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Urban Redevelopment Authority (URA)
Circulars

GROSS FLOOR AREA (GFA) EXEMPTION FOR COVERED COMMUNAL AREAS AND SHADOW AREAS FOR ALL DEVELOPMENTS

11 November 2002

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General

Please refer to LUSH 2.0: Gross floor Area (GFA) Exemption for Covered Communal Ground Gardens (URA/PB/2014/15-DCG) dated 12 June 2014.

Circular No : URA/PB/2002/24-DCD

Our Ref : DC 602/11-13

Fax : 6227 4792

CIRCULAR TO PROFESSIONAL INSTITUTES

  1. The ERC’s Land Working Group has proposed in one of its recommendations that communal and common areas should be exempted from GFA computation to encourage generous provision of such spaces in residential and commercial developments. In response to this recommendation from the ERC’s Land Working Group and also feedback from the participants of the URA’s 2nd POWER session, URA embarked on a review to redefine the Gross Floor Area (GFA) to achieve the following planning objectives:

    1. To encourage a more generous provision of covered landscaped communal areas and greenery; and

    2. To provide more flexibility to facilitate interesting building design and enhance pedestrian linkages.

  2. I am pleased to inform you that with immediate effect, the following areas are exempted from GFA computation subject to conditions:

    1. Communal landscaped areas on the 1st storey (re-termed as Secondary Covered Communal Ground Garden)
      Communal landscaped areas at the 1st floor which are shaded by a structure or a floor or overhang above can be exempted from GFA computation up to a maximum area as defined by a 45-degree line taken from the edge of the overhead projection. The areas within this 45-degree line must be unenclosed and accessible communal landscaped areas that can be used for communal activities.

      The communal area to be exempted from GFA should have a luxurious provision of quality landscaping with a variety of vegetation, turfing or simulation of natural terrain. These landscaping should enrich the identity of the communal area with elements of nature and contribute substantially to the greenery of the environment.

      See Appendix 1 [PDF, 55.88 KB] (opens in new tab) for illustrations.

    2. Communal sky bridges linking blocks within a single development
      Second storey or high level communal sky bridges on other floors that connect two communal areas within the development can be exempted from GFA computation. This sky bridge should form part of the communal circulation network within the development. No part of the sky bridge shall be rented out or form part of any strata unit.

      The corresponding shadow area cast by the sky bridge can also be exempted from GFA provided the shadow area does not fall within walled-up enclosed spaces and balcony areas.

      See Appendix 2-1 [PDF, 37.10 KB] (opens in new tab) and 2-2 [PDF, 46.82 KB] (opens in new tab) for illustrations.

    3. Covered leftover landscaped communal space at the 1st storey created by the driveway or drop-off point
      These covered leftover spaces that are created due to the layout of the driveway or drop-off point will be exempted from GFA. However, these areas must be communal areas and be landscaped.

      See Appendix 3 [PDF, 53.57 KB] (opens in new tab) for illustrations.

    4. All shadow areas under building projections e.g. a/c ledge, firemen’s or reinforced concrete (RC) ledge, planter box, bay window, balcony, design feature, structural projection (platform or decking).

      Shadow areas directly underneath the structural projections from the building facade, which are located below the 6th storey, can be exempted from GFA up to 2.0m measured from the building façade. For shadow areas underneath any structure which are located on the 6th storey and above, the entire shadow area will be exempted from GFA. The shadow area cast by the structure projections could fall on flat ground, sloping ground, communal area or private enclosed space on the ground. To qualify for exemption, the shadow area must not fall within a walled-up enclosed space and balcony area. Any column within the shadow area shall not support the structural projection that casts the shadow.

      See Appendix 4 [PDF, 107.34 KB] (opens in new tab) for illustrations.

    5. Shadow areas on sloping ground below building structures, platform or deck
      The shadow area that falls on existing undulating sloping terrain can be exempted from GFA. To qualify for exemption, the exempted shadow areas cannot be enclosed on the sides.

      See Appendix 5 [PDF, 33.57 KB] (opens in new tab) for illustration.

    6. Shadow areas below gondola platform at roof top The shadow area cast by roof top level gondola platforms can be exempted from GFA.

      See Appendix 6 [PDF, 55.76 KB] (opens in new tab) for illustrations.

  3. For items in Para 2(a) and (c), applicant is to declare the following on plan: "Proposed communal area is to be lushly landscaped and kept unenclosed for communal use." To facilitate our evaluation, we may also request applicant to submit detailed landscaping plans for these areas.

  4. The above revised GFA treatments are to be applied with immediate effect. Exempted floor area previously counted as GFA could be used to off-set any additional floor space proposed under an amendment or additions/alterations submission, until the Credit GFA is exhausted. For new development proposals that have already been submitted to Development Control Division, the developer/qualified person can exercise one of the following options:

    1. To withdraw the current application, and submit a fresh application taking into account the above GFA exemptions. No refund of the requisite processing fee will be allowed under this situation.

    2. To await formal decision granted for the application submitted, and subsequently submit an application taking into account the above GFA exemptions. The requisite processing fee for the application will then apply.

  1. In both scenarios, the QP is required to re-compute the GFA and submit a full set of Calculation Plan, and any "excess" over the re-computed GFA will be credited to the proposal. Further intensification beyond the 98 Master Plan plot ratio will not be allowed.

  2. I would appreciate it if you could convey the contents of this circular to the relevant members of your organization. If you or your members have any queries concerning this circular, please do not hesitate to call our DCD Customer Service Hotline at Tel: 6223 4811 or e-mail us at URA_CSO@ura.gov.sg. We would be pleased to answer queries on this, and any other development control matter. For your information, the past circulars to the professional institutes are available from our website http://www.ura.gov.sg (opens in new tab).

Thank You.

FOO CHEE SEE
DIRECTOR (DEVELOPMENT CONTROL)
for CHIEF EXECUTIVE OFFICER
URBAN REDEVELOPMENT AUTHORITY