terraces are only allowed on the flat roof of a building. Private
roof terraces will not be allowed on top of the attic level.
2 Height Control If the storey height control has If the storey height control has not
been maxed out been maxed out
Any covers on roof terrace floor The roof terrace will be taken to be an
must be setback according to additional storey. Covers will be
the 45 degree envelop taken allowed over the entire roof terrace
from the springing line. The floor. The overall height of the
structures also must not exceed development must also comply with
5m at any point, subject to the the technical height controls, where
technical height controls, where applicable.
applicable.
3 Structures within To retain the open and semi-outdoor nature of the RT, any structures
private roof must remain open-sided as viewed from the external façade.
terraces
Communal roof terraces are open to sky areas managed by the MCST which serve to provide
landscaping and communal facilities for residents in the development. There are not counted as GFA.
However, covered or enclosed features within these areas will be counted as GFA.
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6 CONDOMINIUM FLATS
CONDOMINIUM FLATS
1 Unlike flat developments, condominium housing requires a larger land area. Condominium
flats, too, form the bulk of medium to high density housing in Singapore. There are usually more
generous provision of communal and recreational facilities in condominium flats. The communal
facilities are under the common ownership of the residents and are provided for their enjoyment. The
residential units are only allowed strata subdivision.
2 In larger sites, the building height of condominium flats may vary among the various blocks of
flats. The development could comprise a mix of 4 storeys low-rise blocks and high-rise blocks of 30
storeys and above subject to the allowable height limit. For small sites, there could be only space for
one apartment block up to the allowable height, but with generous provision of communal and
recreational facilities.
LOCATION
3 Like other flats or apartments, condominium flats are allowed in mixed housing areas zoned
residential in the Master Plan or Development Guide Plans. They are not allowed in areas designated
for bungalow, semi-detached and mixed landed housing.
PARAMETERS
4 The parameters for condominium flats are:
(a) Site Area
(i) The minimum site area for a condominium development is 0.4ha. This is to ensure that
there is enough space to provide for communal and recreational facilities in a luxurious
green setting.
(ii) In addition, for all breakaway proposals from existing landed housing for either flat /
condominium or landed housing developments within non-safeguarded landed
housing areas, the aggregate land area for the left-behind plots must also satisfy the
minimum plot size of 1,000sqm.
(iii) The actual parcellation and configuration of the redevelopment proposals will continue
to be left to private negotiation between the land owners concerned as long as the
guidelines on minimum plot size in Para (ii) and other prevailing development control
guidelines are met.
(b) Site Coverage
Site coverage is a measurement of the footprint of all buildings expressed as a percentage of the nett
site area. It is an indication of how much the site has been built on. The maximum site coverage
allowed for condominium development is 40% (including covered car parks).
149
which case, the relevant green buffer requirement shall be provided. The planting strip for tree planting
purpose should be continuous (except where an access road is required), and shall be free of
encroachment from structures such as boundary wall/ retaining wall, drains and ventpipes.
Where planting strips are to be provided, these should be clearly annotated as tree planting strips in
all submission plans to Development Control.
The 2m planting strips and green buffers which form part of the communal greenery provision within
the development should not contain any Private Enclosed Spaces (PES). Greenery within the 2m
planting strips and green buffers can be better achieved if they are maintained by the Management
Corporations as communal spaces.
A new objective-based guideline has been introduced to allow greater design flexibility and to
safeguard the intentions of the buffer requirements.
Although the green buffer is meant for tree planting and turfing only, some minor ancillary structures
are allowed for functional reasons. Applicant can choose to either apply the prescriptive guidelines or
the objective-based guidelines if the structures proposed are not on the prescriptive list. For details
of the objective-based guidelines, please see "Figure 20: Objective-based Guidelines on Ancillary
Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in Part 2
General Considerations. (To be administered by NPARKS with effect from 1 August 2005. Please
refer to NPARKS’ Circular: https://www.nparks.gov.sg/~/media/nparks-real-content/partner-
us/developers-architects-and-engineers/development-plan-submission-
requirements/3circular190705.pdf?la=en)
For the types of ancillary structures located within the physical buffer or building setback, the new
objective-based guidelines replace the prescriptive guidelines. Such ancillary structures can be
allowed as long as the objectives and performance criteria are met. For details of the guidelines,
please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the Physical
Buffer and The Building Setback Area" in Part 2 General Considerations.
