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Urban Redevelopment Authority (URA)
Circulars

Planning Approach to Allow Conversion of Residential Sites in Orchard Planning Area and Bras Basah.Bugis to Hotel Use

Tags

Development Control

Urban Planning and Design

9 April 2008

This circular has been superseded by Circular No: URA/PB/2013/12-CUDG published on 20 Nov 2013.

Circular No : URA/PB/2008/09-CUDD

Our Ref : DC/ADMIN/CIRCULAR/PB_08

Fax : 6220 3201

CIRCULAR TO PROFESSIONAL INSTITUTES

Who Should Know:
Developers, hotel operators, building owners, architects and engineers.

Effective Date:
With effect from 09 April 2008

Objective

In line with the strategic planning and tourism objectives to provide more hotel rooms in the identified tourist districts, Residential sites within Orchard Planning Area and Bras Basah.Bugis will be allowed to be converted to Hotel use at a Gross Plot Ratio (GPR) pegged to the prevailing GPR for Hotel use within the same streetblock.

Introduction

  1. In line with the strategic planning intention for more hotel accommodation within the Orchard Planning Area and Bras Basah.Bugis area (part of Rochor Planning Area), Residential sites within the areas, as highlighted in Appendix 1 [PDF, 423.83 KB] (opens in new tab), will be allowed to be converted to Hotel use. Higher development intensity can also be allowed, pegged to the prevailing GPR for Hotel use within the same streetblock.

Planning Intention for Orchard Planning Area and Bras Basah.Bugis

  1. The Orchard Planning Area and the Bras Basah.Bugis area are key districts within the Central Area and preferred locations for tourist accommodation.

  2. Orchard Road has been planned and developed as a premier shopping corridor with a good mix of complementary retail, F&B, entertainment and hotel uses. It is also one of the key tourist destinations in Singapore. The Bras Basah.Bugis area has been planned and developed as an Arts, Culture, Learning and Entertainment district with a mix of complementary retail, F&B, entertainment, hotel, civic and institutional and residential uses.

  3. The planning intention is to inject more hotels in these key districts to meet the increased demand for hotel accommodation in Singapore. The presence of more hotels here will also contribute to the vibrancy and character of these areas. However, these areas are already largely built-up and there is limited State land that can be made available for new hotel developments.

  4. The conversion of Residential sites to Hotel use will allow for the injection of more hotel rooms and is consistent with the planning intention for these mixed-use areas. It will also complement the surrounding land uses.

Redevelopment of Residential sites for Hotel use

  1. Residential sites within Orchard Planning Area and Bras Basah.Bugis (highlighted in Appendix 1 [PDF, 423.83 KB] (opens in new tab)) will be allowed to be converted to Hotel use. Higher development intensity can be allowed, pegged to the prevailing GPR for Hotel use within the same streetblock. The conversion is subject to URA’s planning approval and rezoning of the site to Hotel use.

  2. For large sites within Orchard Planning Area, mixed-use developments which include both hotel and residential uses can be considered. In such cases, higher development intensity can also be allowed, pegged to the prevailing GPR for Commercial and Residential use within the same street block. This is subject to planning approval and rezoning of the site to Commercial and Residential use with a requirement for a Hotel to Residential quantum split of 40% and 60%, respectively. The Residential and Hotel components are to be designed as a single integrated development. Sub-division of the land will not be allowed.

  3. Take for example, a site at Orchard Boulevard/ Cuscaden Road that is zoned for Residential use at GPR 2.8 in Master Plan 2003. If it is subsequently approved to be rezoned to Commercial & Residential use, to support an integrated hotel and residential development, a higher GPR of 4.2 can be supported, based on the prevailing GPR for Commercial & Residential zoned sites within the same streetblock.

  4. The rezoning and increase in development intensity will be subject to payment of Development Charge / Development Premium.

  5. I would appreciate it if you could convey the contents of this circular to the relevant members of your organisation. If you or your members have any queries concerning the redevelopment of Residential sites, please do not hesitate to call our DCD Enquiry Line at Tel: 6223 4811 (email: URA_DCD@ura.gov.sg (opens in new tab)). We will be pleased to answer queries on this, and any other development control matter.

  6. For enquiries related to the redevelopment of specific Residential sites for Hotel use within the Orchard Planning Area and Bras Basah.Bugis, you may contact Ms Angela Low at DID 6329 3503.

  7. 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.

FUN SIEW LENG (MS)
DIRECTOR (URBAN PLANNING & DESIGN)
CONSERVATION & URBAN DESIGN DIVISION
URBAN REDEVELOPMENT AUTHORITY