5.1  Airwells (in old developments)

Air wells and open courtyards of shophouses and old developments which existed before the introduction of the Planning Act in 1960 will be computed as existing gross floor area.

5.2  ATM kiosk

ATMs housed in permanent kiosk-type structures.

5.3  Balconies

Balconies are intended to be covered semi-outdoor spaces. Covered balconies constitute gross floor area (GFA). See Figures 5-1, 5-2 and 5-3.

Provision of balconies is encouraged to achieve the planning objective of enhancing the garden city ambience and promote greenery in the sky. The GFA of the balconies is allowed to be computed over and above the Master Plan control, subject to a cap of 10%. Existing developments, whose gross plot ratio (GPR) have exceeded the Master Plan intensity would also qualify for the additional balcony gross floor area (GFA), subject to a cap of 10% of the existing and approved GPR.

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 example, an existing flat and condominium development within a Designated Landed Housing Area or Good Class Bungalow Area would not qualify for the 10% additional GFA.

The additional 10% balcony GFA is applicable to:

a) residential developments (flats & condominium)

b) residential components within mixed-use developments and hotel developments

The balconies must have a continuous perimeter opening of at least 40% to qualify for the additional GFA. See Figure 5-4. This is to safeguard a reasonable degree of openness in 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 5-5.

Balcony screens can be allowed provided that they comply with the following performance criteria:

a) The proposed balcony screens allow for natural ventilation within the balcony at all times; and

b) The proposed balcony screen is capable of being drawn open or retracted fully.

See Figure 5-6 for some possible designs of balcony screens. Such screens are intended to enhance the functionality and usability of balconies to meet homeowners changing needs (e.g. enclosing the balconies for safety and security reasons at some time but keeping the balcony open at other times). It will also avoid inconsistent ad-hoc enclosures by individual owners which could detract from the original building design and result in a messy and unattractive look, hence adversely affecting the property value.

The additional balcony 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.

Service balconies, which are commonly provided at the utility areas for the purpose of drying clothes, would not qualify for the additional GFA.

[updated as at Feb 2007- Circular No:URA/PB/2007/01-DCD]

Figure 5-1  Balconies

Figure 5-2  GFA Treatment on balcony & terrace

Figure 5-3  GFA treatment on Balcony & Terrace

Figure 5-4  Computation of Balcony Perimeter Opening

[updated as at Feb 2007- Circular No:URA/PB/2007/01-DCD]

Figure 5-5  Balcony Forms that can be considered as long as they meet the min 40% perimeter opening control

[Updated as at Feb 2007- Circular No: URA/PB/2007/01-DCD]

Example 1 

Example 2 

Example 3 Figure 5-6  Possible Design of Balcony Screens

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.

5.4  Bay Windows

With effect from 1 Jan 2009, bay windows in all types of developments will be counted as GFA, regardless of dimensions and materials.

5.5  Bicycle and motorcycle parks

Covered bicycle and motorcycle parks have to be computed as gross floor area. If the bicycle and motorcycle parks are located within the car park floor or adjoining a driveway, they can be exempted from gross floor area.

5.6  Car parks

Private car parking lots which form part of a residential strata titled unit (flat, condominium) or are used exclusively by a residential strata titled unit are counted as GFA if they are not sited on a common car park floor. For example, private car parking lots directly accessible from the residential strata units on the upper floors. (see example below)

Typical floor plan – 18^th floor

Car park lots which forms part of a mechanized car parking system adjacent to residential units can be treated as machinery and be excluded from GFA computation, if it meets ALL the following criteria:

a) There should not be fixed concrete or metal floor slabs or platforms where the cars are parked.

b) Carpark spaces should be accessed through common areas (e.g. staircase landing).

c) Carpark spaces are common property managed by the MCST and not to be strata-subdivided.

d) Carpark spaces are used solely for car parking and are to be annotated on plans as such.

Private car/lorry parking lots proposed within strata-titled industrial and commercial developments are computed as GFA, and are subject to the following criteria:

i.	The private parking lots are surplus parking lots over and above LTA's minimum parking provision;

ii.	The private parking lots are physically contiguous with the respective commercial strata unit

The additional car parks provided in excess of the Land Transport Authority’s (LTA) minimum standard are to be computed as gross floor area if they fall within the category mentioned below:

(i)	commercial and hotel development for new erection applications submitted on or after 24 Feb 1999.

(ii)	any amendment and/or additions and alterations applications to the new erection proposals mentioned in a) above.

(iii)

commercial and hotel components in white sites and mixed-use developments submitted on or after 26 Apr 2001 where the commercial and/or hotel components form more than 20% of the total GFA.

(iv)	Any subsequent amendment and additions and alterations applications for White sites and mixed-use developments.

