Based on prevailing guidelines, the URA Centre is open to all visitors regardless of vaccination status. Please refer to the latest COVID-19 update on MOH’s update at https://www.moh.gov.sg/covid-19.

Be wary of phishing or scam attempts. URA will NOT ask for sensitive personal information relating to your accounts, such as your Singpass ID/password or your banking ID/password. As a safeguard, all official SMSes sent by URA will not carry clickable links. Use our feedback form to report any suspicious SMSes supposedly from URA. Stay vigilant and safe! Learn how to spot these scams.

  1. Home
  2. Guidelines
  3. Development Control
  4. Non-Residential Handbooks
  5. Commercial
  6. Bonus GFA Incentive Schemes

Commercial

Bonus GFA Incentive Schemes

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

Community Uses Child Care Services
  • CSFS is applicable to child care services provided by
    1. non-profit or anchor operator child care centres endorsed by ECDA; and
    2. commercial child care centres endorsed by ECDA under their Support Scheme.
  • Qualified commercial child care centres shall be approved on Temporary Permission (TP). URA’s approval is required for a renewal of the TP. As part of the renewal, the operator shall fulfil ECDA’s qualifying criteria under the Support Schemes and obtain ECDA’s re-endorsement for the CSFS.
Disability Services
  • Disability services, under the purview of the Ministry of Social and Family Development (MSF), refer to services and programmes in place for people with disabilities to help them integrate into society. Such services include day activity centres that provide training in daily living skills, social skills development, and vocational abilities development.
  • The disability services operator shall be endorsed by MSF/National Council of Social Service (NCSS) to qualify for the CSFS.
Family Services
  • Family services, under the purview of the Ministry of Social and Family Development (MSF), refer to services to the public on family matters. Such services include individual and family counselling, family life education, parenting advice, talks, or seminars, family finances or financial counselling, and marriage counselling (non-commercial).
  • The family services operator shall be endorsed by MSF/NCSS to qualify for the CSFS.
Eldercare Services
  • Eldercare services refer to services that:
    1. Facilitate the elderly to continue to live with their family in the community;
    2. Enrich their lives by engaging the elderly and promote their continued participation in the community; and
    3. Provide support to the elderly, their family, and their caregiver.
  • The services shall predominantly provide practical assistance, social engagement, and respite care, and not for primary health or medical care.
  • The eldercare services operator shall be endorsed by MSF/NCSS to qualify for CSFS.
Volunteerism and Volunteer-based Programmes
  • These programmes refer to those which:
    1. Reach out, recruit, train, and/or deploy volunteers to serve the social sector (ie volunteers in arts and sports, for example, shall not qualify); and
    2. Provide services that are long-term and/or on-going basis and not on a project basis.
  • The need for the space for volunteer-based programmes shall be clearly justified. The programmes shall be endorsed by MSF/NCSS to qualify for CSFS.
Community Libraries
  • Community libraries, under the purview of the National Library Board (NLB), provide to the public easy access to information.
Community Clubs
  • Community clubs, under the purview of People’s Association (PA), provide a venue where citizens can connect for community bonding, carry out volunteer work, and promote active citizenry and multiracial harmony.
Other Uses
  • Other proposals may be considered by URA. These proposals shall be endorsed by a suitable championing government agency acceptable to URA before an application is submitted to URA.
Sports Uses
  • Applicable to selected sports facilities that are not provided for by the public or private sector (eg competition ice rink).
  • Other types of sports facilities that are currently provided for (eg bowling alleys) shall not qualify.
Uses that are not supported Pure office, religious uses, recreational clubs

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

Community Uses Developers have the option of offering a government agency or the community user endorsed by the relevant championing agency either the strata-title of the CSFS spaces or a long lease with a minimum tenure of 10 years of the CSFS space with option of renewal.

Direct transfer of ownership or leases to the community user using the CSFS space is allowed, subject to support from the relevant championing government agency.
Sports Uses Developers shall offer the Singapore Sports Council (SSC) the option to either take up ownership of the strata-title of the CSFS space or lease of the CSFS space, with a minimum tenure of 10 years with option of renewal by SSC.

SSC shall take the lead in the operation and management of the sports facility and may appoint a suitable managing agent to operate the facility.

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.