150
(iii) Incremental Setback per Storey
The taller the block, the greater the requisite setback. For condominiums beyond 36 storeys,
the setback requirement is capped at the same setback as for a 36-storey residential building.
151
Figure 1a: Setback Requirement for Flats and Condominiums
NOTE:
Bay window, which is a cantilevered window with a maximum projection of 500mm and raised at least 500mm above the ground can be
allowed within the setback distance. The width of the bay window shall not exceed the length of 1 normal residential structure bay.
152
Figure 1b: Examples of Development Sites Fronting 2 or More Roads
(g) Maximum number of Dwelling Units (DUs) for flat and condominium developments
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
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(ii). The cap will also apply be applicable to the residential component of mixed-use developments
(e.g. Residential with 1st Sty Commercial or Commercial & Residential developments) within
these GPR 1.4 and other low-density residential estates.
(iii). For all flat and condominium developments outside the Central Area, excluding the
residential estates shown in Maps 2-5, the maximum number of allowable Dwelling Units (DUs)
per residential development will be determined based on the following formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
(iv). For all flat and condominium developments in the Telok Kurau, Kovan, Joo Chiat and Jalan
Eunos estates (see Maps 2-5), a more stringent DU guide based on the road capacity of the
estate will be used. The maximum number of allowable DUs for flat and condominium
developments within these estates will be determined based on the following formula:
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
154
Map 1: Central Area Map
155
Map 2: Telok Kurau Residential Estate
156
Map 3: Kovan Residential Estate
157
Map 4: Joo Chiat Residential Estate
158
Map 5: Jalan Eunos Residential Estate
Landscape decks allow for additional communal greenery and facilities, thus enhancing the identity
of the development. Being an alternative building form, it is an option for developers to consider, as
opposed to building fully submerged basement car parks or multi-storey car parks.
As the landscape decks are not meant to replace the current mandatory greenery provision of the 2m
planting strips and green buffers, the deck structures are not to encroach onto these areas. For details
159
of the landscape deck guidelines, please see “Figure 21: Guidelines for Landscape Deck in
Residential Flat & Condominium Developments” in Part 1 General Considerations.
NOTE:
A sky terrace floor is a storey where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only such sky
terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply.
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Variation to the floor-to-floor height of each storey can be allowed, subject to the overall absolute
height being maintained (see Figure 2a for illustration). If allowed, the overall building height (in
metres) must comply with the control in relation to the proposed number of storeys.
If any floor is used as a sky terrace floor, a floor-to-floor height of 5.0m is allowed. However, if the
proposed sky terrace floor is less than 5.0m, the ‘unused’ height cannot be transferred to other floors
(see Figure 2b for illustration).
For residential development sites proposed on GPR 1.4 sites in the 2008 Master Plan, the floor-to-
floor height control for the 1st storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky
terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a case-
by-case basis.
Figure 2a: Example of Floor-to-Floor Height Control and the Overall Allowable Height
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Figure 2b: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky
Terrace Floors Cannot be Transferred to Other Floors
NOTE :
* Solid wall with no opening at the facade
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights)
162
A multi-storey car park building which abuts and is integrated into a residential tower block can be
allowed to follow the same setback requirements as if the multi-storey car park building is a
standalone building (see Figure 3a). This relaxation will be assessed based on the merits of the
proposal i.e. based on the height and length of the multi-storey car park building and its impact on the
surrounding environment. It will apply if the proposal demonstrates that the integration of the MSCP
with the residential tower block and results in a better designed development that will benefit the
environment.
Figure 3a
(ii) The revised setbacks would enable developments to achieve their development
potential while ensuring that the amenity of the GCBA would not be compromised.
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Figure 4: Setback of Flats and Condominiums from Good Class Bungalow Areas (GCBA)
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
All PES in non-landed residential developments, including executive condominiums, will be counted
as GFA under the 10% maximum bonus GFA allowed beyond the Master Plan (MP) stipulated GPR.71
To qualify for the bonus GFA scheme, PES will need to comply with the guidelines in Figure 5 to retain
a semi-outdoor character. The structures must also comply with the relevant requirements from
technical agencies.
