Circulars
(Superceded) Cash Grant Incentive to Co-Fund the Implementation of Underground Pedestrian Links at Orchard Road and the Central Business District
Tags
Urban Planning and Design
22 March 2004
This circular has been superseded by Circular No: URA/PB/2016/03-PCUDG published on 11 March 2016.
Circular No : URA/PB/2004/07-CUDD
Our Ref : DC/ADMIN/CIRCULAR/PB_04
Who Should Know:
Professional Institutes
The Urban Redevelopment Authority (URA) will introduce a cash grant incentive to encourage the construction of more underground links between selected buildings in Orchard Road and the Central Business District. This is part of URA's plans to make our City Centre more pedestrian-friendly, so that pedestrians can enjoy all-weather comfort through a network of underground pedestrian links connecting developments around the MRT stations at busy locations within the City.
Eleven underground pedestrian links have been selected in Orchard Road and the CBD to qualify for the cash grant (see Appendix 1-1 below). The cash grant will be valid for a trial period of 5-years.
The developers will be reimbursed for the cost of constructing the public pedestrian walkway portion of the underground pedestrian links up to $14,000 per square metre (psm) for pedestrian links under State land, or up to $7,000 psm for pedestrian links under private land.
The application of the cash grant is to be made following the Grant of Provisional Permission (PP) or Written Permission (WP) from Development Control Division, URA. The procedure for submission and the application form for the cash grant incentive is attached in Appendix 2-1 (below) and Appendix 2-2 (defunct) respectively.
The Gross Floor Area (GFA) for activity-generating uses within underground pedestrian links under private land can be computed over and above the Master Plan allowable GFA for the existing development. This is similar to the circular on Guidelines for Underground Pedestrian Links to Rapid Transit System (RTS) stations, dated 16 May 2001. However, this additional GFA is not transferable and should not form the future development potential of the site on redevelopment. The additional GFA will be subject to Development Charge or Differential Premium where applicable.
The proposed underground pedestrian link will be subject to the requirement of other relevant authorities like the Land Transport Authority, Singapore Land Authority, Public Utilities Board (Drainage Department) and Fire Safety & Shelter Department (FSSD).
I would appreciate it if you could convey the contents of this circular to the members of your organisation.
If you or your members have any queries concerning this circular, please do not hesitate to call our Customer Service Hotline at Tel: 6223 4811 or e-mail to URA_CSO@ura.gov.sg. We would be pleased to answer queries on this and any other development control matters. For your information, the past circulars to the professional institutes are available from our website http://www.ura.gov.sg.
Thank You.
LER SENG ANN
DIRECTOR (CONSERVATION AND DEVELOPMENT SERVICES)
CONSERVATION AND URBAN DESIGN DIVISION
for Ag CHIEF EXECUTIVE OFFICER
URBAN REDEVELOPMENT AUTHORITY
APPENDIX 1-1
GUIDELINES FOR CASH GRANT INCENTIVE TO CO-FUND THE IMPLEMENTATION OF UNDERGROUND PEDESTRIAN LINKS AT
ORCHARD ROAD AND CENTRAL BUSINESS DISTRICT
Table 1
NO. | PARAMETER | UNDERGROUND PEDESTRIAN LINKS |
|---|---|---|
1 | Definition | An underground pedestrian link is a subterranean connection that links directly between basements in Orchard Road and Central Business District (CBD). To qualify for the cash grant, the underground pedestrian link shall be :
|
2 | Locations | The 11 proposed underground pedestrian links which qualify for the cash grant incentive are as follow :- Orchard Road Area (see Appendix 1-2 [PDF, 1.98 MB]) New Underground Pedestrian Links
Existing Underground Pedestrian Links to be Upgraded
CBD (see Appendix 1-3 [PDF, 3.66 MB]) New Underground Pedestrian Links
|
3 | Use | In addition to serving as linkages, underground pedestrian links can incorporate activity-generating uses, e.g. retail and eating outlets, along one or both sides of the public pedestrian walkways. |
4 | Size | The underground pedestrian link will have a clear public pedestrian walkway width of:
In addition, the walkway will have a clear minimum ceiling height of 4m. Activity-generating uses can be allowed up to a maximum total depth of 14m. (See Appendix 1-4 [PDF, 19.66 KB] for schematic sections of underground pedestrian links) |
5 | Cash Grant Incentive | For portion of pedestrian links located under State land Actual construction cost of the public pedestrian walkway portion of the underground pedestrian link subject to a cap of $14,000 per square metres (psm) For portion of pedestrian links located under private land 50% of actual construction cost of the public pedestrian walkway portion of the underground pedestrian link subject to a cap of $7,000 psm Calculation for construction cost of the public pedestrian walkway portion of underground pedestrian links Actual construction cost = $A + ($B+$C) x Area of public pedestrian walkway / Area of underground pedestrian link Where $A = Fixed cost components specific to public walkway $B = Variable cost components common to public pedestrian walkway and commercial space $C = Consultancy fees and other related costs (See Appendix 1-5 below for details) |
