Planning Parameters and Restoration Guidelines for Bungalows

The use shall follow the Master Plan intention for the respective areas.

The following are the parameters for the new extensions for bungalows at Mountbatten Road:

(a) Building Height

The maximum building height of the new extensions is up to 2 storeys.

Basement and attic are allowable subject to Development Control guidelines and the requirements of relevant technical departments.

(b) Setbacks – See Figures 3(a) to 3(e) [PDF, 3.4 MB].

Setbacks

(c) Site coverage

The site coverage is the resultant of the building envelope, inclusive of the conserved bungalow, and is subject to Development Control guidelines.

(d) Interfacing zone

Interfacing zones of typically 2m to 6m wide are demarcated around the conserved bungalow to separate it from the new extension. See Figures 3(a) to 3(e) [PDF, 3.4 MB]

(e) Other requirements

The developments are to comply with other planning and Development Control requirements as well as the requirements of relevant technical departments, where applicable.

Based on the above controls for the setbacks and interfacing zones (items b and d), ‘new extension zones’ have been demarcated as shown in Figures 3(a) to 3(e) [PDF, 3.4 MB]. These serve only as broad guidelines and are not meant to dictate developments on the sites. The detailed parameters and guidelines for each site will be established with the applicants at the planning application stage.

Note:

For House No. 738 Mountbatten Road on lot 2244 MK 25, the conserved bungalow is to be retained and restored in accordance with the controls and guidelines herein. The balance of the land within the lot can be developed up to the storey height allowable in the building height plan for the Planning Area.

The plot ratio for the bungalows within the Good Class Bungalow Areas, Mountbatten Road and Southern Ridges shall be the resultant of the building envelope of the conservation building or part thereof to be conserved, as well as that of the new extension(s), if any, which are to comply with the development control and planning guidelines for the areas.

For the other bungalows, the plot ratio shall be the resultant of the building envelope of the conservation building or part thereof to be conserved, as well as that of the new extension(s) if any, and subject to the maximum prescribed permissible plot ratio in the Master Plan for the respective areas.

For bungalows located on sites with GPR control and gazetted for conservation after 7 Jun 2004, the GFA of the bungalows can be computed as additional GFA over and above the Master Plan GPR.

The applicant can consider the following options:

(a) To conserve the entire bungalow including the outhouse.

OR

(b) To conserve only the main building. If there is vacant land to the rear or sides, new extensions can be added subject to Development Control guidelines, the allowable building height of the area, and the requirements of relevant technical departments.

See Figure 1 [PDF, 1.3 MB]

New Extensions

New extensions are not to adversely affect the visibility of the conserved bungalows. In other words, the conserved bungalows are to be clearly discernible from the new developments. Setbacks and interfacing zones are to be maintained so that there is articulation between the old and the new.

Setback

To safeguard the prominence of the conserved bungalow, the new extensions are to be recessed from the front facade line of the conserved bungalow and restricted to the rear wherever possible. Exceptions can be considered based on merits of the case if extensions are located at a considerable distance away from the conserved bungalow. The new extensions are also to comply with the prevailing Development Control guidelines such as boundary setback and buffer provisions.

Interfacing zone and Linkage

The sketch in Figure 2 [PDF, 890 KB] can be used as a guide for interfacing zone and new linkages. 

An interfacing zone is to be provided around the conservation building to separate it from the new extensions. The new extensions generally cannot encroach onto the interfacing zone, although proposals to make use of the interfacing zone to integrate the old and new buildings may be allowed subject to evaluation on the effectiveness and suitability of such proposals from the architectural point of view.

Linkages can be added between the new extensions and the conserved bungalow. The new extensions are not to abut the conserved bungalow directly as this will obliterate the original features on the facades. 

The design of the new extensions is to be compatible to the conserved bungalow. Compatibility need not, however, mean a direct replication of the conserved bungalow.

These serve only as broad guidelines and are not meant to dictate developments on the sites. The detailed parameters and guidelines for each site will be established with the applicants at the planning application stage.

For the specific parameters and controls for new extensions for bungalows at Mountbatten Road, please refer to "Bungalows at Mountbatten Road" section below and Figures 3(a) to 3(e) [PDF, 3.4 MB].

For bungalows located on larger sites, the land can be subdivided to accommodate the conserved bungalow and for redevelopment of the remaining site.

In the Good Class Bungalow Areas, as a concession to facilitate the subdivision of land, one sub-standard plot size of not less than 1000 sq m can be considered provided the total land area together with the conserved bungalow plot is not less than 2800 sq m. Please refer to Figure 4 [PDF, 1.1 MB] for illustration.

At Mountbatten Road, the balance land within the larger conserved bungalow lots can be subdivided into additional bungalow/semi-detached plots. The conserved bungalow and the new extensions can also be strata-subdivided into apartment units.

At other locations, the subdivision of the conserved bungalow lot and the new developments are subject to current planning and Development Control guidelines.

Land Betterment Charge (LBC) may be payable in respect of any development of the land or when there is a value enhancement arising from the proposed use or use changes on the building or part thereof on the land. More information on LBC is available on SLA's website. Taxable persons may elect to use the Valuation method in lieu of the Table of Rates method, by using a prescribed form at the above web link.

Exemption from payment of LBC, if applicable, is given in respect of the value enhancement arising from the proposed use or use changes on the gross floor area for the building or part thereof on the land to be conserved provided that such conservation is carried out in accordance with the approved plans and completed within a period of 2 years from the date of conservation permission.

LBC, where applicable, shall be leviable to the new extension(s), as well as to any new floor areas e.g. roof mezzanines within the envelope of the building to be conserved.

