With reference to Clause 6.2.4 of the TCOT, the exclusive use of the space (16m into sale site boundary) and period required to complete the CST work (1st Quarter 2008 to end 2nd Quarter 2009) is quite substantial and this will greatly affect the construction work and completion date of the development. Therefore, we would like to seek your clarification on whether the successful bidder be allowed to hand over the area required by CST in parts after the completion of sub-structural works at this area instead.

The successful bidder will not be allowed to handover the area required for CST works in parts. However, as stated in Clause 6.2.4 of the Technical Conditions of Tender, the 16m wide working space will not be required for the entire duration of the CST construction. The CST contractor is expected to remove the hoarding and vacate the 16.0m wide working area within Land Parcel B by the end of 2nd Quarter 2009 when the installation of the temporary works is expected to be completed. However, this indicative period of between 1st Quarter 2008 to 2nd Quarter 2009 for the use of CST working space is based on the assumption that the installation of temporary works can proceed as scheduled without complications. In the event that there are unforeseen circumstances which complicates the installation of the temporary works, the successful tenderer is to allow the CST contractor exclusive use and occupation of the working space until the temporary works are completed.

Nevertheless, URA would work with the successful tenderer on the interfacing of the works before the commencement of CST works to minimise delays for both parties.

Clause 6.2.1 of the Technical Conditions of Tender states that the Authority is building a CST network to serve the land parcels at Marina Bay. The construction of the CST along Marina View is expected to be completed by end of 2011 to serve Land Parcel B. Does it mean that the essential services (such as chilled water/permanent power/telecommunication and potable water system) for TOP will be only available by end of 2011? If not, please advise when the services will be ready for connection.

Yes, the essential services (such as chilled water/permanent power/ telecommunication and potable water system) will be available to serve the development of Land Parcel B at Marina View by end 2011 when the CST along Marina View is expected to be completed. The Government will work together with the successful tenderer during the development stage of the land parcel to facilitate timely completion of the CST to provide the essential services to the development.

When is the targeted completion of the McCallum Street Extension?

As reflected in Clause 4.20.1 of the Technical Conditions of Tender, the northern part of the McCallum Street Extension, comprising the carriageway, road side table and centre median with tree-planting, as shown on the Control Plans, is to be constructed by the successful tenderer of Land Parcel B. The southern part of McCallum Street Extension, comprising the carriageway and road side table, is planned to be implemented by the successful tenderer of the adjacent future site and as such, the timeframe for the construction for this part of the road is not available yet. The connection of McCallum Street Extension to Shenton Way will be implemented when the adjacent Shenton House and UIC development undergo major A&A works or redevelopment.

What's the depth of the 8m wide drain (from the structural base of the drain to the ground level)?

Based on PUB's as-built drawings of the 8m wide collector drain, the depth of the drain within Land Parcel B ranges between 5.45m to 5.7m. The survey drawings of the drains are available for viewing by potential tenderers at the URA Centre, Land Sales Management Section, 13th storey. You can contact Ms Marie Chia at Tel: 6329 3327 to make the necessary arrangement for viewing. As the information belongs to PUB, it is strictly for viewing only and no duplication of the plans is allowed.

As the location for the ventilation shaft shown in the Control Plan number 8 in the Tender Conditions is only indicative, can this CST ventilation shaft be located right at the corner abutting the 3.6m wide covered walkway (adjacent to the 15.4m wide pedestrian mall) and the 5m wide covered walkway (along Marina View)? Alternatively can this ventilation shaft be placed right next to the vertical pedestrian point (connecting basement & 1st storey level) at the corner of McCallum Street Extension and Marina View?

