Commercial developments are eligible for the following bonus GFA incentive schemes if they comply with the relevant guidelines:
Commercial developments may make use of any combination of the bonus GFA incentive schemes (ie CSFS and Rooftop Greenery ORA), as long as the cumulative bonus GFA does not exceed the overall cap of 10% above the MP GPR.
The Community and Sports Facilities Scheme (CSFS) facilitates the co-location of compatible community and sports uses with highly accessible commercial developments. Under the CSFS, bonus GFA for the community and sports uses is subject to an overall cap of 10% of the maximum permissible GFA for the site allowed under the prevailing Master Plan or 2,000sqm (whichever is lower).
The co-location of community or sports uses under the CSFS is intended primarily for commercial retail developments which are highly accessible. The commercial development that may be considered for the community and/or sports uses under the CSFS shall be in close proximity to transport nodes or town centres/neighbourhood centres, and the additional CSFS space may be supported from the land use and transport planning points of view.
Community and sports uses under the CSFS would not be supported in hotel developments as the resultant synergies are limited.
Community and sports uses under the CSFS in office developments shall only be considered if it is clear that the use has clear synergies with the office development and caters to the needs of the office workers.
The proposed community and sports uses shall primarily be intended or public or community use and not profit-driven, with the exception of commercial child care centres endorsed by the Early Development Childhood Agency (ECDA). Refer to table below for a list of allowable uses.
Allowable Uses for CSFS Scheme
For the purpose of computing Land Betterment Charge, SLA may assess such additional CSFS space for community uses based on Group E Civic & Community Institution rate, and assess such additional CSFS space for sports uses based on Group A Sports/Recreational rate.
Ancillary uses (eg supporting offices) shall be kept to a maximum of 40% of total GFA of the CSFS space. Any commercial uses within the CSFS space (eg cafés or gift shops), if permitted by URA, shall be computed as part of the overall commercial quantum of the development.
Ownership of CSFS Space
The party that holds the strata-title/lease of the approved CSFS space shall ensure that the use of the CSFS space complies with the terms and conditions of the CSFS guidelines.
In the event that there is a change in ownership arrangement of the CSFS space, the seller or owner of the CSFS space shall inform the new buyer or lessee on the obligation to ensure that the CSFS space shall at all times be used for the approved purposes. The seller or owner of the CSFS space shall also keep the championing agencies informed of any such changes.
The following documents shall be submitted as part of a development application to URA for evaluation.
Refer to the section on Greenery.
The Built Environment (BE) Transformation GFA scheme aims to encourage adoption of higher tier Construction Industry Transformation Map (ITM) outcomes in areas of digitisation, productivity and sustainability. The incentive scheme is jointly administered by BCA and URA. Applicants may qualify for the scheme by adopting stipulated ITM outcomes as part of the development proposal.
The incentive is applicable for new erection or major Addition & Alterations to private sites of at least 5000sqm GFA1. Sites launched under the Government Land Sales (GLS) programme prior to 31 March 2022 may also be eligible for the incentive scheme.
1Smaller developments of less than 5,000 sqm GFA may be considered on a case-by-case basis if agencies determine that sizeable productivity and sustainability outcomes relative to the development proposal can be achieved based on BE ITM measures proposed by the developers.
2The maximum allowable number of dwelling units for residential developments located outside of Central Area is derived from the Master Plan permissible intensity, which excludes any bonus GFA the site is eligible for.
Private sites may be granted up to 3% bonus GFA under the scheme3. The scheme is applicable for new proposals till 23 November 2026.
GLS sites are eligible up to 2% bonus GFA. The scheme is applicable for new GLS launched prior to 31 March 2022.
The cumulative bonus GFA shall be kept within the overall budget of 10% above the Master Plan Gross Plot Ratio (GPR), or the maximum allowable GFA of the development. It shall not form the future development potential of the site upon redevelopment.
The quantum of allowable bonus GFA under the BE Transformation Scheme is based on the proposed uses, use quantum that complies with the Master Plan zoning, and any additional requirements imposed as part of the endorsement for the bonus GFA.
Should development proposals fall within areas with specific planning considerations (e.g. storey height controls) or are unable to fully accommodate the additional intensity due to on-site conditions (e.g. areas with traffic concerns), the bonus GFA under the BE Transformation Scheme that can be approved may be lower than the endorsed quantum, and/or the bonus GFA may be limited to a particular use or uses.
3Applications submitted under the Strategic Development Incentive (SDI) and Central Business District (CBD) incentive schemes will have to comply with stipulated outcomes in the areas of digitalisation, productivity and sustainability. The required ITM outcomes will be separately assessed in relation to the context of the proposal, upon submission of the outline application for the SDI/CBDI development proposal. ITM outcomes will be imposed as conditions for planning approval for redevelopment proposals via the SDI/CBD Incentive scheme. SDI/CBDI proposals will not qualify for the additional GFA under the BE Transformation Gross Floor Area Incentive Scheme.
Applicants are to submit an application to BCA with supporting documents on the proposed ITM outcome concept plan and detail the proposed ITM outcome to be adopted for the development proposal. The submission can be made at this link.
Following BCA’s grant of letter of acceptance, applicants shall submit the development proposal with the proposed quantum and use group of the proposed bonus BE Transformation GFA to URA, for detailed assessment. The development application shall be submitted within 6 months from BCA’s grant of Letter of Acceptance, and shall include a copy of the Letter of Acceptance, and the BE Transformation GFA computation form. The submission process and verification of ITM outcomes is summarised at this link.
