URA/CUD Plan Release 6/2008E Street Block Plan For The Upper Circular Road Conservation Area (Singapore River Planning Area)

  Published: 05 December 2008
Circular No : URA/PB/2008/25-CUDD
Our Ref : DC/ADMIN/CIRCULAR/PB_08
Fax : 6220 3201

CIRCULAR TO PROFESSIONAL INSTITUTES

Who Should Know:
Building owners, Qualified Persons and developers.

Effective Date:
With effect from 5 Dec 08.

Objective

  1. This Circular aims to provide a consolidated overview of the planning, urban design and conservation guidelines for the developments within the Upper Circular Road Conservation Area, which comprises Conserved, Conservation Type 1 infill and Envelope Control buildings. The Upper Circular Road Conservation Area is bounded by Upper Circular Road, North Canal Road, New Bridge Road and South Bridge Road, as shown in Appendix 1.
  2. This Streetblock Plan will be used to guide addition & alteration works and redevelopment proposals within the above Conservation Area. This Circular supercedes the previous Envelope Control Plan for the area (Circular URA/PB/93/22 – CUDD dated 20 Aug 1993 and Circular URA/PB/98/15-DCD dated 26 Sep 1998).

Details of Guidelines

  1. Planning parameters and guidelines covered by this Streetblock Plan include the type of land use, building height, form of development, building edge and covered walkway requirements and vehicular access. Buildings under conservation gazette are required to comply with the detailed conservation guidelines for the area. The prescribed guidelines are tabulated and shown in Annex A below.

Covered Walkway

  1. Due to the historical site conditions, the current covered walkway levels vary from approximately PL101.0m – 102.5m. This has resulted in many steps between the covered walkways of adjacent developments, as well as from the covered walkways to the adjacent open walkways.
  2. Hence, the platform levels of the covered walkways will be guided to minimise the changes in levels. Envelope Control sites will continue to be guided to provide covered walkways at PL102.5m. Conserved buildings and Conservation Type 1 infill developments will be guided to provide covered walkways at a consistent level, matching the adjacent open walkways as far as possible. However, for certain stretches where the covered walkways cannot be raised to match the open walkway, the covered walkways are to match each other at the stipulated platform levels as shown in Appendix 2.
  3. 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 DCD Enquiry Line at Tel: 6223 4811. You can also 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.

FUN SIEW LENG (MS)
DIRECTOR (URBAN PLANNING & DESIGN)
CONSERVATION & URBAN DESIGN DIVISION
For CHIEF EXECUTIVE OFFICER
URBAN REDEVELOPMENT AUTHORITY

Annex A

STREETBLOCK PLAN FOR THE UPPER CIRCULAR ROAD CONSERVATION AREA (SINGAPORE RIVER PLANNING AREA)

The purpose of this Streetblock Plan is to guide addition & alteration works and redevelopment proposals within the Upper Circular Road Conservation Area to ensure that developments have a strong street edge and contribute to the planned comprehensive continuous covered walkway network for comfortable pedestrian movement at street level.

The prescribed planning parameters and urban design guidelines for the Streetblock Plan are set out below.

PARAMETERS REQUIREMENTS
Conservation Building Conservation Type 1 Infill Site Envelope Control Site
1 Land Use* Commercial
2 Gross Plot Ratio Maximum 4.2
3 Conservation Guidelines All relevant conservation guidelines apply. All relevant conservation infill guidelines apply. N.A.
4 Building Height

The front 7.5m of the conservation building must be conserved. The rear portion of the site can be built up to a maximum of 6 storeys.

*The above is not applicable for units 27,29,31 & 33 New Bridge Road where the entire main pitched roof is to be conserved.

The front 7.5m of the development is to match the storey height of the adjacent conservation building. The rear portion of the site can be built up to a maximum of 6 storeys. Maximum 6 storeys
5 Building Form Party wall development. Developments are to be built up to the common boundaries with a party wall to the full height of the development. Any party wall that is exposed as an external wall must not have any openings.
6 Building Setback / Building Edge# The conservation façade is to be retained and restored according to specific façade guidelines for each building.

Developments are to be built up to abut the lines of Road Reserve along Upper Circular Road, Carpenter Street, Hong Kong Street, North Canal Road, New Bridge Road and South Bridge Road up to the full height of the development.

All new developments and major additions & alterations are required to be set back to the safeguarded line of Road Reserve at the front, side and rear.

7 Covered Walkway A continuous covered walkway is to be provided to abut the lines of Road Reserve.
The covered walkway must be restored in accordance with the relevant conservation guidelines.

The width and external soffit height of the covered walkway must match that of the adjacent conservation building, in accordance with the relevant conservation infill guidelines.

A colonnaded covered walkway is to be provided to maintain the continuity of the streetscape.

 

 

 

 

 

A minimum 3.6m wide (and 3.0m clear) continuous covered walkway is to be provided fronting New Bridge Road, South Bridge Road and North Canal Road; and

A minimum 3.0m wide (and 2.4m clear) continuous covered walkway is to be provided fronting Upper Circular Road, Hongkong St and Carpenter St.

The maximum external soffit height of the covered walkway is 3.6m, measured from the covered walkway level of PL 102.5m.

The platform level of the covered walkway is to match the levels as indicated in Appendix 2. These levels serve as a guide, and are subject to final site survey. The platform level of the covered walkway is to match the levels as indicated in Appendix 2. These levels serve as a guide, and are subject to final site survey. The platform level of the covered walkway is to be PL 102.5m.

The covered walkways are:

  1. To have a maximum external soffit height of 3.6m. Higher soffit heights can be considered, subject to the provision of drop-panels or the width of the walkway being increased to match the higher height. This is to ensure adequate weather protection for pedestrians during inclement weather;
  2. Where there are differences in level with the adjacent open walkways or the covered walkways of abutting developments, ramps must be built to mediate the differences. Steps are only allowed for steep gradients where ramps are not possible; and
  3. Where there is a level difference between the covered walkway and the 1st storey of the development, ramps or steps between the two levels must be built within the 1st storey level of the development and not along the covered walkway.

8 Roofscape

The roofscape must be restored in accordance with the relevant conservation guidelines.

Units 27,29,31 & 33 New Bridge Road shall have the entire main pitched roof conserved.

Roof areas are to be well-designed and attractive when viewed from the surrounding developments.

For flat roofs, roof parapet walls may be built to a maximum height of 1m. However, architectural features on such walls that exceed this limit will be evaluated on a case-by-case basis.

 

Lift / Service Core For flat roofed buildings with a parapet, the height of the lift core shall not be higher than the height of the front parapet wall at the roof level. N.A.
10 Service Areas All service areas, mechanical and electrical (M&E) equipment, water tanks, car parking lots, etc., are to be located within, and be fully integrated into, the building envelope and visually well-screened from the top and on all sides. For more details on screening requirements, please refer to the Circular dated 6 Sep 2004
11 Car Parking Sufficient car parking spaces are to be provided within the site boundary of the development to meet the needs of the proposed uses. The provision of car parking spaces is to comply with LTA’s requirements.
12 Vehicular Access All vehicular access is to be taken from the safeguarded rear service roads.

* Please refer to the prevailing Master Plan land use zoning. Where there is any discrepancy, the Master Plan land use zoning shall prevail.

# The plot for road widening is required by LTA to be vested free of charge in the State with vacant possession and free from encumbrances prior to issue of CSC for the development.



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