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Urban Redevelopment Authority (URA)
Circulars

Revised Guidelines for Private Enclosed Spaces (PES) and Private Roof Terraces (RT)

Tags

Development Control

General

11 January 2013

Circular No : URA/PB/2013/01-DCG
Our Ref : DC/ADMIN/CIRCULAR/PB_13
Fax : 6227 4792

CIRCULAR TO PROFESSIONAL INSTITUTES

Who Should Know:
Building owners, developers and architects

Effective Date:
12 Jan 2013

Background

  1. Private enclosed spaces (PES) and private roof terraces (RTs) are common features found in flats and condominium developments. They are typically located on the first storey or the roof level and are commonly used for outdoor gardens. Similar to balconies, these are semi-outdoor spaces that form part of the private strata area of residential units which are sold to home buyers. However, unlike balconies, PES and private RTs are currently not computed as gross floor area (GFA).

  2. As PES and private RTs are not computed as GFA, URA has observed that some developers have been making use of the GFA treatment of these open spaces to provide PES and private RTs in disproportionately large numbers and sizes, so as to increase saleable areas and maximise profits. Of late, it is common for almost every unit on the first storey to have a PES, while most of the roof area is being carved out to be sold as private RTs for the units directly below them.

  3. Larger PES and private RTs are also proposed, both in terms of their absolute sizes as well as the proportion in relation to the internal liveable area of the unit. Some roof terraces are as large as the internal space of the unit itself. The provision of large PES and private RTs is at the expense of spaces that can be used as common greenery and communal facilities for the enjoyment of all the residents, rather than just the individual owners of the private spaces.

  4. In addition, many homeowners and end users have given feedback that they find such spaces less useful compared to indoor living areas. Many homeowners have tried to internalise these semi-outdoor spaces by adding structures and covers for added protection against killer litter and the weather.

  5. In light of the above issues, URA has reviewed the guidelines to better bridge this gap while still maintaining the open and outdoor character of such spaces.

Details of Guidelines

  1. As key features of tropical architecture, PES and private RTs serve a similar function as balconies. They allow for natural ventilation and lighting into the units, promote healthier living, and provide relief from the urban environment from the comfort of the home. Hence, to align the treatment of all such semi-outdoor spaces, the GFA treatment for balconies will be extended to PES and private RTs. All PES and private RTs in non-landed residential developments, including executive condominiums, will now be counted as GFA but under the 10% maximum bonus GFA allowed beyond the Master Plan (MP) stipulated GPR, subject to the payment of development charge / differential premium.

  2. As these spaces will now be counted as GFA, coverings over PES and private RTs will be allowed to address the needs of end-users for weather protection. However, to qualify for the bonus GFA scheme, they will still need to comply with a set of guidelines to retain a semi-outdoor character. The full list of the guidelines is in Appendix 1 [PDF, 59.89 KB] (opens in new tab). The structures must also comply with relevant requirements from technical agencies.

  3. The additional GFA approved under this scheme will not form part of the prescribed GPR for the site under the Master Plan upon redevelopment. The overall budget of 10% for additional GFA allowed beyond the Master Plan under bonus GFA schemes will also apply.

  4. Communal roof terraces that are open to sky will continue to be exempted from GFA. This is because communal roof terraces under the management of the MCST serve to provide landscaping and communal facilities for the benefit of all residents and are unlikely to be covered up subsequently. However, covered or enclosed features within these areas will continue to be counted as GFA as per existing treatment.

PES and Private RTs in Non-Residential Developments

  1. The trend of an increasing number of proposals for PES and private RTs also extends to non-residential developments, such as industrial and commercial developments. Given the nature of these developments, such outdoor spaces are unlike those found in residential developments, which serve as lifestyle features for outdoor living and gardening for the homeowner. Rather, we observe that PES and private RTs in non-residential developments have a tendency to be converted by the occupants to other uses such as storage or covered over as extensions of the units.

  2. Hence, any PES or private RTs proposed in strata-subdivided non-residential developments will be computed as part of the MP allowable GFA. However, if these spaces are managed by the MCST as communal landscaping / roof gardens for the benefit of all occupants in the building, they can continue to be exempted from GFA as per current guidelines.

Implementation

  1. The revised guidelines will take effect from 12 Jan 2013 for all relevant applications proposing new PES or private RTs. Only PES or private RTs proposed as part of formal development applications (excluding Outline Applications) submitted prior to 12 Jan 2013 which have already been granted Provisional Permission or which will result in a Provisional Permission will continue to be evaluated under the old guidelines1.

  2. 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 Development Control Group (DCG) Enquiry Line at Tel: 6223 4811 or e-mail us at ura_dcd@ura.gov.sg (opens in new tab). We will be pleased to answer queries on this subject and any other development control matters. For your information, our past circulars to the professional institutes are available from our website http://www.ura.gov.sg (opens in new tab).

Thank You.

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

1 Development applications submitted prior to 12 Jan 2013 resulting in an Advice or Refusal of Written Permission (RWP) will be evaluated based on the new guidelines upon resubmission after the Advice or RWP. For applications involving the additions of new PES and private RTs beyond what was previously approved in the PP / WP, the treatment of all the PES and private RTs in the development will be evaluated on a case by case basis.