  1. A letter of undertaking (LOU) from:

    • The community service provider for community uses;
    • The SSC for sports use;
    • The child care centre operator endorsed by ECDA.
  1. An endorsement letter from the relevant championing government agency for the proposed use and/or ownership arrangement of CSFS space.

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.

The types of developments eligible for the incentive scheme are as follows:

Residential2
 Condominium and Flats development  
Non- Residential Commercial, Industrial and Institutional developments, such as office, retail, business parks, community building, hotel, hospital or white site developments 
Mixed use Combination of the above 

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:

  • Providing a wider diversity of uses, including more residences, hotels, and creative lifestyle possibilities;
  • Realising better connectivity to adjacent developments and transport nodes;
  • Creating a more intimate, people-friendly environment with walkable streets and public spaces that will provide an appealing address for people to live and work in.

The incentives are calibrated to encourage:

  • The creation of mixed-use neighbourhoods at the CBD fringe areas of Anson and Cecil Street, with greater extent of residential uses supported by a variety of social/community amenities;
  • A blend of mixed-uses within Robinson Road, Shenton Way and Tanjong Pagar, while retaining the predominantly commercial character of the core areas of our CBD in Raffles Place.

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

Age of Development At least 20 years old from date of last TOP1
Existing Land Use Predominantly Office developments only
Location & Minimum Site Area Anson Minimum 1000sqm
Cecil Street
 Minimum 1000sqm for corner sites
Minimum 2000sqm for all other sites
Robinson Road, Shenton Way, Tanjong Pagar

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

Location Proposed Land Use Maximum Allowable Intensification (%)2 3
Anson & Cecil Street Residential with Commercial at 1st storey 30%
Commercial & Residential 25%
Hotel 25%
Robinson Road, Shenton Way, Tanjong Pagar Commercial with 40% Non-Commercial Uses such as Residential 25%
Commercial & Residential 25%
Hotel 25%

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:

  • Planning approval from URA;
  • SLA may levy Land Betterment Charge, where applicable;
  • Compliance with the prevailing Urban Design guidelines for Downtown Core Planning Area;
  • Adoption of the lower bound of the Range-Based Parking Provision Standards as prescribed in LTA’s prevailing Code of Practice for Vehicle Parking Provision; and
  • A minimum score of Green Mark Platinum for the resultant development.

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: 

  • GPR/GFA;
  • Land Use and Use Quantum;
  • Building Height

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

Age of Development At least 20 years old from date of last TOP
Existing Land Use Commercial or mixed-use developments with predominantly commercial uses.

Developments with predominantly residential uses will not be eligible.
Transformational Impact The redevelopment proposal shall include a minimum of two adjacent sites, such that the amalgamated redevelopment can have a strong transformational impact on the surrounding environment that will enhance and rejuvenate the area.

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:

  • The redevelopment helps to plug critical gaps in the planned pedestrian networks for the precinct;
  • The redevelopment helps to open up a view corridor or physical access to a key public asset e.g. waterfront, park or public space; or
  • If the redevelopment of a single site is large enough on its own to achieve the desired transformational impact.

Redevelopment proposals submitted under the SDI scheme shall be evaluated based on the following criteria:

SDI Scheme Evaluation Criteria

Urban Design and Architectural Design Concept The proposed project shall be a quality development that defines the site as a distinctive destination through its architectural design, scale, presence and setting in relation to the surrounding developments, pedestrian network, and the public realm.
Environmental Improvement/ Contribution to the Community The proposed project should enhance the public environment in a significant way and benefit the community at large, such as through:

  • Quality public spaces;
  • Measures designed to encourage the use of public transport and to discourage private car use;
  • Enhanced pedestrian networks and promotion of active mobility;
  • Public or cultural facilities (eg event and performance art venues, childcare facilities, and community services etc.);
  • Enhancement to public infrastructure;
  • Conservation and adaptive re-use of heritage buildings and structures, where applicable; and
  • Contribution to environmental sustainability.

Use Mix

 The proposed project shall provide an appropriate mix of uses that complements existing businesses and injects new uses to help revitalise the precinct. New, innovative uses and concepts that offer a differentiated user experience are encouraged.

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.

Lease renewals, where applicable, shall be subject to the approval of SLA and assessed in line with the Government’s prevailing lease renewal policy.

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

Top