The additional car parks only apply to integrated car park lots within a development e.g. multi-storey or basement car parks which can be converted to other uses without affecting the building bulk. However, in a development where other car park lots (mechanised or surface car parking lots) are provided, the mechanized and surface car park lots will be first counted to meet LTA's minimum requirements. Any excess car park lots, excluding mechanized and surface car parks, over and above LTA’s minimum requirement, will be calculated as GFA.

Note: Applicant is required to submit Form DC 17 for computing the excess car park GFA.

See Figure 5-6

Figure 5-6  Form DC/PR 17

5.7  Catwalk

Covered catwalk within a building constitutes gross floor area. Catwalk less than 1 m wide provided for the maintenance purpose can be excluded from gross floor area. See para 7.6 (ii).

5.8  Floors

5.8.1  Perforated floors

Covered perforated floors or heavy duty mesh floor constitutes gross floor area. Material is not a criterion for exclusion from gross floor area. See Figure 5-7 below.

Figure 5-7  Floor Plan

5.8.2  Intermediate floors

Intermediate load-bearing floor over toilet, lunch room, offices, bin centre, substation & etc. in buildings with high ceiling constitutes gross floor area. Sloping floor is not a criterion for exclusion from GFA. See illustration below.

Figure 5-8  Section of a building

5.8.3  Floor under a pitch roof

If the height of the roof measured from the springing line to the ridge is > 1.5m, the load bearing floor under the roof, regardless of accessibility or use (except for M&E use) is computed as GFA. See illustration below.

Figure 5-9  Section of a building

5.8.4  Floor under a raised platform

If the height of the raised platform measured from the floor to the underside of the platform or seats is > 1.5m, such area has to be computed as GFA. For example, raised platform in cineplexes. However, a floor with retractable seats need to be counted once.

Figure 5-10  Section of a building

5.8.5  Voids

Enclosed dead space at any level (commonly annotated as void space).

Covered enclosed space ( regardless of accessibility use or height) constitutes GFA.

Figure 5-11  Section

5.9  Guardhouse & sentry post

5.10  Household shelters

Household shelters constitute gross floor area. However certain areas created as a result of these shelters are excluded from GFA. See illustration below for area to be included as GFA. For non-household shelter areas to be excluded from GFA, refer to para 7.19.

Figure 5-12  Section of a building

5.11  Lift Motor Room

Lift motor room constitutes GFA. See Figure 5-13 below.

Figure 5-13  Section of a building

5.12  Loading and unloading platforms

5.13  Outdoor refreshment areas (ORA)

An area demarcated outside a building meant for outdoor eating only, as an extension of eating / drinking establishment (such as restaurant and fast-food) with kitchen located inside the building. It constitutes gross floor area and it shall form part of the total GFA for the development, except for those mentioned in para 5.13.1 and 5.13.2.

5.13.1   ORA   Located at the rooftop

The ORA use (both covered or uncovered areas) on roof tops will be computed as GFA.

Existing buildings within Orchard and Downtown Core Planning areas with provision of rooftop landscaping are granted additional gross floor area (GFA), beyond the Master Plan permissible GPR. The proposed ORA should not take up more than 50% of the overall roof space or 200sqm, whichever is lower. An application for this incentive scheme is to be accompanied with a landscaping proposal for the rooftop of buildings as part of their submission.

Existing buildings refer to developments that have obtained TOP as at 29 April 2009. 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.

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. The bonus GFA scheme does not apply to ORA use on sky terrace, which is to be computed as part of the Master Plan maximum allowable GFA.

The additional GFA can only be used for ORA use and will not form the future development potential of the site upon redevelopment and the GFA will be subject to development charge, temporary development levy or differential premium, where applicable.

5.13.2  ORA located next to pedestrain mall level within Orchard Planning Area

ORA located next to the Orchard pedestrian mall is computed as GFA. The ORA GFA inclusive of the markers can be computed over and above the approved or the total permissible GFA for the development. However, this outdoor refreshment area shall confined to the boundary of the subject development and defined by markers, e.g. planters or flower pots. Umbrellas, retractable canopies, light weight structures can be used for the ORA to add more interest and diversity to the streetscape. The GFA for ORA at other levels shall form part of the toal GFA for the development.

The combined length of the frontage for ORA and outdoor kiosks shall not exceed 60% of the total length of the development facade along the same side of the road.

The GFA will be subject to development charge, temporary development levy or differential premium, where applicable.

Each proposal will be evaluated on a case-by-case basis and on the merits of the individual proposal.

5.13.3 ORA located next to pedestrian mall level along Singapore River Promenade

ORA located along Singapore River Promenade is computed as GFA. This outdoor refreshment area shall be confined to the boundary of the subject development and defined by markers, e.g. planters or flower pots. Umbrellas, retractable canopies, light weight structures can be used for the ORA to add more interest and diversity to the streetscape.

The combined length of the frontage for ORA and outdoor kiosks shall not exceed 60% of the total length of the development façade along the same side of the road. The frontage guideline does not apply to the Clarke Quay and Boat Quay Conservation areas.

