Operational Details for New Business, Business-White 
and Utility Zones

New Business 1, Business 2 and Utility zones

1. Under the former zoning system in the Master Plan 1998, uses such as industries, warehouses, utilities and telecommunication uses were sited in separate, distinct land use zones. A new impact-based zoning approach was introduced as part of the Master Plan review for the preparation of the Master Plan 2003. This approach allows industrialists to vary or change the uses according to changing business conditions without the need to rezone the site. This means that businesses can have mixed-use developments under one roof or within the same site. Under this approach, businesses will be grouped under two new zones, Business 1 (B1) and Business 2 (B2), according to their impact on the environment. The B1 and B2 zones in the Master Plan 2003 will replace the Warehouse, Light Industry, General Industry zones in the Master Plan 1998.
   
   
2. In addition, the existing Utility and Telecommunication zones in the Master Plan 1998 will be merged into the a single 'Utility' zone in the Master Plan 2003 to cater to the convergence of utilities and telecommunication activities as technology progresses. The new "Utility" zone, and is intended for strategic utility and telecommunication infrastructure which cannot be integrated with other business uses.
   
   
3. Business uses which impose nuisance buffers no greater than 50m can be allowed within the B1 zone, whereas all business uses, including B1 uses and those which impose nuisance buffer more than 50m and health and safety buffers, will be allowed within the B2 zone. View chart

New Business 1-White and Business 2-White zones

4. Together with the implementation of the new Business zones, URA is also introducing new Business 1-White and Business 2-White zones on pilot basis in the Master Plan 2003. These zones aim to provide greater flexibility to businessmen by allowing uses permitted within the White zone to be integrated with the developments on such sites. on sites zoned either Business 1 or Business 2. These uses can include shops, restaurants, residences and association uses. On such sites zoned Business 1-White or Business 2-White, developments that meet the minimum gross plot ratio (GPR) as indicated in the Master Plan 2003 for the Business uses will be given an additional GPR (also stipulated in the Master Plan 2003) for the White uses. The new Business-White zone will be first introduced at a pilot area at Kallang Avenue.

 

Change-of-Use Approval

5. Today, under the Planning (Use Classes) Rule, change of use across any of the 6 uses namely, Clean Industry, Light Industry, General Industry, warehouse, Utility and Telecommunication would require planning approval. With the new Business, Utility and Business-White zones, this requirement will continue to take effect.
   
   
6. However, in order to allow greater flexibility, URA is currently studying a new Industrial Change-of-Use Lodgment Scheme to authorize the change of use for selected uses. Details will be announced later.

 

Application Process

7. The procedures to obtain planning permission for the various uses allowed under the Business zones are no different from today. Please see Appendices 1 and 2 for the flow charts.
   
   
8. As per current practice, applicants are reminded to consult the technical agencies separately, to ensure compliance with the relevant requirements before commencing operation. For example, applicant should ascertain whether the use involve any nuisance buffer control from NEA. This is especially crucial for cases where the site is near residential areas. Appendix 3 shows some examples of industrial areas which are close to housing estates for which industrialists must consult and obtain clearance from NEA. Applicants are also advised to consult AVA for food processing uses as AVA may not allow such uses within Business 1 zone. For all new developments or change of use to warehouse use, applicants should also obtain clearance from LTA on traffic and car parking aspect.

 

Development Control Guidelines

9. The current Development Control (DC) guidelines on setback (boundary & road buffer setbacks), 60/40 use quantum and allowable ancillary uses would apply to developments within the B1, B2, B1-White and B2-White zones, regardless of the composition of the predominant uses. However, strategic utility and telecommunication developments on site zoned Utility would have to comply with the relevant DC guidelines for utility and telecommunication developments.




Existing Business Park and Business Park-White zones

10. The prevailing Business Park and Business Park-White zones, and the corresponding development control guidelines will remain unchanged.

FAQ (Frequently Asked Questions)

APPENDIX 1

APPENDIX 2

Workflow to Obtain Approval for Change-of-Use of Existing Buildings

view chart