Building Setback from Boundary

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Road Buffer and Green Buffer

The building setback controls of strata landed housing developments from public roads shall be determined by the road buffer as shown in the table below. Where the strata landed housing development site fronts two or more public roads, the buffer requirements from the roads shall be applied to all boundaries fronting roads.

Road Buffer and Green Buffer requirements

Road Category	Road Buffer and Green Buffer
Category 1	24m (including 5m green buffer)
Category 2	12m (including 5m green buffer)
Category 3 - 5 and slip road	7.5m (including 3m green buffer)

Common Boundaries Setback and Planting Strip

Any strata unit within the development site shall be set back 3m (minimum) from the common site boundary with another development.

A wider setback shall be required for 3-storey strata landed housing sharing a common boundary with Good Class Bungalow Areas (GCBA).

Setback of Strata Landed Housing from Common Boundaries

Strata Landed Housing Storey Height	Minimum Setback from Common Boundary with GCBA Plots	Minimum Setback from Common Boundaries (All other developments)
1 – 2 storeys*	3m (including 2m green planting strip)	3m (including 2m green planting strip)
3 storeys	25m (including 2m green planting strip)	3m (including 2m green planting strip)

*Roof terrace(s), if proposed, shall be orientated to face away from the GCBA.

Ancillary Structures

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 shown in the table below.

Ancillary structures located within the green buffer and tree-planting strip may be assessed in accordance with the objective-based guidelines administered by NParks – see here.

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

Minimum Setback Requirements for Ancillary Structures

Type of Ancillary Structure	Required Setback from Road	Required Setback from Other Boundaries	Height Control
Electric Substation	Category 1 & 2 roads: 5m Category 3 – 5 roads: 3m	Outside GCBA: 2m Within GCBA or with GCBA plots: 3m	6m
Sunken Swimming Pool			Not applicable
Raised Swimming Pool	Follow road buffer standards
Water Tank & Pump
Meter Compartment	Subject to evaluation		If these are located within the green buffer or tree planting strip, 1.8m
Bin Point
Guardhouse			If this is located within the green buffer or tree planting strip, 2.6m
Generator Set	Subject to evaluation Adequate setback may have to be provided to minimise glare and noise disturbance to adjoining developments

Minor Building Appendages

Maximum allowable protrusion into road buffer and common boundary setbacks

Appendages	Within GCBA	Outside GCBA
While the building appendages may be within the permissible building envelope, such features may require further evaluation depending on the site context, to ensure that they do not substantially add to building bulk.
Main roof eaves¹ ¹ Secondary roof eaves may only extend 1m beyond the permissible building envelope.	Into road buffer: 2m Into common boundary setback: 1.4m	Into road buffer: 2m Into common boundary setback: 1m
Ledges or cantilevered awnings² (without vertical supports) ² The maximum projection (i.e. 1m or 1.4m) into the road buffer or into the common boundary setback applies to retractable awnings when they are fully stretched out (i.e. not when the awnings are in their retracted positions).	Into road buffer: 1.4m Into common boundary setback: 1.4m	Into road buffer: 1m Into common boundary setback: 1m
Horizontal sun-shading devices, vertical sun-shading fins/ screens, other minor decorative features³, planter boxes⁴ ³ includes light weight cantilevered screens spaced apart for sun-shading purpose without vertical supports. All such structural projections shall not exceed 500mm in depth. ⁴ Planter boxes: cantilevered box structures for planting purposes.	Into road buffer: 0.5m Into common boundary setback: 0.5m	Into road buffer: 0.5m Not to encroach into common boundary setback
Bay windows⁵ ⁵ Bay Window: Raised windows not exceeding one structural bay width and cantilevered at least 0.5m high from the floor.	Not to encroach into road buffer or common boundary setback

Unit Spacing

Owners/developers and Qualified Persons are free to decide the suitable front, side and rear spacing between individual strata landed units within the site.