As the proposals sit on state land, applicants will have to obtain the temporary occupational licence (TOL) from SLA or its appointed agent.

Each proposal will be evaluated on a case-by-case basis and on the merits of the individual proposal.

5.14  Outdoor refreshment kiosk

A small structure which provides independent services with very minimum servicing requirement. Outdoor kiosk and ORAs are encouraged to add vibrancy to a specific area. There is no control on the size of the kiosk except for those mentioned in para 5.14.1 and 5.14.2.

5.14.1  Within Orchard Planning Area

Outdoor refreshment kiosk complements the use inside the main building. However, it has to comply with the following:

(i)	Located within the boundary of the subject development. It does not encroach onto the safeguarded 3.0m green buffer and areas approved for pedestrian walkways and covered walkways. It also keeps a minimum width of 6.0m for pedestrian path.

(ii)	The size of the kiosk should not exceed the range of 30m2 – 60m2. Larger kiosks over 60m2 will be evaluated on a case by case basis.

(iii)

Maximum height of kiosk shall not exceed 6m.

(iv)	Structure - light frame. Opaque panels, should not exceed 1.2m high.

(v)	Opaque panels for kiosk structure, including doors and internal partitions, shall not exceed 1.2m height. Up to 2m width, with an additional 1m return, of the kiosk can walled with opaque panels to conceal storage space.

(vi)	GFA for the kiosk next to the pedestrian mall can be computed over and above

the total permissible GFA for the development.

(vii)

The GFA will be subject to development charge, temporary development levy or differential premium, where

applicable.

(viii)

The total length of the frontage for outdoor kiosks should not exceed 25% of the

development facade along the same side of the road.

(x)	The combined length of the frontage for outdoor kiosk and ORA should not

exceed 60% of the development façade along the same side of the

road/promenade.

5.14.2  Along Singapore River Promenade

(i)	The maximum allowable size of kiosk is 15m2. 600mm wide apron is permitted if

the kiosk sits on a turfed area.

(ii)	Maximum height of kiosk shall not exceed 4m.

(iii)

The total length of the frontage for outdoor kiosks should not exceed 25% of the

development facade along the same side of the road.

(iv)	The combined length of the frontage for outdoor kiosk and ORA should not

exceed 60% of the development façade along the same side of the

road/promenade.

(v)	The frontage guideline does not apply to the Clarke Quay and Boat Quay

Conservation areas.

5.15  Planter boxes located within a residential unit

As of 1 Jan 2009, planter boxes which are located within a residential* unit will be counted as GFA.

*Residential developments refer to flats, condominiums, services apartments, strata landed and landed housing.

Please cross-reference to Item 7.23 which explains the types of planter boxes that can be exempted from GFA. You may also cross reference to the external circulars dated 7 Jul 2008 and 22 Sep 2008 for more details.
[*Updated as at Jan 2009]

5.16  Recessed windows (Reversed of bay window)

Area under a recessed window regardless of the height of the window. It is considered part of the internal floor plate. See illustration.

Figure 5-15  Section of a recessed window

5.17  Refuse chambers

Refuse chamber regardless of height constitutes GFA.

5.18  Staircases

The floor plate containing the staircases has to be counted once. Staircases collapse upwards has to be counted at the upper floor plate. See illustration below.

Figure 5-18  Section of staircases

5.18.1  Scissor staircases

The staircases have to be counted separately i.e. if there are 2 sets of staircases, they have to be counted twice.

5.19  Swimming Pools

Covered swimming pool constitutes gross floor area.

5.20  Urban Verandahs (for Orchard Planning area)

GFA required for Urban Verandahs can be computed over and above the total permissible GFA for the development, subject to payment of development charge or differential premium, where applicable. Urban Verandah used for commercial purposes will be counted as GFA while non-commercial Urban Verandah will not be computed as GFA.

This additional GFA will subsequently form part of the allowable GFA control for the development. Developments will be entitled to the GFA incentive only once. All subsequent Urban Verandah proposals will not be entitled to any GFA incentive.

In the event of redevelopment, owners will be guided during the planning approval stage to provide new Urban Verandahs with the same amount of GFA, that are similar in spirit, concept and objective as set out in the guidelines.

Developments will be entitled to the GFA incentive only if Provisional Permission is obtained for the Urban Verandah proposals within 5 years from 7^th July 2009.

Please refer to the Handbook for Urban Design Guidelines in Central Area for the detailed guidelines.

5.21  Void deck of residential buildings

Void deck of residential building constitutes gross floor area. This area, used exclusively by the residents do not qualify as public spaces. The 45-degree exemption can be applied if it is used as a communal landscaped areas, see item 6.1.

5.22  Walls and columns

All walls and columns including those which form part of an enclosed areas in car park floors such as staircase, lobby area, service ducts are to be included in GFA computation.