Envelope control sites are vacant lands and buildings located within Conservation Areas, but not designated for conservation. The Conservation Plans show their location within each of the Historic Districts and Residential Historic Districts. These sites can be redeveloped subject to envelope control guidelines. The envelope is defined by the front facade, the roof and rear facade.
The Historic Districts and Residential Historic Districts have two types of envelope control sites:
a) Infill Development
Sites located between or adjacent to conserved buildings.
b) Independent Development
Stand-alone sites or sites located within a streetblock without any conserved building.
Historic Districts
The use shall follow the Master Plan intention of the respective areas. If the site is located within the core area, the first storey must be for activity generating uses such as shops. The Conservation Plans show the extent of the designated core areas in Chinatown, Kampong Glam and Little India. Certain trades are not permitted in the Historic Districts and the core areas. (See Appendix IA for Incompatible & Pollutive Trades and Appendix IB for Location of Core Areas).
Residential Historic Districts
The use shall follow the Master Plan intention of the respective areas.
Land Betterment Charge (LBC) may be payable in respect of any development of the land or when there is a value enhancement arising from the proposed use or use changes on the building or part thereof on the land. More information on LBC is available on SLA's website. Taxable persons may elect to use the Valuation method in lieu of the Table of Rates method, by using a prescribed form at the above web link.
Car parks shall be provided in accordance with the Parking Places (Provision of Parking Places and Parking Spaces) Rules and any statutory modifications or re-enactments thereof for the time being in force.
The objective of the envelope control guidelines is to ensure that new buildings will continue to respect:
a) The characteristics of the existing street, such as the provision of covered walkways and the continuity of the streetscape, and
b) The overall scale and character of the area.
The guidelines for the infill envelope control sites within the Historic Districts and Residential Historic Districts are listed in the relevant sections below. Where applicable, the requirements of the relevant technical departments are to be complied with.
For independent developments, located on stand-alone sites or sites located within a streetblock without any conserved building, street block control and development control guidelines apply. In Historic Districts, the allowable number of storeys is shown in the Conservation Plans and the Special Detailed Control Plans on URA Space.
Covered walkway is to be provided to maintain the character of the streetscape, and the floor level is to match that of the open walkway. The form, design and material of the roof, front, side and rear facades can vary. Any party wall exposed as external wall cannot have any opening. Basement is allowed.
A professional engineer is to be engaged to ensure that the structural stability of the adjacent conserved buildings are not adversely affected by the new building. This is particularly essential when a new basement is to be constructed next to a conserved building. All reasonable care and protection are to be accorded to the adjacent conserved buildings to ensure retention of their structural integrity.
For more information, please refer to the circular URA/PB/2023/04-CUDG on A&A works to or near conserved buildings and maintenance of conserved buildings.
The allowable number of storeys is shown in the Conservation Plans in Appendix II.
The overall scale of the building, in terms of the springing line, roof ridge or top of the roof parapet where applicable, is to match that of the adjacent conserved buildings. If the adjacent conserved buildings have different heights, the higher building forms the basis of the height control.
See Figure 1 (PDF, 1.90 MB)
Front and rear facades of the building are to line up with the adjacent conserved buildings.
Form and material can vary.
Design and material can vary.
The design of the front façade is to take reference from the scale and rhythm of the adjacent conserved buildings. A Design Statement of Intent (DSI) will be required to be submitted and the proposal may be subject to further review. The template for the DSI can be downloaded here.
Exact copy of adjacent conserved buildings would not be allowed. Reconstruction can only be considered if there are historic records available, and subject to evaluation.
Colonnaded covered walkway is to be provided to maintain the continuity of the streetscape.
The width and height are to match that of adjacent conserved buildings and the soffit height cannot exceed 3.6m.
The floor level is to match that of the adjacent conserved building. Where the difference in level is not more than 175mm, a ramp is to be provided. The gradient of the ramps cannot be steeper than 1:10.
The flooring can be of any materials provided it does not have a highly polished gloss finish.
The party wall form of development is to be kept. Party wall, if existing, is to be retained.
Any party wall exposed as external wall cannot have any opening.
Basement can be considered on a case to case basis and it must not affect the structural stability of adjacent conserved buildings.
Flue and vent are to be located at the rear and their height shall be not higher than the ridge of the main roof.
Lift shaft is to be located at the rear slope of the main roof or on secondary roof. The height cannot exceed the ridge of the main roof.
Condensing units are to be located out of sight from public road and be least obtrusive from the exterior. The condensing units are to be screened unless they are small and not visible from the street levels.
See Figure 5 (PDF, 0.48 MB)
For developments within the Central Area, they are to comply with the screening requirements stipulated in the "Screening of Mechanical & Electrical Services and Car Parks on Roofs and Building Facades Within the Central Area".
See URA’s Circular to Professional Institutes dated 6 Sep 2004 (Circular No: URA/ PB/2004/29-CUDD) (PDF, 205 KB)
Mechanical & Electrical plants and rooftop services are to be visually screened from the top and all sides. If metal is used for the screening, it is to be anodised or colour coated.
The spacing of trellises, louvers or other similar types of construction used for screening are to be equal or less than the depth of its individual members.
The screening elements are to be orientated to cut off views of the services from the street level and surrounding buildings.
If perforated panels are used, the porosity (i.e. percentage of voidto-solid) of the perforated panels is to be equal or less than 25% and the size of openings cannot exceed 30mm in diameter.
Please refer to Part E on “Signage Guidelines” for conserved buildings.
• Figure 1: Building Height of Infill Developments at Historic & Residential Historic Districts and Type 1 Infills in Secondary Settlements (PDF, 1.90 MB)
• Figure 5: Air Conditioning System (PDF, 0.48 KB)