Circulars 2009

Our Ref : DC/PPR/GFA/INCENTVE
Date : 29 Apr 2009

CIRCULAR PACKAGE TO PROFESSIONAL INSTITUTES ON BONUS GROSS FLOOR AREA INCENTIVES

1. The Gross Plot Ratio (GPR) in the Master Plan prescribes the maximum Gross Floor Area (GFA) allowed for a site. GPR and GFA are important planning tools used to regulate the bulk and intensity of developments. URA and other government agencies use them to assess the cumulative intensity of developments in a locality and plan for the adequate provision of public infrastructure and services to serve the area. GPR and GFA are also used as indicators of the massing of a development, which helps to establish the scale and character of an area. To ensure that the GPR and GFA remain as effective planning tools, the actual floor area built on a site should closely relate to the MP control.
   
   
2. Over the years, URA has introduced a number of bonus GFA incentives schemes. These incentive schemes are intended to meet specific planning objectives (eg. to encourage provision of balconies; night lighting in the CBD and Marina Centre as well as the co-location of community and sports facilities with accessible commercial developments). By providing these desirable building features or facilities, developments are allowed a bonus GFA beyond the Master Plan control for the site.
   
   
3. While bonus GFA incentives help to realise various planning objectives, if not properly managed, the cumulative effect of the bonus GFA schemes on developments in an area can put additional strain on the planned public infrastructure and services, which are based on the MP GPR. URA has thus conducted a comprehensive review of the bonus GFA incentive schemes and is releasing 5 circulars which are attached in this circular package.
   
   
4. The first circular provides details of the overall framework for managing bonus GFA incentives. The intention is to put in place a sustainable framework to manage the existing and future bonus GFA incentive schemes so that the approved GPR of the development does not stray too far from its planned GPR in the Master Plan and over-strain the planned infrastructure and services.
   
   
5. The second circular introduces a new bonus GFA incentive scheme to encourage developments to attain the higher Green Mark ratings of Goldplus and Platinum. The remaining circulars are revisions to 3 existing bonus GFA incentives based on feedback. These revisions have also taken into account the introduction of new bonus GFA incentives like the Green Mark GFA incentive scheme as well as the need to manage our bonus schemes within overall bonus GFA framework.
   
   
6. The 5 circulars in this package are:

1. Framework for Managing Bonus Gross Floor Area Incentives
   
   
2. Green Mark Gross Floor Area Incentive for Private Developments that Achieved Higher-Tier Green Mark Ratings
   
   
3. Revision to the Lighting Incentive Scheme for Developments in the Central Business District and Marina Centre
   
   
4. Revision to the Art Incentive Scheme for New Developments in Central Area
   
   
5. Revised Guidelines for the Integration of Community and Sports Facilities in Existing and New Private Commercial Developments*
   
   *This part of the circular has been superseded by an updated circular URA/PB/2012/01-PPG dated 06 Feb 12. Please refer to our Development Control Handbooks for the latest updates.
   

7. I would appreciate it if you could convey the contents of this circular package to the relevant members of your organisation. Thank you.
   

Yours faithfully

HAN YONG HOE
GROUP DIRECTOR (DEVELOPMENT CONTROL)
for CHIEF EXECUTIVE OFFICER
URBAN REDEVELOPMENT AUTHORITY