6 | Gross Floor Area (GFA) | Owing to its function as a public thoroughfare, the floor area of the public pedestrian walkway of the underground pedestrian link within private land can be exempted from the GFA computation subject to compliance with the criteria set out above. The floor area for activity-generating uses will be computed as GFA, and can be computed over and above the Master Plan allowable or permissible GFA for the development. This only applies to underground pedestrian links connecting between basements of existing developments. This incentive will allow developments which has already built to their full permissible floor area to have additional commercial floor space. The GFA for this additional commercial space is not transferable and should not form the future development potential of the site on redevelopment. The additional GFA will be subject to payment of Development Charge (DC) or Differential Premium (DP), where applicable. |
APPLICATION DETAILS | ||
7 | Submission Requirements | Properly annotated plans and sections showing the proposed underground pedestrian link in relation to the adjoining developments should be submitted. Since a proposed underground pedestrian link will occupy State land, the developer / owner must obtain Singapore Land Authority (SLA)'s endorsement for the submitted plans |
8 | Length of trial period | 5 years |
9 | When will grant be disbursed | Upon submission of Temporary Occupation Permit (TOP) or Certificate of Statutory Completion (CSC), accompanied by documentation of construction cost |
10 | When to apply | Following grant of Provisional Permission (PP) or Written Permission (WP) |
11 | Deadline for construction | 5 years from developer's acceptance of grant |
APPENDIX 1-5
COMPUTATION OF CASH GRANT INCENTIVE - CALCULATION OF ACTUAL CONSTRUCTION COST FOR PUBLIC PEDESTRIAN WALKWAY
(a) Underground Pedestrian Links without Commercial Space
For underground pedestrian links without commercial space, the actual construction cost of the links shall comprise all the cost of construction works, consultancy fees and related costs.
(b) Underground Pedestrian Links with Commercial Space
(i) For underground pedestrian links with commercial space, the actual construction cost of the public pedestrian walkway shall comprise the cost of construction works, consultancy fees and related costs, as follows:
Fixed cost components specific to public pedestrian walkway only ($A) - These costs remain the same regardless of the area of underground pedestrian link constructed.
Escalators;
Staircases complete with entrance structures on ground level, if any;
Demolition / removal of knock-out panels, if any
(ii) Variable cost components common to entire underground pedestrian link ($B) - These cost items are common to both public pedestrian walkway and commercial space, the costs will be apportioned to the public pedestrian walkway area:
Site preparation and earthwork;
Structural system excluding staircases and entrance structure i.e. piling and foundation, floor and roof slabs, frames, walls and partitions;
Floor, wall and ceiling finishes;
Mechanical and electrical services excluding escalators, i.e. air-conditioning and mechanical ventilation, fire protection, electrical installation, etc
(iii) Consultancy Fees and Other Related Costs ($C)
Consultancy fees, i.e. professional architects, civil & structural, mechanical & electrical engineers, quantity surveyors and accredited checkers fees;
Planimetric survey, soil investigation, services diversion and other costs related to the construction of the underground pedestrian link (subject to prior approval), if any.
The amount of incentive shall be pegged to the actual construction cost of the public pedestrian walkway portion i.e. [$A + ($B + $C) x Area of the public pedestrian walkway / Area of underground pedestrian link ]
(c) Definition of Floor Area
The floor area used in the computation of the grant shall be based on the area of all covered spaces measured to the inner face of the external walls or external perimeters.
APPENDIX 2-1
PROCEDURE FOR APPLICATION OF CASH GRANT INCENTIVE
(a) Developers shall have obtained a Provisional Permission (PP) or Written Permission (WP) before applying for the cash grant, to ensure that all the planning parameters have been complied with. The PP/WP shall be submitted together with the application form Appendix 2-2 (Superceded. Form no longer in use) to the following address:
(Superceded. No longer applicable)
Specialist Services Section, CUDD
c/o Development Control Division
Urban Redevelopment Authority
1st storey, The URA Centre
45 Maxwell Road
Singapore 069118
(b) URA will evaluate the application for the amount of grant submitted by the developer according to the method of computation as described in Appendix 2-2 (Superceded. Form no longer in use). For successful application, URA will then give an in-principle approval of the grant to the developer, subject to the final verification of the actual construction cost.
(c) The in-principle approved amount will be based on the submitted PP or WP plans. Any subsequent submissions for PP or WP amendments that will change the in-principle approved cash grant shall be resubmitted to URA for evaluation.
(d) The developer, upon acceptance of the grant, shall complete the underground pedestrian link within a five-year period, failing which URA has the right to void the in-principle approval for the cash grant.
(e)The cash grant will only be disbursed to the developer upon submission of Temporary Occupation Permit (TOP) or Certificate of Statutory Completion (CSC) and all the necessary documents, such as contract drawings and documents incorporating Bills of Quantities (BQ) for the underground pedestrian link as evidence of actual construction cost. The costs are to be certified by the Quantity Surveyors that the actual costs are true and correct in accordance with the work. URA will verify the breakdown of construction costs to ensure that the developer completes the underground pedestrian link according to the approved plan.