Yes, flexibility is given to the successful tenderer and his appointed Qualified Professional (QP) to relocate the ventilation shaft-cum-entrance/ exit structure based on the overall layout of the development, subject to compliance with the requirements as set out in Clause 6.2.3 of the Technical Conditions of Tender and evaluation of the detailed design treatment of the structure, in relation to the proposed layout of the uses, public spaces and pedestrian routes within the development. However, we wish to reiterate that the location of the services connection to the development at the CST Junction Box at J3A-1 is fixed and cannot be relocated. Hence, the position of the CST ventilation shaft-cum-entrance / exit structure at V3A-1 is indicatively shown on the Control Plans as being adjacent to the Junction Box as this represents the shortest connection point.

At the development application stage, the successful tenderer and his appointed QP are required to provide detailed M&E drawings showing all the mechanical, electrical and other facilities affected by the relocation of the CST vent shaft cum entrance/ exit structure for our clearance at the development stage. The successful developer and his appointed QP are also required to submit the pressure drop calculation of the extended vent shaft including the louvers and comply with the design criteria given by URA. The calculation shall be duly endorsed by the applicant's QP. As set out in Clause 6.2.3c of the Technical Conditions of Tender, the successful tenderer is required to bear all cost and expense for the design and construction of the ventilation shaft and entrance/ exit structure within Land Parcel B to suit the layout of the proposed development.

For Land Parcel B at Marina View, should the development be following the parking provision standards specified for Commercial Site or White Site?

The proposed development on Land Parcel B at Marina View  is to comply in full with the physical parking requirements based on the current zoning of the site, which is White, subject to the prevailing guidelines as issued by the LTA.

Will shops, F&B outlets, gyms and spas supporting the hotel operation be considered as GFA under the 25% for hotel use, or the balance 15% GFA meant for any Commercial, Hotel or Residential use?

As stated in Clause 4.2.2 of the Technical Conditions of Tender, at least 25% of the maximum permissible GFA of the development is to be for hotel and hotel related uses. Based on the Development Control circular issued on 2 September 2002 , hotel related uses refer to hotel facilities that are used solely by  staying guests  or hotel  staff only. As such, the shops, F&B outlets, gyms and spas if they are also available to public would be computed as commercial GFA, outside the 25%  quantum for Hotel use. For the gym and spa, they can be considered  as part of the Hotel GFA if they are facilities used solely by the hotel staying guests or hotel staff.

We would like to seek clarification on the following:

Scenario A:

Is a Trust permitted to submit a tender for the Land Parcel and will this be subject to conditions? If the tender is successful, can another Trust be appointed as the Approved Developer for the Land Parcel and will this be subject to conditions?

Scenario B:

If the successful tenderer is a holding company, can it appoint a Trust as the Approved Developer for the Land Parcel and will this be subject to conditions?

For Scenario A, a tender for the land parcel may be submitted by the trustees of the trust on behalf of the trust. The Authority will only be able to indicate the exact conditions that may be imposed when full details relating to the trust are given after the award of the tender. Generally, the Authority will require the beneficiaries of the trust (the successful tenderer) as at the tender submission date to hold a controlling interest of more than 50% share in the land and the proposed development until TOP is issued for the whole of the proposed development on the land.

If the tender in Scenario A is successful, any proposal by the successful tenderer (trust) to appoint another trust as the Approved Developer will be subject to the prior written approval of the Authority. The Authority will be able to consider such proposal only when full details relating to the successful tenderer and the proposed approved developer are given after the award of the tender for the land. Generally, the Authority will consider such proposal with regard to the requirement that the beneficiaries of the successful tenderer (trust) as at the tender submission date shall hold a controlling interest as mentioned above in the land and the proposed development until TOP is issued for the whole of the proposed development on the land.

Similarly for Scenario B, any proposal by the successful tenderer (Holding Company) to appoint a trust as the Approved Developer will be subject to the prior written approval of the Authority. The Authority will be able to consider such proposal only when full details relating to the successful tenderer and the proposed approved developer are given after the award of the tender for the land. Generally, the Authority will consider such proposal with regard to the requirement that the shareholders of the successful tenderer as at the tender submission date shall hold a controlling interest as mentioned above in the land and the proposed development until TOP is issued for the whole of the proposed development on the land.