1 Covers a. Full covers over the entire PES can be allowed provided they
comply with development control parameters such as building
setback and site coverage. PES covers are to be approved upfront
as part of the development application process.2 Developers can
1
Applies only to developments approved by URA on or after 12 January 2013. PES of developments approved before
12 January 2013 do not count towards the development’s GFA. For more information, please click here.
2
For developments which do not have pre-approved covers, please click here.
164
propose a single cover design, or a few designs for the buyers to
choose from.
b. However, developers will not need to install the entire cover. They
will only need to install a covering of 2m in width from the external
wall (see Figure 6) before selling the units, to ensure that basic
protection from killer litter is provided. Homeowners will be given
the flexibility and choice over the remaining cover for the rest of
the PES, as long as it is one of the approved designs and provided
they obtain MCST clearance prior to installation. MCSTs can also
use these pre-approved designs to guide homeowners who wish
to extend their cover beyond the 2m.
2 Setback The PES must be situated outside the setback line, as the covers will add
to the bulk and massing of the building.
3 Site Coverage The PES will count towards the site coverage of the development.
4 PES fencing Any PES fencing that defines the extent of the PES shall not exceed 1m
in height as shown in Figure 5. This is to ensure the open and semi-
outdoor nature of the PES.
A “Private Roof Terrace” refers to a semi-outdoor area located at the roof level of a strata unit. It
forms part of the private strata area of units which are sold to buyers.
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All Private Roof Terraces in non-landed residential developments, including executive condominiums,
will be counted as GFA under the 10% maximum bonus GFA allowed beyond the Master Plan (MP)
stipulated GPR.3
To qualify for the bonus GFA scheme, Private Roof Terraces will need to comply with the guidelines
in Figure 7 to retain a semi-outdoor character. The structures must also comply with the relevant
requirements from technical agencies.
1 Location Private roof terraces are only allowed on the flat roof of a building. Private
roof terraces will not be allowed on top of the attic level.
2 Height Control If the storey height control has If the storey height control has not
been maxed out been maxed out
Any covers on roof terrace floor The roof terrace will be taken to be an
must be setback according to additional storey. Covers will be
the 45 degree envelop taken allowed over the entire roof terrace
from the springing line. The floor. The overall height of the
structures also must not exceed development must also comply with
5m at any point, subject to the the technical height controls, where
technical height controls, where applicable.
applicable.
3 Structures within To retain the open and semi-outdoor nature of the RT, any structures
private roof must remain open-sided as viewed from the external façade.
terraces
3
Applies only to developments approved by URA on or after 12 January 2013. Private Roof Terrace of developments
approved before 12 January 2013 do not count towards the development’s GFA. For more information, please
click here.
4
For developments which do not have pre-approved covers, please click here.
166
Communal roof terraces are open to sky areas managed by the MCST which serve to provide
landscaping and communal facilities for residents in the development. There are not counted as GFA.
However, covered or enclosed features within these areas will be counted as GFA.
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167
PART 2 THE GUIDELINES AT A GLANCE
1 LANDED HOUSING
New erection or reconstruction of landed houses will be subject to the Envelope Control guidelines.
Addition & Alteration works to existing landed houses will continue to be evaluated under the
conventional landed housing guidelines. Please refer to the Residential handbook Landed Housing
paras 7 to 10 for details of the Envelope Control guidelines.
NOTES:
1 While the general planning guidelines (eg building setback from boundaries, attic, site coverage, building heights, etc) are applicable for
most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may have
on the nearby developments after considering the specific site context and conditions.
2 Applicable to sites fronting category 3 to 5 road. For sites fronting a category 2 road, the front setback would be according to the buffer
requirements.
4 Where the landed housing plot abuts a Good Class Bungalow Area, a 3m rear and side setback from the GCBA boundary will be
applicable for any new erection, reconstruction or Addition and Alteration proposal on the landed housing plot.
5 Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback.
a) Areas under roof eaves and sun shading devices are not included in GFA and site coverage if these
features are within 2.0m wide and comply with the requisite conditions. Where the features project
beyond the 2.0m control, the exemption is measured inwards from the edge of the roof eaves. The
excess area is treated as GFA and site coverage.
b) Sun shading fins and all structural projection beyond the external walls, where these walls just
comply with or do not meet the minimum setback requirements, should not exceed 500mm in depth.
c) Retaining walls should be =< 1.0m in height. Retaining wall > 1.0m should be terraced at minimum
300mm apart
d) Boundary walls should be =< 1.8m in height. The total height of the boundary wall and the retaining
wall should not be more than 2.8m.
