URA/CUD Plan Release 1/2014E Street Block Plan for House 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)

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URA/CUD Plan Release 1/2014E Street Block Plan for House 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: 06 June 2014

Circular No : URA/PB/2014/08-CUDG

Our Ref : DC/ADMIN/CIRCULAR/PB_14

Fax : 6220 3201

CIRCULAR TO PROFESSIONAL INSTITUTES

Who Should Know:
Building owners, Qualified Persons and developers

Effective Date:
With effect from 06 June 2014

Objective

A review has been carried out for the Street Block along Mohamed Sultan Road, Martin Road, Arnasalam Chetty Road and Muthuraman Chetty Road in response to recent new developments. The guidelines have been revised with the aim to create more attractive and pedestrian-friendly streets with a continuous street edge along Mohamed Sultan Road and Martin Road, flanked by commercial activities at street level. This will build on the current character and mix of retail, food and beverage uses within the neighbourhood.
As such, sites fronting Mohamed Sultan Road and Martin Road are guided to be developed for Commercial or Residential with Commercial at 1^st Storey use according to the Land Use reflected in the Master Plan, to be built up to the lines of Road Reserve and to include an integrated covered walkway lined by commercial activities at the 1^st Storey.
This Street Block Plan will be used to guide addition & alteration works as well as redevelopment proposals within the above-mentioned street blocks. This supersedes the previous Street Block Plan for the area (Circular URA/PB/2008/23-CUDD dated 5 December 2008).

Details of Guidelines

Planning parameters and urban design guidelines covered by this Street Block 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. These are intended to complement and shall be read together with the existing Development Control (DC) Guidelines for Residential Developments.
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 Urban Planning & Design Department (email: ura_upd_da_team@ura.gov.sg) or our Development Control Group (DCG) Enquiry Line at Tel: 6223 4811 (email: 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.

Thank You.

FUN SIEW LENG (MS)
GROUP DIRECTOR (URBAN PLANNING & DESIGN)
for CHIEF EXECUTIVE OFFICER
URBAN REDEVELOPMENT AUTHORITY

Annex A 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)

Table 1

PARAMETERS

REQUIREMENTS

Hse. Nos. 65, 69 & 70 Mohamed Sultan Road;
38 (Front Plot Facing Martin Road) & 50 Martin Road; and 9 Muthuraman Chetty Road

Hse. Nos. 20 & 22 Martin Road

38 (Rear Plot From Martin Road) Martin Road and
11 Arnasalam Chetty Road

Land Use*

Residential with Commercial at 1st Storey

Commercial

Residential

Gross Plot Ratio

Maximum 2.8

Building Height

Maximum 15 storeys

Building Setback / Building Edge#

Road Reserve
Developments are to be built up to abut the lines of Road Reserve at the lower floors to a minimum of 1 storey to provide a building edge along the main roads, as shown in Appendix 1.

Common Boundaries
Developments are to be built up to the common boundary to a minimum height of 1 storey between Hse. Nos. 65, 69 & 70 Mohamed Sultan Road, and 20 Martin Road, and a maximum height not exceeding the height of the existing party wall of the adjacent development, as shown in Appendix 1. Beyond the height of the party wall, the development is to be setback according to the prevailing Development Control Guidelines. No openings are allowed within the party wall.

The development at Hse No. 50 Martin Road is to be set back a minimum of 3.0m along the common boundary.

Developments can either be built up to the lines of Road Reserve to a minimum height of 1 storey, with a covered walkway OR set back from the lines of Road Reserve to comply with the prevailing Development Control Guidelines without a covered walkway as shown in Appendix 1.

The developments are to be set back along the rear and side boundaries in accordance with the prevailing Development Control Guidelines as shown in Appendix 1.

Covered Walkway

A minimum 3.6m wide (and 3.0m clear) or minimum 3.0m wide (and 2.4m clear) covered walkway is to be provided within the development at the 1st storey abutting the lines of Road Reserve as shown in Appendix 1.

The requirements for the covered walkways are:

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 covered walkway being increased to match the higher soffit height. This is to ensure adequate weather protection for pedestrians during inclement weather;
To abut, open out onto and match the platform level of the open walkways within the adjacent Road Reserves and the covered walkways of the adjacent developments;
To be at a constant level throughout the entire length;
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
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.

Service Areas

All service areas, mechanical and electrical (M&E) equipment, water tanks, car parking lots, etc, are to be located within the building envelope, be fully integrated with the main building and visually screened from the top and on all sides.

Relevant Guideline:

Guidelines to Encourage More Innovation and Better Design of Rooftop - Screening Of Mechanical & Electrical Services And Car Parks, On Roofs And Building Façades Within The Central Area

Vehicular Access

All vehicular access to the developments are to be taken from the local access roads – Arnasalam Chetty Road, Narayanan Chetty Road or Muthuraman Chetty Road, where possible.

* 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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