Based on the tender documents, Boon Tat Street Extension is planned as a 2 lane (2 way road), Marina View is planned as a 2 lane (one way road) and the 15.5m wide local access road is planned as a 2 lane (2 way road). Please advise on the direction of the traffic flow at Marina View ?

Marina View is planned as a 2-lane, one-way (20.4m wide) primary access road. It will form a one-way pair with Straits View, which is located on the opposite side of the Central Linear Park. The traffic direction is currently planned to be northbound along Marina View and southbound along Straits View. However, in the interim, Marina View will operate as a 2-lane, two-way road as part of the temporary road network until the permanent road network is in place. Please see attached plan in Appendix 1.

When will the temporary access road (adjacent to the part of Boon Tat Street Extension) be ready for use by the development of Land Parcel A at Marina View for construction access?

The temporary construction access road immediately adjacent to the part of Boon Tat Street Extension will be built by the successful tenderer of Land Parcel A to facilitate the development of Land Parcel A and as such, the timeframe for the construction of this road is not available yet. It is intended to be used for access to Land Parcel A only.

Related to Question 10, can we use the temporary construction access road adjacent to part of the Boon Tat Street Extension for construction access to Land Parcel B?

The temporary construction access road adjacent to part of the Boon Tat Street Extension ("the temporary road") is adjacent to the Downtown Extension worksite as well as the One Shenton construction works. Heavy traffic is thus anticipated at this location. Any shared access to Land Parcel B via the temporary road will be subject to LTA’s evaluation and approval. Notwithstanding that, we wish to highlight that the successful tenderer for Land Parcel B will still be required to build the temporary construction access road off the realigned Marina Station Road, as stated in Clause 7.1.1 of the Technical Conditions of Tender, to facilitate construction works.

Any additional construction access to Land Parcel B via the temporary road to be constructed by the successful tenderer of Land Parcel A will be subject to approval by LTA and will be a private arrangement between the successful tenderers of Land Parcels A and B. We wish to highlight that this arrangement may have impact on the construction schedule for Land Parcel A, especially for the part of the roadworks along Marina View and Boon Tat Street Extension which will need to be completed within 24 months from the completion of the construction of the Common Services Tunnels beneath Marina View.

What is the usage, building height and foot print of the proposed development on the land parcel to the north east of Land Parcel B in the centre of the park (beside the Landmark Station)?

The site to the southeast of the Landmark Station is currently zoned as a White site at Gross Plot Ratio of 25.0 under the Master Plan 2003. The technical height control for the site is currently 245m AMSL. The detailed planning parameters and urban design requirements for the site will be reviewed closer to the time of tender of the site.

Please advise on the TOL fee payment for the construction access road, sewer connection, CST connection works as required?

The TOL fee payable will be determined by SLA based on the prevailing market rate at the time of TOL application and the proposed uses of the State land. Generally, the TOL rate for construction of access road will be charged nominal rates of $120 per annum. As for sewer and CST connections to the main network, SLA advised that since such infrastructures are essential, right of way will be given and hence TOL will not be applicable for such cases.

Under Clause 4.9.2 of the Technical Conditions of Tender (TCOT), it specifies that up to a maximum of 40% of the length of the built frontage of the development may be set back from the site boundary to allow for articulation of the building form. We would like to clarify whether the setback is it applicable to the tower block?

As stated in Clause 4.9.2 of the TCOT, the development of Land Parcel B is to be generally built up to the lines of Road Reserves along Marina View, McCallum Street Extension and the site boundary fronting onto the pedestrian mall as shown on the Control Plans. As a guide, a minimum 19.0m (approximately 4-storey) high building edge is to be provided. Up to a maximum of 40% of the length of the built frontage of the development may be set back from the site boundary to allow for articulation of the building form.