GROSS FLOOR AREA INCENTIVES FOR OUTDOOR REFRESHMENT ON ROOFTOPS OF EXISTING BUILDINGS IN ORCHARD AND DOWNTOWN CORE PLANNING AREAS TO ENCOURAGE THE PROVISION OF LANDSCAPING ON THE ROOF TOP

Circular No : URA/PB/2009/10-DCG
Our Ref : DC/ADMIN/CIRCULAR/PB_09
Fax : 6220 3201

CIRCULAR TO PROFESSIONAL INSTITUTES

This circular is to disseminate the guidelines for additional Gross Floor Area,
allowed beyond Master Plan gross plot ratio (GPR), for outdoor refreshment
area on roof tops of existing buildings within key activity corridors in Orchard
and Downtown Core when the building roof top is landscaped.

Who Should Know:
Architects, engineers, owners of existing developments in Orchard and Downtown Core Planning Area

Effective Date:
With effect from 29 April 2009

This circular is superseded by LUSH 2.0: Bonus Gross Floor Area (GFA) For Rooftop Outdoor Refreshment Areas on Landscaped Roofs (URA/PB/2014/14-CUDG) dated 12 June 2014

     Background

1. The government has announced that it will encourage the development
   of skyrise greenery in strategic locations in the city. URA and NParks are
   working together to promote skyrise greenery in key activity corridors of
   the Central Area.

2. NParks will pilot a cash grant scheme to co-fund part of the installation
   cost for green roofs, focusing on existing buildings in the Central
   Business District and Orchard Road areas for a start. These areas are
   chosen as they are the activity corridors of the Central Area and are key
   areas that will provide a memorable image of the City for visitors.

3. To complement NParks’ proposal, URA will grant existing buildings1
   within these key activity corridors in Orchard and Downtown Core
   planning areas additional gross floor area (GFA), beyond the Master
   Plan permissible GPR, to be used for outdoor refreshment areas (ORAs)
   on the rooftop level if owners provide rooftop landscaping for their
   developments. URA’s GFA incentive scheme seeks to encourage
   existing building owners in Orchard and Downtown Core planning areas
   to landscape their roof and to introduce compatible commercial activities
   like ORAs for the public and occupants of the building to better enjoy the
   rooftop greenery.
   
   Quantum of the additional GFA
   

4. The ORA use (both covered or uncovered areas) on the roof are meant to
   be kept small scale and ancillary to the landscaping on roof tops. For this
   reason, the proposed ORA should not take up more than 50% of the
   overall roof space or 200sqm, whichever is lower. URA will assess the
   landscaping proposal and ensure satisfactory predominant greenery
   provision, before supporting the additional GFA. Structures on the roof top
   (e.g. pavilions or enclosed spaces) of buildings will be assessed in
   accordance with the prevailing Development control guidelines and the
   allowable building height for the development.

5. For developments located close to residential or other non-commercial
   developments, as part of the planning evaluation, URA may require the
   applicant to propose noise abatement measures when proposing such
   activity generating uses on the roof top of buildings. In general, loud
   music and performances that poses disamenities to the surrounding
   uses will not be supported.

6. The additional GFA, allowed above the MP permissible GPR, can only be
   used for ORA use and will not form the future development potential of
   the site upon redevelopment. The additional ORA GFA is subject to
   payment of development charge or differential premium, where
   applicable.
   
   Submission requirements
   

7. To facilitate the assessment for the additional GFA for ORA use,
   applicant is required to provide the landscaping proposal on the roof top
   of buildings. URA has drawn up a checklist of submission requirements
   (see Appendix 1) outlining all the supporting drawings and technical
   information which are needed to facilitate the evaluation of the
   landscaping proposal.
   
   Implementation
   

8. The GFA incentive scheme, allowing additional GFA over the MP GPR for
   roof top ORA, will take effect immediately and will have a validity period of
   3 years, to be reviewed at the end of the validity period.
   Note:The validity date of this circular is extended to 29 April 2014.
   

9. 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 this circular, please do not hesitate to call our
   DCG Enquiry Line at Tel: 6223 4811 or e-mail us at
   ura_dcd@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.
   

Thank You.

HAN YONG HOE
GROUP DIRECTOR (DEVELOPMENT CONTROL)
for CHIEF EXECUTIVE OFFICER
URBAN REDEVELOPMENT AUTHORITY

Appendix 1

SUBMISSION REQUIREMENTS

Landscape Plan

1. Indicate clearly on the plan the defined area of the landscaped areas
   and the outdoor refreshment areas (ORA) proposed on the roof top.
   Physical demarcation for the ORA spaces (e.g. in the form of planting
   trough, differences in levels etc) will be required to ensure that the ORA
   uses are kept within approved areas.

2. Label the uses within the landscaped areas e.g. Seating, Water
   Feature, planting trough etc. to give an indication of how the
   landscaped area is being planned as an area serving the public or
   building occupants.

3. Indicate clearly on the landscape plan the location of the permanent
   planting beds and the proposed plant species.

4. A GFA computation is to be provided to demonstrate that the proposed
   ORA do not take up more than 50% of the overall roof space or 200sqm,
   whichever is lower.
   
   
   Sections
   
   

5. Provide sections through landscaped replacement areas showing
   clearly the depth of the planting trough.

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