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e) Bay window
i) Setback: A bay window is a cantilevered window, and can be allowed within the 7.5m front
setback distance* and 3rd storey rear and side setbacks (max 500mm protrusion into the
setback distance) if it is raised at least 500mm above the floor slab.
For landed housing under the Envelope Control guidelines, bay windows are not allowed within
the 2m rear & side setback of the 1st, 2nd and 3rd storeys.
ii) From 1 Jan 2009, bay windows in all development types will be counted as GFA, regardless of
dimensions and materials.
f) Car porch roof can be used as an open balcony or garden and it is to remain as an open-to-sky and
unenclosed area. Only the following minor works are allowed on the car porch roof:
(i) A maximum 1.0m high parapet wall around the perimeter of the car porch roof. The parapet
wall shall be constructed of material that accords visual porosity, e.g. tempered glass and
railing.
(ii) A maximum 1m wide sun shading canopy, cantilevered from the building wall to provide
weather protection over the openings to the car porch roof.
(iv) For semi-detached and terrace houses only, where one side of the car porch abuts the
neighbour’s boundary, a 1.8m high light-weight screen wall shall be built along the common
boundary of the car porch roof to provide the neighbour with some privacy, unless the
adjoining neighbour agrees to do without the screen wall. Examples of light-weight screen
include angled louvers or slanted vertical panels.
* For a house with an existing deficient front setback, there shall be a minimum absolute 2.4m setback distance
provided from the front boundary. The setback is measured from the boundary of the external wall/glass of the bay
window.
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Land Title: Landed Housing
NOTES:
1 While the general planning guidelines (eg building setback from boundaries, attic, site coverage, building heights, etc) are applicable for
most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may have
on the nearby developments after considering the specific site context and conditions.
2 Applicable to sites fronting category 3 to 5 road. For sites fronting a category 2 road, the front setback would be according to the buffer
requirements.
4 Where the landed housing plot abuts a Good Class Bungalow Area, a 3m rear and side setback from the GCBA boundary will be
applicable for any new erection, reconstruction or Addition and Alteration proposal on the landed housing plot.
5 Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback.
a) Areas under roof eaves and sun shading devices are not included in GFA and site coverage if these
features are within 2.0m wide and comply with the requisite conditions. Where the features project
beyond the 2.0m control, the exemption is measured inwards from the edge of the roof eaves. The
excess area is treated as GFA and site coverage.
b) Sun shading fins and all structural projection beyond the external walls, where these walls just comply
with or do not meet the minimum setback requirements, should not exceed 500mm in depth.
c) Retaining walls should be =< 1.0m in height. Retaining wall > 1.0m should be terraced at minimum
300mm apart
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d) Boundary walls should be =< 1.8m in height. The total height of the boundary wall and the retaining
wall should not be more than 2.8m.
e) Bay window
i) Setback: A bay window is a cantilevered window, and can be allowed within the 7.5m front
setback distance* and 3rd storey rear and side setbacks (max 500mm protrusion into the
setback distance) if it is raised at least 500mm above the floor slab.
For landed housing under the Envelope Control guidelines, bay windows are not allowed within
the 2m rear & side setback of the 1st, 2nd and 3rd storeys.
ii) From 1 Jan 2009, bay windows in all development types will be counted as GFA, regardless of
dimensions and materials.
* For a house with an existing deficient front setback, there shall be a minimum absolute 2.4m setback distance
provided from the front boundary. The setback is measured from the boundary of the external wall/glass of the bay
window.
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171
PART 2 THE GUIDELINES AT A GLANCE
Landed - Strata Title: Strata detached houses (bungalows); Strata semi-detached houses;
Strata terrace houses; Mixed strata landed housing
DEFINITION:
Strata landed housing is a low-density residential development with communal facilities. It uses the strata title arrangement to define the
extent of private and communal areas. No condominium status. This treatment is applicable to both developments comprising entirely of
strata landed housing as well as developments consisting a mix of strata landed housing and apartment units.
8[1]
Notwithstanding these guidelines, should a strata landed housing development be proposed in an area with localised problems (e.g.
severe infrastructural capacity issues), URA may impose tighter requirements including restricting the number of allowable units
further in consultation with other agencies.