Applicants are to comply with BE ITM outcomes for the bonus scheme based on the building type. The specific requirements for the development proposal will be shared in detail as part of the application process to BCA for the Letter of Acceptance.
Refer to section on POPS.
The bonus GFA allowed under the bonus incentive schemes is over and above the MP GPR and is subject to a maximum of 10% of the MP GPR. When the site is redeveloped in future, the additional GFA already used under the bonus GFA incentive schemes cannot be carried over. In other words, the GPR for the site shall revert to the GPR specified in the prevailing MP.
Other Incentive Schemes
The CBD Incentive Scheme and the Strategic Development Incentive (SDI) Scheme aim to encourage the rejuvenation of the CBD and other strategic areas in Singapore. Sites that fall within the designated areas for the CBD Incentive Scheme shall be guided by the CBD Incentive Scheme and shall not be considered under the SDI Scheme.
Details of the two schemes are as follows:
The CBD Incentive Scheme aims to encourage the conversion of existing, older, office developments into mixed-use developments that will help rejuvenate the CBD by:
The incentives are calibrated to encourage:
Existing predominantly office developments in selected areas where mixed-use neighbourhoods are encouraged will be eligible for the incentives if they meet the following eligibility requirements:
CBD Incentive Scheme Eligibility Requirements
1 Exemptions may be considered depending on the merits of the case.
Residential and Hotel uses are encouraged within mixed-use developments to inject live-in population into the CBD. The allowable land uses and the corresponding maximum allowable increases in development intensity are shown in the table below. Approval of the allowable uses shall be subject to the statutory rezoning process and compliance with Rule 4 and Rule 7 of the Planning (Master Plan) Rules.
Allowable Land Uses and Maximum Allowable Increase in Development Intensity
2 Based on GPR as stipulated on Master Plan 2019 or Approved GPR, whichever is higher.
3 Bonus GFA approved under the CBD Incentive Scheme shall not form the future development potential of the site upon redevelopment.
The proposed increase in development intensity shall be subject to:
The maximum development intensity shown in the table above shall be assessed based on the detailed design, in relation to the site context and other planning or urban design considerations. URA may refuse planning approval, or grant planning approval with conditions if the proposal is not aligned with the planning intention of the area, or if the proposal is unable to comply with relevant technical and urban design requirements.
Bonus Gross Floor Area (GFA) shall not apply for the Green Mark requirements. Developments will still be eligible for Bonus GFA granted under other applicable schemes such as balcony or indoor recreational spaces, subject to the prevailing overall cap on Bonus GFA.
Lease renewals, where applicable, shall be subject to the approval of SLA and assessed in line with the Government’s prevailing lease renewal policy.
Proposals under the CBD Incentive Scheme shall be submitted as an Outline Application to URA for consideration.
The CBD Incentive Scheme will be implemented for a period of five years from the date of gazette for Master Plan 2019. URA will review the effectiveness and relevance of the scheme at the end of this period. URA reserves the right to vary or change the specific requirements outlined in the scheme during this five-year period.
Building owners of developments in strategic areas across Singapore may make use of the SDI Scheme in their applications for re-development if it meets the eligibility criteria.
The planning parameters for which deviations may be considered under the SDI Scheme are:
The SDI Scheme is open to applications from building owners for developments in strategic areas across Singapore that meet the eligibility criteria.
In particular, applications to redevelop existing developments in Orchard Road, Central Business District (CBD) and Marina Centre areas are encouraged, in line with the broader planning intention to rejuvenate these areas. Sites that fall within the designated areas for the CBD Incentive Scheme shall be guided by that scheme instead of being considered under the SDI scheme.
Eligibility for consideration under the SDI Scheme is subject to the criteria outlined in the table below:
SDI Scheme Eligibility Requirements
Note: Exemptions from the eligibility criteria above may be considered where redevelopment has a positive impact beyond the confines of a single site, to contribute to the rejuvenation of the larger street block or precinct, for example:
Redevelopment proposals submitted under the SDI scheme shall be evaluated based on the following criteria:
SDI Scheme Evaluation Criteria
Use Mix
Relevant technical agencies such as LTA and PUB shall be consulted to ensure that any proposed intensification can be supported from an infrastructure planning perspective. URA will guide the proposals to ensure that planning objectives are achieved.
Approval of the proposals shall be subject to the statutory rezoning process and compliance with Rule 4 and Rule 7 of the Planning (Master Plan) Rules.
Proposals under the SDI Scheme shall be submitted as an Outline Application to URA for consideration. Form DC/SDI shall be completed and attached to the submission. The work flow for processing an application is shown in here.
The evaluation by URA under the SDI Scheme is proposal-specific. An application that has been previously approved by the URA shall not be used or taken as a precedent for any other proposals or development applications seeking similar deviations from the planning parameters.
Any additional incentive GFA or development intensity granted under the SDI Scheme may be subject to SLA levying Land Betterment Charge, where applicable.
Any increase in development intensity approved by URA under this scheme shall not count towards the future development potential of the subject site.
Bonus GFA shall not apply for requirements mandated as part of the SDI Scheme. For example, if a minimum Green Mark score is required, the prevailing Green Mark Bonus GFA shall not apply. The developments will still be eligible for Bonus GFA granted under other applicable schemes such as balcony or indoor recreational spaces, subject to the prevailing overall cap on Bonus GFA.
The SDI Scheme, implemented from 27 March 2019, is for a period of five years from the date of gazette for Master Plan 2019. URA will review the effectiveness and relevance of the scheme at the end of this period.
URA reserves the right to vary or change the specific requirements outlined in the scheme during this five-year period.
Last updated on 21 November 2022