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  6. Building Setback from Boundary

Commercial

Building Setback from Boundary

Road buffer and setback

Setback Requirements

All buildings in commercial developments shall be sufficiently set back from the road and common boundary. The setback distance is measured from the road reserve1 line or boundary line to the external wall of the buildings, excluding land to be vested to the State for road and/or drainage purpose.

All buildings in commercial developments fronting a public road shall provide a road buffer, the width of which depends on the hierarchy of the road. A green buffer shall be set aside in the road buffer depending on the width of the road buffer.

The buffer requirements for the Road Categories 1 to 5 are in the tables below.

1 Road Reserve: The plot of land to be vested in the State as required under the Street Works Act. It is demarcated by the line of Road Reserve in the Road Line Plan and the site boundary.

Road Buffer and Green Buffer

Road Category Minimum Width of Buffer Road Buffer
(inclusive of Green Buffer indicated in brackets)
Category 1 15m 10m
(5m)
Category 2 7.5m 4.5m
(3m)
Category 3 5m 2m
(3m)
 Category 4 - 5 and slip road 5m 2m
(3m)

Commercial developments in the Central Area are guided by the urban design requirements, which may allow the development to abut the road reserve at the front.

Commercial developments outside the Central Area may abut the road reserve at the front, if there is site constraint or if there is an intention to retain the existing streetscape which is abutting the road reserve/road widening line.

Common Boundary Setback & Planting Strip

Type of Boundary Minimum Setback Distance
Common boundary with other developments 3m
(including 2m planting strip)

Setback Requirements for Ancillary Structures

Ancillary structures are minor structures erected to support the main use of the site. The building setback distance and height control for ancillary structures are shown in the table below.

Ancillary structures located within the green buffer may be assessed in accordance with NPARKS' guidelines – see here.

Ancillary structures located within the physical buffer and building setback that exceed the requirements in the table below, but are below 6m in height, shall be evaluated depending on the merits of the design and function.

Setback and Height Control for Ancillary Structures

Type of Ancillary Structures Required Setback from the Road
 Required Setback from the Other Boundaries Height Control

Electrical Substation

 5m from Category 1 road

3m from Category 2 – 5 roads 		2m 6m
Sunken Swimming Pool Not applicable
Raised Swimming Pool Follow road buffer standards
Water Tank & Pump
Meter Compartment Subject to evaluation 1.8m if located within the green buffer
Bin Point
Guardhouse 2.6m if located within the green buffer
Generator Set Subject to evaluation
Adequate setback may have to be provided to minimise glare and noise disturbance to adjoining developments
Tennis Court

Setback for multi-storey car parks

Setback Requirements for Multi-Storey Car Parks

The building setback for multi-storey car parks (MSCP) is detailed below.

Building Setback for MSCP

Multi-Storey Car Parks Setback from Road Setback from Common Boundaries
MSCP façade with openings Follow road buffer standards for commercial buildings 6m (minimum)
MSCP façade with no openings 4.5m (minimum)
MSCP facade fronting open areas (ie open space, drainage reserve more than 6m in width)

Setback for Building Appendages

Building Feature Within Road Buffer Within Setback from Common Boundaries
Roof eaves Allowed, provided it is not within the green buffer Allowed, provided it is not within the 2.0m planting strip
Sun-shading devices & RC ledges (cantilevered)

Last updated on 23 October 2023

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