Objective

1. The Guidelines for the Lighting Incentive Scheme For Developments In The Central Business District (CBD) and Marina Centre (Scheme) were first introduced in March 2006 and supplemented in November 2007 by the Urban Redevelopment Authority (URA1) to encourage and incentivise the provision of external night lighting for new developments and defray some of the upfront capital cost of providing external night lighting for some existing developments in order to expedite the realisation of the overall Night Lighting Master Plan for the CBD, Marina Centre and Marina Bay.
2. The URA has reviewed the proposals submitted under the Scheme since its introduction and, together with feedback from lighting designers, architects and developers, has updated the Guidelines to ensure that they remain relevant and pro-business. The revised Guidelines have been updated to recognise both basic night lighting and special night lighting for festivities and events and provide a clearer definition of the types of lighting fixtures which can be considered under the Scheme.
3. Arising from feedback requesting for more information on the approved lighting schemes for buildings within CBD, Marina Centre and Marina Bay for lighting designers to take reference from in preparing night lighting proposals for individual developments, the URA has included a Night Lighting Circular to provide details on all approved lighting designs for developments within the CBD, Marina Centre and Marina Bay.
4. This Circular supersedes the earlier Circulars URA/PB/2006/06-CUDD released on 24 March 2006 and URA/PB/2007/10-CUDD released on 5 November 2007 and is to be read in conjunction with the overall 10% bonus GFA budget in URA’s Circular No: URA/PB/2009/03-DCG dated 29 April 2009 on “Framework for Managing Bonus Gross Floor Area Incentives”.
5. Guidelines on the design requirements for basic and special night lighting provided under this Scheme and the operating hours of the approved night lighting are to comply with Night Lighting Master Plan as set out in URA Circular URA/PB/2009/08-CUDG dated 29 April 2009.
6. Developers of new developments and redevelopment projects and building owners of existing developments undergoing major addition and alteration works that do not apply for the additional GFA or cash grant incentives under this Scheme are still required to comply with the requirements and guidelines for night lighting of their developments under URA’s Night Lighting Master Plan as set out in URA Circular URA/PB/2009/08-CUDG dated 29 April 2009. These requirements include the provision of night lighting and hours of operation.

How Can You Benefit?

7. Developers of new developments with the exception of GLS sites can apply for additional Gross Floor Area (GFA), over and above the prescribed Gross Plot Ratio (GPR) of the site under the Master Plan 2008, whilst building owners of existing developments may apply for either additional GFA, over and above the prescribed GPR of the site under the Master Plan 2008, or a cash grant, in return for the inclusion of night lighting to their developments, according to the conditions of the Scheme, as set out in this Circular.

Definition of Night Lighting for the Purpose of Computing the Incentive

8. The night lighting provided under this Scheme must be a permanent installation used to light up the exterior of the building to highlight the design of the development, in particular, the crown, facades, main architectural features, sky gardens and public spaces at the 1st storey. The light fixtures are encouraged to be designed and well-integrated with the overall design of the building and integrated into the building façade or within a building element, such as the roof feature or sun-shading devices.
9. Functional lighting to light the public areas within the development (e.g. the covered walkway) as well as the internal lighting to the building will not be considered under this Scheme.
10. The night lighting to be provided includes:

• Basic Night Lighting - defined as the daily elegant, tasteful and sensitive lighting up of the building’s architecture to complement the overall skyline of the city at night; and
• Special Night Lighting - defined as night lighting used only on an occasional basis in conjunction with a specific festival or event.

Evaluation Criteria

11. Proposals under the Scheme will be evaluated by the URA with the assistance of a Lighting Design Advisory Panel (LDAP) comprising industry experts, based on the following criteria:

Location

• The Scheme is applicable to all new developments, redevelopment projects and developments undergoing major addition and alteration works as well as existing buildings within the CBD and Marina Centre (see Appendix 1), except Government Sale Sites which have been sold with specific requirements to incorporate night lighting as part of the conditions of the sale of the sites;
• Building name signs, building owner’s name signs and logos, advertisement signs and electronic display panels, and interior, security and way-finding lighting, as well as functional lighting within the covered walkway and along the open walkways will not be considered under this Scheme. Operating and maintenance costs of the night lighting will also not be considered under the Scheme;
• The entire night lighting installation shall be located and installed fully within the boundary of the development.

Value of the Night Lighting Installation

• Only the cost of the permanent night lighting installations used to light up the exterior of the development to highlight the design of the development (e.g. the building crown, facades, main architectural features, sky gardens and public spaces at the 1st storey) can be included in the cost of the night lighting installation for the purpose of computing the additional GFA or cash grant that can be applied for under the Scheme. This includes the cost of the lighting equipment, fixtures and installation (including electricity sources, control boxes, wiring, lamp sources and light fittings, etc) but excludes consultant’s fees and submission fees, etc.; and
• For night lighting installations that are integrated into the building facade or located within landscaped areas and which result in the omission of parts of the development that would have otherwise been provided if the night lighting had not been provided, the value of the night lighting will be based on the ‘nett-value’ of the night lighting, after deducting the cost of the building elements that would have otherwise been provided in its place. Details and documentation of the replaced building element, certified by a quantity surveyor, are to be submitted for the URA to determine the adjusted value of the lighting to be used to compute the additional GFA.

