Envelope Control Guidelines for Historic Districts and Residential Historic Districts
The following outlines Envelope Control Guidelines for Historic Districts and Residential Historic Districts.
Last updated 26 June 2026
Overview
Envelope control sites are vacant lands and buildings located within conservation areas, but not designated for conservation. These sites can be redeveloped subject to envelope control guidelines. The envelope is defined by the front facade, the roof and rear facade.
The Historic Districts and Residential Historic Districts have two types of envelope control sites:
a) Infill Development
Sites located between or adjacent to conserved buildings.
b) Independent Development
Stand-alone sites or sites located within a streetblock without any conserved building.
Planning Parameters
Building Use
Historic Districts
The use shall follow the Master Plan intention of the respective areas. If the site is located within the Historic District Core Area, the first storey must be for activity generating uses such as shops. Certain trades are not permitted in the Historic District Core Areas. Refer to Use of Buildings in Conservation Areas.
Residential Historic Districts
The use shall follow the Master Plan intention of the respective areas.
Plot Ratio
The plot ratio shall be the resultant of the building envelope following the envelope control guidelines and, where applicable, subject to the maximum permissible plot ratio determined by the Competent Authority.
Land Betterment Charge
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
Carparking
Car parks shall be provided in accordance with 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.
Envelope Control Guidelines
Key Elements For Compliance
The guidelines for the infill envelope control sites within the Historic Districts and Residential Historic Districts are listed in the relevant sections below. Where applicable, the requirements of the relevant technical departments are to be complied with.
Independent Developments
For independent developments, located on stand-alone sites or sites located within a streetblock without any conserved building, street block control and development control guidelines apply. In Historic Districts, the allowable number of storeys is shown in the Conservation Plans [PDF, 3.1 MB] and the Special Detailed Control Plans on URA Space.
Covered walkway is to be provided to maintain the character of the streetscape, and the floor level is to match that of the open walkway. The form, design and material of the roof, front, side and rear facades can vary. Any party wall exposed as external wall cannot have any opening. Basement is allowed.
Structural Stability of Adjacent Conserved Buildings
A professional engineer is to be engaged to ensure that the structural stability of the adjacent conserved buildings are not adversely affected by the new building. This is particularly essential when a new basement is to be constructed next to a conserved building. All reasonable care and protection are to be accorded to the adjacent conserved buildings to ensure retention of their structural integrity.
For more information, please refer to the circular URA/PB/2023/04-CUDG on A&A works to or near conserved buildings and maintenance of conserved buildings.
Infill Site Guidelines
A. Building Height
The allowable number of storeys is shown in the Conservation Plans in URA SPACE (Special & Detailed Control Plans).
The overall scale of the building, in terms of the springing line, roof ridge or top of the roof parapet where applicable, is to match that of the adjacent conserved buildings. If the adjacent conserved buildings have different heights, the higher building forms the basis of the height control.
B. Setback
Front and rear facades of the building are to line up with the adjacent conserved buildings.
C. Roof
Form and material can vary.
D. Front Facade
Design and material can vary.
The design of the front façade is to take reference from the scale and rhythm of the adjacent conserved buildings. A Design Statement of Intent (DSI) will be required to be submitted and the proposal may be subject to further review. The template for the DSI can be downloaded here [DOCX, 22.29 KB].
Exact copy of adjacent conserved buildings would not be allowed. Reconstruction can only be considered if there are historic records available, and subject to evaluation.
E. Covered Walkway
Colonnaded covered walkway is to be provided to maintain the continuity of the streetscape.
The width and height are to match that of adjacent conserved buildings and the soffit height cannot exceed 3.6m.
The floor level is to match that of the adjacent conserved building. Where the difference in level is not more than 175mm, a ramp is to be provided. The gradient of the ramps cannot be steeper than 1:10.
The flooring can be of any materials provided it does not have a highly polished gloss finish.
F. Side Facade
Design and material can vary.
G. Rear Facade
Design and material can vary.
H. Party Wall
The party wall form of development is to be kept. Party wall, if existing, is to be retained.
Any party wall exposed as external wall cannot have any opening.
I. Basement
Basement can be considered on a case to case basis and it must not affect the structural stability of adjacent conserved buildings.
For more information, please refer to the circular URA/PB/2023/04-CUDG on A&A works to or near conserved buildings and maintenance of conserved buildings.
J. Flue and Vent
Flue and vent are to be located at the rear and their height shall be not higher than the ridge of the main roof.
K. Lift Shaft
Lift shaft is to be located at the rear slope of the main roof or on secondary roof. The height cannot exceed the ridge of the main roof.
L. Air Conditioning System
Condensing units are to be located out of sight from public road and be least obtrusive from the exterior. The condensing units are to be screened unless they are small and not visible from the street levels.
For developments within the Central Area, they are to comply with the screening requirements stipulated in the "Screening of Mechanical & Electrical Services and Car Parks on Roofs and Building Facades Within the Central Area".
M. Rooftop Mechanical & Electrical Plants and Services
Mechanical & Electrical plants and rooftop services are to be visually screened from the top and all sides. If metal is used for the screening, it is to be anodised or colour coated.
The spacing of trellises, louvers or other similar types of construction used for screening are to be equal or less than the depth of its individual members.
The screening elements are to be orientated to cut off views of the services from the street level and surrounding buildings.
If perforated panels are used, the porosity (i.e. percentage of voidto-solid) of the perforated panels is to be equal or less than 25% and the size of openings cannot exceed 30mm in diameter.
N. Signages
Please refer to Signage Guidelines and Submission Process.