172
Type of strata landed housing Formulae to calculate maximum number of DUs allowed9[2]
developments
Outside GCBAs 40% of site area
Y
Where Y = Typical footprint for the relevant conventional landed housing form10[3]
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9[2]
The number of units will be rounded down to the nearest round figure.
10[3]
The typical footprint of the various conventional landed housing forms is 100 m 2 for terrace and semi-detached housing, 200 m 2 for
detached housing, and 500 m2 for Good Class Bungalows.
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PART 2 THE GUIDELINES AT A GLANCE
BUFFER REQUIREMENTS
BUILDING Category 1 : Category 2 : Category 3 : Category 4 : Category 5 :
HEIGHTS Expressway Major Arterial (A) Major Arterial (B) Other Major Minor Roads
Roads
Up to 5 storeys 24m 12m 7.5m 7.5m 7.5m
(5m green) plus (5m green) plus (3m green) plus (3m green) plus (3m green) plus
(19m physical) (7m physical) (4.5m physical) (4.5m physical) (4.5m physical)
6 storeys or 30m 15m 10m
above (5m green) plus (5m green) plus (3m green) plus
(25m physical) (10m physical) (7m physical)
NOTES:
1) Provision of 2m green planting strip along the periphery of the site.
2) Bay Window.
a) From 1 Jan 2009, bay windows in all development types will be counted as GFA regardless of dimensions and
materials.
b) A maximum projection of 500mm is allowed within the minimum setback distance from all boundaries.
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Chart 1: Setback Requirements for Flats and Condominiums
STOREY HEIGHT REVISED SETBACK SETBACK FROM COMMON BOUNDARIES ( in
FROM PUBLIC ROAD metres )
FOR FLATS AND
FLATS CONDOMINIUMS
CONDOMINIUMS ( in
metres )
1 3.0 3.0
2 3.0 3.0
3 3.0 3.4
4 3.0 3.8
5 3.3 4.7
6 3.6 5.5
7 3.9 6.4
8 4.2 7.2
9 4.5 8.0
10 4.8 8.7
11 5.1 9.0
12 5.4 9.2
Road buffer requirement
13 5.7 9.5
14 6.0 9.8
15 6.3 10.1
16 6.6 10.3
17 6.9 10.6
18 7.2 10.8
19 7.5 11.1
20 7.8 11.3
21 8.1 11.6
22 8.4 11.8
23 8.7 12.1
24 9.0 12.4
25 9.3 12.7
26 9.6 12.9
27 9.9 13.2
28 10.2 13.4
29 10.5 13.7
30 10.8 14.0
31 11.1 14.2
32 11.4 14.5
33 11.7 14.7
34 12.0 15.0
35 12.3 15.2
36 and above 12.6 15.5
NOTE:
A bay window is a cantilevered window and can be allowed within the setback distance (max 500mm protrusion into the setback distance)
if it is raised at least 500mm above the floor slab.
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Chart 2: Setbacks for Multi - Storey Car Park (MSCP)
NOTE:
* Solid wall with no opening at the facade
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.
A multi-storey car park building which abuts and is integrated into a residential tower block can be
allowed to follow the same setback requirements as if the multi-storey car park building is a
standalone building (see Figures A6-a and A6-b). This relaxation will be assessed based on the merits
of the proposal i.e. based on the height and length of the multi-storey car park building and its impact
on the surrounding environment. It will apply if the proposal demonstrates that the integration of the
MSCP with the residential tower block and results in a better designed development that will benefit
the environment.
Figure A6-a
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Figure A6-b
Chart 3: Setbacks of Flats and Condominiums from Good Class Bungalow Areas
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
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177
PART 2 THE GUIDELINES AT A GLANCE
4 CONDOMINIUM FLATS
BUFFER REQUIREMENTS
BUILDING Category 1 : Category 2 : Category 3 : Category 4 : Category 5 :
HEIGHTS Expressway Major Arterial Major Arterial Other Major Minor Roads
(A) (B) Roads /Slip /Slip Roads
Roads
Up to 5 24m 12m 7.5m 7.5m 7.5m
storeys (5m green) (5m green) (3m green) (3m green) (3m green)
plus (19m plus (7m plus (4.5m plus (4.5m plus (4.5m
physical) physical) physical) physical) physical)
6 storeys or 30m 15m 10m
above (5m green) (5m green) (3m green)
plus (25m plus (10m plus (7m
physical) physical) physical)
NOTES:
1) Provision of 2m green planting strip along the periphery of the site.