Provision of car parks or payment of car parks deficiency charge for a conservation building or any part thereof that is conserved is waived if the conservation guidelines are fully complied with and the conservation works are completed in accordance with the approved plans.

The requirement for provision of carparking spaces under the Parking Places (Provision of Parking Places and Parking Spaces) Rules and any statutory modifications or re-enactments thereof for the time being in force shall be complied with in full for the new extension(s).

The original profile, pitch, height and eaves projection are to be retained and restored.

Owners may be required to keep the original roof tile material, colour and profile if it is a unique feature of the building. Please refer to the “Specific Restoration Guidelines” of the subject bungalow.

Otherwise, unglazed, natural colour clay roof tiles, of any size and profile, are to be used.

Existing reinforced concrete roof can be retained.

The underside of roof eaves can be exposed or covered with plasterboard.

Structural strengthening or supports like steel or reinforced concrete roof beams, if required to be added, are to be sensitively designed to minimize visual impact on the traditional timber system to be retained.

New jackroof is not allowed.

Subject to evaluation.

Subject to evaluation.

The original fanlights, windows, doors and vents are to be retained and restored. To refer to ‘Specific Restoration Guidelines’ of the subject bungalow.

New internal elements such as staircase landing, wall and partition are not to abut the original window or door openings.

Security bars at windows and doors, if any, can be retained or removed. New security bars of traditional design and material can be added.

Existing mild steel frames of doors, windows and vents can be changed to powder coated aluminium frames of similar appearance as the mild steel frames.

Existing coloured glass in doors, windows, fanlights and vents cannot be replaced with clear glass.

The original canopy, porch, verandah, balcony and balustrades are to be retained and restored. Any proposal for modification arising from agencies' technical requirements should be submitted for evaluation. The inner facade behind the balcony or verandah is also to be retained and restored. To refer to ‘Specific Restoration Guidelines’ of the subject bungalow.

The balconies and verandahs can be enclosed with new windows subject to the design and material matching those of the respective facade. This is not applicable to terrace or open to sky balcony or verandah.

Frameless clear glass with sensitive installation details can be considered subject to the merits of the case.

However, owners are encouraged to keep the verandahs and balconies open as they add depth and facade articulation to the building.

New secondary casement, French or sliding window and door can be added subject to the design being compatible with those of the main window and door.

The frame can be of any material. If metal is used, it is to be anodised or colour coated. The infill can be of timber or glass. Tinted, coloured and obscure glass can be used.

Some bungalows were originally rendered in plain or textured lime plaster and painted with lime wash. In replastering or repainting historic buildings, lime plaster and lime wash or its modern day  equivalents e.g. mineral paint, should be used. This is because historic brick tends to be porous and lime plaster and lime wash allows moisture to evaporate from the walls. Cement plaster and film-forming paint should not be used because they cannot perform this function and could eventually create moisture-related deterioration. 

Spray-applied textured wall coatings are not allowed. 

Timber surfaces can be either painted or stained.

For a building with existing unpainted Shanghai plaster finish, the finish is to be retained and restored.

If the Shanghai plaster finish is already painted over, the owner is to look into recovering the original Shanghai plaster finish.

For a building with existing unpainted fair-faced brickwalls, the fair-faced brickwalls are to be retained and restored. If the fair faced brickwalls are already painted over, the owner is to look into recovering the original fair faced finish.

If the brick is soft and flaky, a materials specialist should be engaged to advise on appropriate treatment such as use of consolidant and/ or water-repellent finishes which are clear, colourless and breatheable (e.g. silane-siloxane-based products). 

The existing structural system is to be retained and restored. Horizontal and/or vertical structural supports, if required to be added, are to abut the load-bearing walls to minimise impact on the existing structural system which is to be retained.

For original reinforced concrete framed buildings, the original structural grids are to be retained. New columns, if required to be added, are to align with and respect the original grids. Provided the structural integrity of the building is not compromised, flexibility to shift some columns to meet the specific operational/functional requirements can be considered on a need to basis.

The existing level, timber floor and structural system are to be retained and restored. If the existing floors are reinforced concrete, the same material can be retained.

Voids up to 25% of the floor area of each floor, can be introduced. For wet areas e.g. toilets and kitchen, reinforced concrete floor can be used.

The floor material can vary for new extension linked to the conserved bungalow.

Conserved bungalows, which are raised more than 1m from the ground, can have an additional floor below with different facade design and material, and subject to the following :

(a) The structural stability of the bungalow is to be maintained.

(b) The facades of the additional floor is set back based on a 45-degree control from the underside of the existing floor slab of the bungalow.

(c) The resultant storey height of the bungalow complies with the height control for the area.

See Figure 5  [PDF, 616 KB]  

New basement are to be located only within the new extension. Basement is not allowed under the conserved bungalow.

The maximum building height of the new extensions is up to 2 storeys.

Basement and attic are allowable subject to Development Control guidelines and the requirements of relevant technical departments.

See Figures 3(a) to 3(e) [PDF, 3.4 MB].

The site coverage is the resultant of the building envelope, inclusive of the conserved bungalow, and is subject to Development Control guidelines.

Interfacing zones of typically 2m to 6m wide are demarcated around the conserved bungalow to separate it from the new extension. See Figures 3(a) to 3(e) [PDF, 3.4 MB]

The developments are to comply with other planning and Development Control requirements as well as the requirements of relevant technical departments, where applicable.

Based on the above controls for the setbacks and interfacing zones (items b and d), ‘new extension zones’ have been demarcated as shown in Figures 3(a) to 3(e) [PDF, 3.4 MB]. These serve only as broad guidelines and are not meant to dictate developments on the sites. The detailed parameters and guidelines for each site will be established with the applicants at the planning application stage.