Circulars 2009

Circular No : URA/PB/2009/12-DCG
Our Ref : DC/ADMIN/CIRCULAR/PB_09
Date : 29 Apr 2009

CIRCULAR TO PROFESSIONAL INSTITUTES

REVISED GFA EXEMPTION CRITERIA FOR SKY TERRACES TO ENCOURAGE MORE ATTRACTIVE COMMUNAL SPACES AND GREATER PROVISION OF PLANTING

Objective
The revised sky terrace guidelines seek to encourage the provision of more quality community spaces and greenery at sky terraces.

Effective date
With effect from 29 Apr 2009

Who should know
Developers, Architects, Engineers, Landscape consultants, Management Corporation etc

Background

1. The sky terrace GFA exemption guidelines were first introduced in 1997 to encourage the provision of more covered public spaces. To enjoy the GFA exemption, sky terraces are required to be open to the public or 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.
   
   
2. Over the years, the GFA exemption guidelines for sky terraces have been relaxed to provide greater design flexibility and to encourage the further provision of larger and loftier sky terraces. Floors which are predominantly for sky terrace use are allowed higher floor to floor height as well as additional GFA exemption for residual areas. It is intended that with larger and loftier sky terraces, developers would be able to provide more attractive and meaningful communal spaces.
   
   
3. As part of URA’s LUSH (Landscaping for Urban Spaces and High rises), programme, we have carried out a review of the existing GFA exemption guidelines for sky terraces. We are pleased to note that the guidelines have been effective in encouraging developers to provide more sky terraces. In recent years, as many as 1 out of 3 developments have been proposed with sky terraces. Going forward, we would like to finetune our existing guidelines to encourage higher quality sky terraces to better meet the following 2 objectives:
   
   
   1. To serve as quality communal spaces and;
      
      
   2. To contribute towards the overall greenery and environmental quality of the surrounding area

Details of Revised Guidelines

(A) Encouraging more greenery on sky terraces

4. A well planned space with quality landscaping contributes to the attractiveness and sustainability of a sky terrace. Hence, as part of the development applications for proposals with sky terraces, a landscaping plan of the sky terrace, with the relevant section drawings on the proposed planting areas, are to submitted (See sample in Appendix 1). Submission of a landscaping plan will allow design and technical issues pertaining to the landscaping needs to be considered early in the planning stage. The proposed landscaping should address the following objectives:
   
   
   1. The sky terrace is to be lushly landscaped with a suitable variety of plants;
      
      
   2. The greenery on the sky terrace should be enjoyed by the building users as well as be visible from the surrounding environment;
      
      
   3. Planting should be incorporated on permanent and preferably sunken planting beds, planned with sufficient soil depth to accommodate the types of plants proposed. Some space should be set aside for the provision of communal facilities and furniture to promote better usage of the sky terrace.

(B) Encouraging greater communal usage of the sky terraces

5. To ensure that sky terraces remain as meaningful and effective communal gathering and activity spaces:
   
   
   1. There should be at least one set of communal access via a lift or staircase serving the sky terrace. URA will relax the current control and allow secondary access from strata units to the sky terrace.
      
      
   2. 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.
      
      
   3. 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. The final layout will be subject to evaluation to ensure that the sky terrace space is meant for communal use and is not treated as a privatised space.

(C) Additional GFA exemption

6. To encourage the provision of larger sky terraces, corridors serving as barrier-free access and fire-escape for the strata units located on the sky terrace floor can be exempted from GFA computation subject to the following (See diagram in Appendix 2):
   
   1. The corridor is located within the 45-degree line and also serves as access for the sky terrace.
      
      
   2. The sky terrace areas within the 45-degree line must occupy at least 60% of the floor plate.
      
      
   3. At least 60% of the perimeter of the sky terrace be open.
      
      
7. The revised GFA exemption guidelines for sky terraces is summarised in Appendix 3.

Implementation

8. The revised GFA exemption guidelines on sky terraces will take effect immediately. Exempted corridor area as described in paragraph 6 above, which has previously been counted as GFA could be used to offset any additional floor space proposed under an amendment, additions/alterations or resubmission application whichever is applicable, together with the requisite processing fees.
   
   
9. To ensure that the proposed planting, as shown on the landscaping plan is implemented, URA will be requesting the submission of as-built photos and/or site inspections for selected developments at the land and/or strata-subdivision stage, whichever is applicable.
   
   
10. The GFA exemption guidelines for sky terrace will have a validity period of 3 years, to be reviewed at the end of the validity period.
    
    
11. 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.
    
    
12. Thank you.

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

REVISED GUIDELINES FOR SKY TERRACES

Guideline	Details
GFA Exemption	The area of GFA exemption is defined by the 45-degree line taken from the outer edge of the building. To enjoy this GFA exemption:   Landscaping The sky terrace is to be lushly landscaped with a suitable variety of plants; The greenery on the sky terrace should be enjoyed by the building users as well as be visible from the surrounding environment; Planting should be incorporated on permanent and preferably sunken planting beds, 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. * A Landscape Plan and relevant sections for the sky terrace is to be submitted as part of the development application.   Communal usage There should be 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. 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. 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.
To Encourage Larger Sky Terraces	Additional GFA, beyond the area defined by the 45 degree line can be granted subject to the following criteria: The sky terrace areas within the 45-degree line must occupy at least 60% of the floor plate. The additional area allowed for GFA exemption must form an integral part of the sky terrace. At least 60% of the perimeter of the sky terrace must not be enclosed. The additional GFA exemption granted shall not exceed 20% of the floor plate. Additional GFA can be granted for the barrier-free access and fire-escape corridors located within the 45 degree line subject to the following: The sky terrace areas within the 45-degree line must occupy at least 60% of the floor plate. At least 60% of the perimeter of the sky terrace must not be enclosed.
Additional Floor to Floor Height for Predominant Sky terrace floor (>60% of floor plate)	Storey height of Dev Additional Height 7-20 storeys 10m 21-30 storeys 15m 31-40 storeys 20m 41-50 storeys 25m > 50-storeys 30m
Perimeter Opening	At least 40% of the perimeter of the sky terrace is to remain open and unenclosed. 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 areas located outside the 45 degree line or for the barrier-free and fire escape corridors.