2) Bay Window.
a) From 1 Jan 2009, bay windows in all development types will be counted as GFA regardless of dimensions and
materials.
b) A maximum projection of 500mm is allowed within the minimum setback distance from all boundaries.
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Chart 1: Setback Requirements for Flats and Condominiums
NOTE:
A bay window is a cantilevered window and can be allowed within the setback distance (max 500mm protrusion into the setback distance)
if it is raised at least 500mm above the floor slab.
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Chart 2: Setbacks for Multi - Storey Car Park (MSCP)
NOTE:
* Solid wall with no opening at the facade
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.
A multi-storey car park building which abuts and is integrated into a residential tower block can be
allowed to follow the same setback requirements as if the multi-storey car park building is a
standalone building (see Figures A6-a and A6-b). This relaxation will be assessed based on the merits
of the proposal i.e. based on the height and length of the multi-storey car park building and its impact
on the surrounding environment. It will apply if the proposal demonstrates that the integration of the
MSCP with the residential tower block and results in a better designed development that will benefit
the environment.
Figure A6-a
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Figure A6-b
Chart 3: Setbacks of Flats and Condominiums from Good Class Bungalow Areas
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
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181
PART 2 THE GUIDELINES AT A GLANCE
1 The objective of the GUDG is to guide development works within the area bounded by Sims
Avenue, Paya Lebar Road, Sims Way and Guillemard Road and create a consistent
streetscape. See Figure 1 for the boundary where the GUDG applies.
2 The design guidelines are stipulated in terms of the ‘main’ street block and the ‘inner’ street
block. The main street block refers to developments along Geylang Road, Sims Avenue and
Guillemard Road, while the inner street block refers to the remaining developments along the
lorongs within the GUDG boundary.
PARAMETERS
3 The following parameters apply:
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(iv) There shall be no openings along the common party wall.
(d) Setback
Main Street block (see Figure 2A)
(i) The front façades of the buildings, except for residential & institutional
developments along Guillemard Road, are required to abut the road reserve
line/service road exactly.
(ii) Residential & institutional developments along Guillemard Road are to be set
back exactly 3.0m from the road reserve line/ service road at the front of the
building.
(iii) The rear façades of the buildings are allowed to abut the road reserve line/
service road.
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(e) Vehicular Access
Vehicular access to the developments, including the car park and service areas (e.g.
bin centre) shall be taken from the rear service road. Vehicular access from the front
of the developments is discouraged.
(g) Roof
The roof form is to be determined on individual merits. Attics can be permitted,
provided they comply with the prevailing attic guidelines.
BUILDING HEIGHT The overall height of the development, The overall height of the
excluding the attic, should not exceed 5 development, excluding the attic,
storeys and an overall building height of should not exceed 8 storeys and
18.0m. an overall building height of 26.0m
The overall height of the building is to be measured from the minimum platform
level stipulated by PUB.
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MAIN STREET BLOCK INNER STREET BLOCK
Rear Rear
Minimum setback:
COVERED WALKWAY A 3.0m-wide covered walkway, is to be Not required, except for along the
provided along the front of the building with eastern street block of Lorong
column expressed. Not required for full 27A. This will follow the guidelines
residential & institutional developments indicated for the main street block.
along Guillemard Road.
OTHER REQUIREMENTS
BUILDING FORM Buildings are to be built from party wall to party wall.
For inner street blocks, the minimum depth of the party wall is 4.0m
MINIMUM PLOT SIZE The plot size for all new Commercial developments and Residential flat
FOR developments within the GUDG area is to be at least 600sqm.
REDEVELOPMENT
ACCESS TO CAR To be taken from the rear service road. Access from the main street is
PARK & discouraged
SERVICE AREAS
AIR CONDITIONER Air conditioner units are to be located out of sight from the main roads and
UNITS & LEDGES lorongs. Air conditioner ledges are allowed to encroach up to 0.5m onto the rear
setback for the inner street blocks.
For Conservation buildings, the prevailing guidelines regarding the location and
screening of mechanical and electrical services will apply.
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