Objective

Urban design guidelines for party wall developments and 2nd storey links were released in Feb 2002 as part of the initiatives to enhance Orchard Road. The party wall and 2nd storey link guidelines were intended to achieve the planning vision of seamless connectivity both on the ground level (i.e. between covered walkways), as well as inter-building connectivity. This revised set of party wall and elevated link (previously known as 2nd storey link) guidelines aim to provide greater design flexibility. The location plans have been revised to provide greater clarity on the site conditions of the various locations where party wall developments are required.

Details of Guidelines

1. Urban design guidelines for 2nd storey links and party wall developments were released on 4 Feb 2002 and 8 Mar 2005 respectively to enhance the streetscape of Orchard Road through the creation of seamless, sheltered connections between adjacent developments.
2. The party wall and elevated link guidelines are revised based on industry feedback received and the detailed guidelines are attached in Appendix 1.
3. Both party wall extensions and elevated links seek to enhance sheltered pedestrian connectivity by connecting the covered walkways of adjacent developments that are located along selected stretches of the pedestrian mall (as shown in the location plans attached in Appendices 2 – 5). While the provision of elevated links is optional, selected developments fronting these stretches of the pedestrian mall are required to be built as party wall developments, as and when they undergo major Addition & Alteration (A&A) works or redevelopment.
4. The allowable locations for the elevated links and the corresponding depths are indicated in the location plan attached in Appendix 6.
5. The detailed guidelines attached in this Circular shall supercede the relevant portions of the Urban Design Guidelines for the Orchard Planning Area released on 4 Feb 2002 and 8 Mar 2005 respectively.

REVISION TO PARTY WALL GUIDELINES

6. The guidelines for Party wall developments have been revised as follows:
   • Additional party wall location between Orchard Hotel and Delfi Orchard;
   • Only one 6.0m – 7.0m wide connection to the adjacent development is required to be provided either on the 2nd or 3rd storey of the development at appropriate location(s) along the party wall that abuts the common boundary line with the adjacent development;
   • In addition to this connection, a knock-out panel and a corridor space are also required to be safeguarded on the other level (i.e. either 2nd or 3rd storey) to allow greater design flexibility and cater to future connections at a different level;
   • In the event where the connection cannot be achieved, one knock-out panel is to be safeguarded on both the 2nd and 3rd storeys of the development along the party wall; and
   • The additional GFA granted for party wall extensions will form part of the overall budget of 10% of the approved GFA for the development. Please refer to the circular on Framework for Managing Bonus Gross Floor Area Incentives (URA/PB/2009/03-DCG) for more information.

REVISION TO 2^ND STOREY LINK GUIDELINES

7. The following guidelines for 2nd storey links have been revised:
   • The terminology for 2nd storey links have been changed to elevated links;
   • Elevated links can be allowed above the 2nd storey of the adjoining developments;
   • Additional elevated link location between the Royal Thai Embassy and International Building; and
   • The additional GFA granted for party wall extensions will form part of the overall budget of 10% of the approved GFA for the development. Please refer to the circular on Framework for Managing Bonus Gross Floor Area Incentives (URA/PB/2009/03-DCG) for more information.
8. The design proposals submitted shall be subject to evaluation by the Competent Authority based on the site context and the overall design merit of the proposal, as well as the detailed guidelines given in Appendix 1.
9. 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 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.