As of 22 Aug 2022, the need for URA’s planning permission for open-sided covers over PES and private RT that extend beyond 2m from the external wall of the unit (i.e. paragraph 5 of the circular) shall cease to apply. Homeowners are to seek approval from MCST before construction and to ensure that the covers meet the requirements of other relevant agencies such as the Building and Construction Authority (BCA) and the Fire Safety and Shelter Department (FSSD, SCDF), where necessary.

Background

1. Outdoor spaces are commonly designed as complementary spaces in non-landed strata-titled residential units. Such spaces, which form part of the unit’s private strata area, are usually at the first storey or roof level and examples include private enclosed spaces (PES) and private roof terraces[1] (RT). 
2. Although such spaces are intended to be outdoor spaces, home owners and residents often seek to erect covering structures to provide shelter from the weather and, in the case of PES, litter from upper floors. URA has considered feedback from home owners and residents in reviewing the guidelines regulating these spaces. 
3. On 12 January 2013, URA implemented revised guidelines which treated PES and private RT in non-landed strata-titled residential developments as Gross Floor Area (GFA). The revised guidelines apply to developments which are submitted and approved on or after 12 January 2013. Owners of units in these developments would not be constrained by GFA controls if they wished to erect covering structures in their PES or private RT. 

Details of Revised Measures

4. The latest revisions, which are the subject of this circular, seek to accord owners of units in existing and earlier approved developments (i.e. those on which the earlier revised guidelines introduced on 12 January 2013 do not apply) the same flexibility to erect additional covering structures in their outdoor spaces (e.g. PES and private RT). 
5. Under the latest revised guidelines, the covering of outdoor spaces such as PES and private RT will be exempted from computation as GFA. For covering structures over PES and private RT which extend beyond 2m of the external wall of the unit, planning permission from URA is required. URA will assess all proposals on the basis of prevailing development control guidelines to ensure that such structures are not excessively large and are in compliance with the building setback and/or height controls. The covered spaces shall retain a semi-outdoor character. GFA exemption will not apply if the covered area is enclosed at the sides. 
6. Applications to URA for planning permission need not be submitted by Qualified Persons, but home owners should ensure that the erected structure is safe and meets the requirements of other relevant agencies such as the Building and Construction Authority (BCA) and the Fire Safety and Shelter Department (FSSD, SCDF).
7. We wish to emphasise that planning permission from URA granted under the Planning Act does not, in any way, supersede any requirements or by-laws that the MCST may have or impose on the development within its powers under the Building Maintenance & Strata Management Act. Home owners are still obliged to comply with the by-laws which are administered by the development’s MCST and should separately seek the consent of the MCST before erecting the proposed structures. 
8. For developments with multiple units in which owners wish to either erect new covers or regularise existing ones, the MCST is encouraged to guide owners towards a consistent design which is agreeable to residents in the development. The MCST should decide on standard design guidelines for the covering structures and pass them in the form of a by-law at the general meeting. For such cases, the MCST may wish to coordinate a joint submission to URA on behalf of the affected units. 

Implementation

9. The revised GFA guidelines will take effect on 01 March 2014 and apply to non-landed strata-titled residential developments which had been submitted and granted Provisional Permission prior to 12 Jan 2013. 
10. I would appreciate 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 Development Control Group (DCG) Enquiry Line at Tel: 6223 4811 or e-mail us at ura_dcd@ura.gov.sg. We will be pleased to answer queries on this subject and any other development control matters. For your information, our past circulars to the professional institutes are available from our website http://www.ura.gov.sg. 

 [1] For the purpose of this circular, the GFA treatment of private roof terraces (RT) will also be extended to open balconies.

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