Circulars 2009

Circular No : URA/PB/2009/10-DCG
Our Ref : DC/ADMIN/CIRCULAR/PB_09
Date : 29 Apr 2009

CIRCULAR TO PROFESSIONAL INSTITUTES

GROSS FLOOR AREA INCENTIVES FOR OUTDOOR REFRESHMENT AREA ON ROOF TOPS OF EXISTING BUILDINGS IN ORCHARD AND DOWNTOWN CORE PLANNING AREAS TO ENCOURAGE THE PROVISION OF LANDSCAPING ON THE ROOF TOP

Objective
This circular is to disseminate the guidelines for additional Gross Floor Area, allowed beyond Master Plan gross plot ratio (GPR), for outdoor refreshment area on roof tops of existing buildings within key activity corridors in Orchard and Downtown Core when the building roof top is landscaped.

Effective date
With effect from 29 Apr 2009

Who should know
Architects, engineers, owners of existing developments in Orchard and Downtown Core Planning Area.

Background

1. The government has announced that it will encourage the development of skyrise greenery in strategic locations in the city. URA and NParks are working together to promote skyrise greenery in key activity corridors of the Central Area.
   
   
2. NParks will pilot a cash grant scheme to co-fund part of the installation cost for green roofs, focusing on existing buildings in the Central Business District and Orchard Road areas for a start. These areas are chosen as they are the activity corridors of the Central Area and are key areas that will provide a memorable image of the City for visitors.
   
   
3. To complement NParks’ proposal, URA will grant existing buildings1 within these key activity corridors in Orchard and Downtown Core planning areas additional gross floor area (GFA), beyond the Master Plan permissible GPR, to be used for outdoor refreshment areas (ORAs) on the rooftop level if owners provide rooftop landscaping for their developments. URA’s GFA incentive scheme seeks to encourage existing building owners in Orchard and Downtown Core planning areas to landscape their roof and to introduce compatible commercial activities like ORAs for the public and occupants of the building to better enjoy the rooftop greenery.
   

Quantum of the additional GFA

5. The ORA use (both covered or uncovered areas) on the roof are meant to be kept small scale and ancillary to the landscaping on roof tops. For this reason, the proposed ORA should not take up more than 50% of the overall roof space or 200sqm, whichever is lower. URA will assess the landscaping proposal and ensure satisfactory predominant greenery provision, before supporting the additional GFA. Structures on the roof top (e.g. pavilions or enclosed spaces) of buildings will be assessed in accordance with the prevailing Development control guidelines and the allowable building height for the development.
   
   
6. For developments located close to residential or other non-commercial developments, as part of the planning evaluation, URA may require the applicant to propose noise abatement measures when proposing such activity generating uses on the roof top of buildings. In general, loud music and performances that poses disamenities to the surrounding uses will not be supported.
   
   
7. The additional GFA, allowed above the MP permissible GPR, can only be used for ORA use and will not form the future development potential of the site upon redevelopment. The additional ORA GFA is subject to payment of development charge or differential premium, where applicable.
   

Submission requirements

8. To facilitate the assessment for the additional GFA for ORA use, applicant is required to provide the landscaping proposal on the roof top of buildings. URA has drawn up a checklist of submission requirements (see Appendix 1) outlining all the supporting drawings and technical information which are needed to facilitate the evaluation of the landscaping proposal.
   

Implementation

9. The GFA incentive scheme, allowing additional GFA over the MP GPR for roof top ORA, will take effect immediately and will have a validity period of 3 years, to be reviewed at the end of the validity period.
   
   
10. I would appreciate it if you could convey the contents of this circular to the relevant members of your organisation. If you or your members have any queries concerning this circular, please do not hesitate to call our DCG Enquiry Line at Tel: 6223 4811 or e-mail us at ura_dcd@ura.gov.sg. We would be pleased to answer queries on this, and any other development control matter. For your information, the past circulars to the professional institutes are available from our website http://www.ura.gov.sg.
    

Thank you.

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

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1 Existing buildings refer to developments that have obtained TOP as at the date of this circular. The outdoor refreshment areas will only be allowed in developments of compatible use (e.g commercial buildings & hotels), subject to the prevailing landuse and development control guidelines.

SUBMISSION REQUIREMENTS

Landscape Plan

1. Indicate clearly on the plan the defined area of the landscaped areas and the outdoor refreshment areas (ORA) proposed on the roof top. Physical demarcation for the ORA spaces (e.g. in the form of planting trough, differences in levels etc) will be required to ensure that the ORA uses are kept within approved areas.
   
   
2. Label the uses within the landscaped areas e.g. Seating, Water Feature, planting trough etc. to give an indication of how the landscaped area is being planned as an area serving the public or building occupants.
   
   
3. Indicate clearly on the landscape plan the location of the permanent planting beds and the proposed plant species.
   
   
4. A GFA computation is to be provided to demonstrate that the proposed
   ORA do not take up more than 50% of the overall roof space or 200sqm, whichever is lower.

Sections

5. Provide sections through landscaped replacement areas showing clearly the depth of the planting trough.