12. The detailed Evaluation Criteria are attached in Appendix 2.

Types of Incentives Available

13. Two forms of incentives are available:

• Additional GFA incentive for developers and building owners of new developments, redevelopment projects and developments undergoing major addition and alteration works; or
• Cash grant incentive for building owners of existing buildings. 

 Computation of Additional Gross Floor Area (GFA)

14. The additional GFA granted under the Scheme will be based on the equivalent value of the night lighting provided, as endorsed by the URA, and computed based on the land value for the site. The land value is computed using the Development Charge (DC) rate as a proxy, based on the approved land use for the site. The DC rate to be used for the computation of the additional GFA to be granted will be pegged to the prevailing DC rate as at the date of the planning submission incorporating the night lighting proposal that is approved by URA and where the additional GFA is endorsed by the URA through a planning conveyance (i.e. Provisional Permission [PP] or Written Direction [WD]).
15. For mixed use developments, the total proposed GFA, inclusive of the additional GFA under the Scheme, must adhere to the use quantum requirements under the corresponding Master Plan land use zone or any specific land sales requirement applicable to the site.
16. Under the Scheme, the additional GFA for the provision of basic night lighting is capped at a maximum of 0.5% of the total prescribed GPR for the development under the Master Plan 2008 or 350 sqm, whichever is lower (see Appendix 3 for an example of the computation). The maximum cap is based on the average cost of night lighting for a building and aims to ensure that there is no over-provision of night lighting.
17. The additional GFA for the provision of special night lighting is capped at a maximum of 0.5% of the total prescribed GPR for the development under the Master Plan 2008 or 350 sqm, whichever is lower (see Appendix 3 for an example of the computation). The additional GFA for the provision of special night lighting is applicable only for developments fronting onto Marina Bay or that form part of the city skyline as seen from Marina Bay, as approved by the URA.
18. Developers and building owners that provide both basic and special night lighting can apply for a total additional 1.0% GFA of the prescribed GPR for the development under the Master Plan 2008 or a total of 700 sqm, whichever is lower, subject to separate caps of 0.5% and 0.5% for basic daily and special night lighting, respectively.
19. The additional GFA approved under this Scheme will not form part of the prescribed GPR for the site under the Master Plan 2008 and will be required to be removed when the approved night lighting is removed from the development. The approved night lighting can be replaced with another night lighting installation of equal value, subject to the approval of the URA.

 Computation of Cash Grant Incentive

20. Owners of existing buildings fronting onto Marina Bay or that form part of the city skyline as seen from around Marina Bay, who do not intend to redevelop or carry out any major addition and alternation works to their building, but intend to provide external night lighting according to the prevailing night lighting guidelines outlined in URA’s Night Lighting Master Plan for the Central Business District (CBD), Marina Centre and Marina Bay Area can apply for a cash grant. The Cash Grant Incentive is valid for the period up to 17 Mar 2011. Under the Cash Grant Incentive, the Government will pay up to 50% of the external building lighting equipment and installation costs. The amount of cash grant is subject to a cap in value equivalent to 0.5% of the total prescribed GPR under the Master Plan 2008 for the development, or SGD$500,000, whichever is lower (see Appendix 4 for an example of the computation). The final amount of cash grant will depend on compliance with the approved night lighting and the final cost of the night lighting installation as implemented on site. The final invoices, endorsed by the building owner’s Quantity Surveyor, must be submitted for verification by the URA before the cash grant is disbursed.

