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  4. URA/CUD Plan Release 4/2008E Street Block Plan For Hse Nos. 65, 69 & 70 Mohamed Sultan Road, 20, 22, 38 & 50 Martin Road, 11 Arnasalam Chetty Road And 9 Muthuraman Chetty Road (River Valley Planning Area)

URA/CUD Plan Release 4/2008E Street Block Plan For Hse Nos. 65, 69 & 70 Mohamed Sultan Road, 20, 22, 38 & 50 Martin Road, 11 Arnasalam Chetty Road And 9 Muthuraman Chetty Road (River Valley Planning Area)

  Published: 05 December 2008
Circular No : URA/PB/2008/23-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. A review has been carried out for the streetblocks along Mohamed Sultan Road, Martin Road, Arnasalam Chetty Road and Muthuraman Chetty Road, as shown in Appendices 1 to 4.
  2. This Streetblock Plan will be used to guide addition & alteration works and redevelopment proposals within the above streetblocks and supercedes the previous Envelope Control Plan for the area (Circular URA/PB/95/07-CUDD dated 4 May 1995).

Details of Guidelines

  1. Planning parameters and urban design guidelines covered by this Streetblock Plan include the type of land use, building height, form of development, building setback requirements and vehicular access. The prescribed guidelines are tabulated and shown in Annex A below.
  2. 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 HSE NOS. 65, 69 & 70 MOHAMED SULTAN ROAD, 20, 22, 38 & 50 MARTIN ROAD, 11 ARNASALAM CHETTY ROAD AND
9 MUTHURAMAN CHETTY ROAD (RIVER VALLEY PLANNING AREA)

The purpose of this Streetblock Plan is to guide addition & alteration works or redevelopment proposals within the Mohamed Sultan Road, Martin Road, Arnasalam Chetty Road and Muthuraman Chetty Road streetblocks 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.

Along Arnasalam Chetty Road, Narayanan Chetty Road and Muthuraman Chetty Road, where the land use allows for only full Residential development, the urban design guidelines are intended to complement the existing Development Control (DC) Guidelines for residential developments to achieve a more coherent urban design for the area.

The prescribed planning parameters and urban design guidelines for the streetblock are set out in Tables 1 and 2.

Table 1

PARAMETERS REQUIREMENTS
Hse. Nos. 65, 69 & 70 Mohamed Sultan Road;
38 (Lot TS21 662A) & 50 Martin Road; and 9 Muthuraman Chetty Road		 Hse. Nos. 20 & 22 Martin Road Hse. Nos. 38 Martin Road (Lots TS21 99331N, 99329X & 968V); and
11 Arnasalam Chetty Road
1 Land Use* Residential with Commercial at 1st Storey Commercial Residential
Residential use can also be considered, subject to formal approval of the rezoning.^ N.A.
2 Gross Plot Ratio Maximum 2.8
3 Building Height Maximum 15 storeys
4 Building Setback / Building Edge#

Developments are to be built up to abut the lines of Road Reserve along Mohamed Sultan Road, Martin Road, Arnasalam Chetty Road, Narayanan Chetty Road and Muthuraman Chetty Road to a minimum height of 1 storey.

For Hse. Nos. 65, 69 & 70 Mohamed Sultan Road and 20 Martin Road, the common boundaries of developments are to have a 1-storey minimum party wall to complete the building edge, up to a maximum height to match the height of the existing party wall of the adjacent development, with set back to comply with the prevailing Development Control Guidelines at the upper levels. Any party wall that is exposed as an external wall must not have any openings.

 Fronting Narayanan Chetty Road and Muthuraman Chetty Road, developments can either be built up to abut the lines of Road Reserve to a minimum height of 1 storey OR be set back to comply with the prevailing Development Control Guidelines with no covered walkway.

At all other rear and side boundaries, developments are to be set back to comply with the prevailing Development Control Guidelines.

All new developments and major addition & alteration works are required to be set back to the safeguarded line of Road Reserve at the front, side and rear.
5 Covered Walkway / Linkway

A minimum 3.6m wide (and 3.0m clear) continuous covered walkway is to be provided to abut the lines of Road Reserve along Mohamed Sultan Road and Martin Road; and
A minimum 3.0m wide (and 2.4m clear) continuous covered walkway is to be provided to abut the lines of Road Reserve along Arnasalam Chetty Road, Narayanan Chetty Road and Muthuraman Chetty Road.

The covered walkways / linkways 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. To abut, open out onto and match the level of the open walkways within the adjacent Road Reserves and the covered walkways of the adjacent developments;
  3. To be at a constant level throughout the entire length;
  4. 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 ramping is not possible; and
  5. 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.
6 Roofscape

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.
7 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.
8 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.
9 Vehicular Access All vehicular access is to be taken from the local access roads, Arnasalam Chetty Road, Narayanan Chetty Road or Muthuraman Chetty Road.

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

^ The additional prescribed urban design guidelines for Residential use are set out in Table 2.

# 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.

The additional prescribed urban design guidelines for Residential use at Hse. Nos. 65, 69 & 70 Mohamed Sultan Road; 20, 22, 38 (Lot TS21 662A) & 50 Martin Road and 9 Muthuraman Chetty Road are set out in Table 2 (refer to Appendix 3).

Table 2

PARAMETERS  REQUIREMENTS 
1 Building Setback / Building Edge# Developments are required to be set back at the rear and side boundaries abutting the boundary of the streetblock to comply with the prevailing Development Control Guidelines for residential developments.
Developments can either be built up to abut the lines of Road Reserve to a minimum height of 1 storey or be set back to comply with the prevailing Development Control Guidelines for residential developments except for:
Hse. Nos. 65, 69 & 70 Mohamed Sultan Road and
20 Martin Road
Where the adjacent developments have existing party walls, the development is to have a 1-storey minimum party wall to complete the building edge, up to a maximum height to match the height of the existing party wall of the adjacent development.
2 Covered Walkway / Linkway The development is to comply with the requirements for provision of continuous covered walkways of the minimum required widths to abut the lines of Road Reserves, as detailed in Table 1. Where the development is set back, continuous covered linkways of the minimum required widths are to be provided to abut the lines of Road Reserve.

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