Submission and Evaluation Process

21. To ensure good integration of the night lighting with the overall design and architectural treatment of the development, the provision and design of the night lighting must be considered during the early stages of the design process. Applications under the Scheme should preferably be made to the URA as part of the development control process prior to obtaining PP for the development. Applications for developments which have obtained WP but have not commenced construction of the superstructure works on site may be considered for the incentive scheme, subject to URA’s approval. In such a case, the Applicant may either submit an amendment to the WP or make a fresh submission, to include the additional GFA.
22. All applications under the Scheme shall be submitted formally to the URA for approval as part of the development control process and be accompanied by the detailed night lighting proposal. Applications for the cash grant where only the installation of night lighting is being carried out to existing buildings (with or without structural works) are to be submitted via an Additions and Alternations submission.
23. Applicants applying for the additional GFA for special night lighting are required to submit drawings and site photos showing the view of their building from Marina Bay, using the base rendering provided in Appendix 8. Developments located away from the waterfront but that have significant parts of the building that are visible from Marina Bay (e.g. the building crown) may be considered and additional GFA approved in respect on the cost of parts of the special night lighting (e.g. building crown) visible from around Marina Bay, subject to the merits of the proposal and contribution to the night time image of the skyline.
24. Applications under the Scheme are to be made to the URA using the Submission Form for Night Lighting of Developments in the Central Business District, Marina Centre and Marina Bay, attached in Appendix 5. A Submission Checklist is provided in Appendix 6 to guide the preparation of the submission.
25. The concept and design of the night lighting and the location, type and installation of the light fittings is to be approved by the URA before the additional GFA is computed and approved by the URA and added to the GPR of the development. The grant of the additional GFA or cash grant under the Scheme will be subject to the conditions outlined in Appendix 10.
26. The external night lighting must be reflected in the proposal plans for the development for the URA’s approval. A retention clause will be included as a condition in the WP for the development to ensure that the night lighting is retained and operated and will be enforced through the Planning Act on the owner and any subsequent purchaser of the development.
27. Any proposed changes to, or replacement of, the approved night lighting is subject to the approval of the URA. The revised night lighting is to be of equal value to the previously approved night lighting installation under the Scheme. A full submission reflecting the revised night lighting proposal (e.g. change in lighting concept, type of lighting fixtures, and specifications of the lighting fixtures) together with the cost estimates of the revised night lighting proposal shall be submitted to the URA for evaluation and approval before any amendments are made to the approved night lighting installation on site.
28. The external night lighting installation provided under the Scheme must be installed based on the approved plans for the development and verified by the URA under the Planning Act. URA’s clearance of the completed night lighting is required before the Commissioner of Building Control issues the Temporary Occupation Permit (TOP), or Certificate of Statutory Completion (CSC) (in the event the TOP is not required). See Appendix 6 for details of submission requirements and process for seeking PP / WP and the clearance for completed works under the Night Lighting Guidelines. The standard processing time to evaluate and approve a complete and compliant submission of completed works is about 4 weeks. Please note that a longer processing time may be required if the submission is incomplete or not in order. The Applicant is to ensure sufficient lead time is allowed to secure the clearance prior to applying to the Commissioner of Building Control for TOP / CSC. The submission is required to include labeled and annotated photographs (in .pdf file format) showing the completed night lighting installation on site. URA will evaluate the photographs submitted and, if necessary, arrange for a site inspection before issuing the clearance letter for the completed works.
29. Applicants are also required to declare upfront to the Commissioner of Building Control at the point of application for TOP or CSC (in the event the TOP is not required), that URA’s clearance is required for the night lighting before issuance of TOP, or CSC (in the event the TOP is not required). TOP / CSC will only be granted by BCA after the night lighting has been satisfactorily installed on site.
30. If the external lighting fixtures are not installed and commissioned according to the approved plans, the Applicant will be required to revise the lighting installation to match the previously approved lighting design or provide reasons for the deviation for the URA’s evaluation and approval.
31. For the additional GFA incentive, a condition will be imposed in the grant of WP stating that the additional GFA allowed as an incentive for the installation of external building lighting will be required to be removed if, for any reason, the night lighting installation is at any time removed.
32. For the Cash Grant Incentive, all necessary evidence documenting the actual construction cost (e.g. invoices, contract drawings and documents, incorporating Bills of Quantities (BQ)) for the night lighting installation shall be submitted for the URA’s verification and approval. The actual quantities and cost are to be verified by a Quantity Surveyor to confirm that it is correct and in accordance with the approved design. The approved cash grant will only be disbursed to the building owner upon the URA’s final approval and upon the submission of the TOP or CSC to the URA.
33. The approved cash grant will be disbursed in two stages. The URA will pay 50% of the approved cash grant amount upon site verification and clearance of the completed works on site. The remaining 50% of the approved cash grant will be paid one year after the date of clearance. The URA reserves the right not to pay the remaining 50% of the cash grant if the building owner does not comply with the operating requirements of the lighting or changes the design of the lighting without URA’s prior approval.
    
    Operation Hours
34. The operation of the basic and special night lighting provided and approved under this Scheme is to comply with Night Lighting Master Plan, as set out in URA Circular URA/PB/2009/08-CUDG dated 29 April 2009.
35. 35 Building owners of developments located within the Night Lighting Master Plan boundary, in particular those that front onto Marina Bay or contribute to the city skyline as seen from Marina Bay, are required to turn on their basic and special night lighting during national events and festivals according to the requirements to the URA. The operation of the approved special night lighting is subject to the prior approval of the URA.
36. 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 contact Senior Architect Bernard Chan at Tel: 6321 8243 (email: Bernard_Chan@ura.gov.sg) or our DCG Enquiry Line at Tel: 6223 4811 (email: ura_dcd@ura.gov.sg). We will 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.

1The term "URA" is used in this Circular as a convenient reference to mean ‘the Chief Executive Officer, URA, as the Competent Authority (CA) under the Planning Act’.