Envelope Control Guidelines for Secondary Settlements
The following outlines Envelope Control Guidelines for Secondary Settlements.
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. Envelope control sites in the Geylang Conservation Area are also subject to the Geylang Urban Design Guidelines (GUDG).
The Secondary Settlements have three types of envelope control sites:
a) Type I Infill Development
Sites located between or adjacent to conserved buildings. The total width of the site and adjacent envelope control sites, if any, is not more than the width of two typical shophouse units.
b) Type II Infill Development
Sites located between or adjacent to conserved buildings. The total width of the site and adjacent envelope control sites, if any, is more than the width of two typical shophouse units.
c) Independent Development
Stand-alone sites or sites located within a streetblock without any conserved building.
Planning Parameters
Building Use
The use shall follow the Master Plan intention of the respective areas.
Plot Ratio
The plot ratio shall follow the prescribed maximum permissible plot ratio in the Master Plan for the respective areas.
Land Betterment Charge
Under the Planning Act, development charge, equivalent to the difference between the Development Baseline and the Development Ceiling for that land, is payable in respect of any development of the land or when there is a change in the use of the land or building.
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
New Building
The objective of the envelope control guidelines is to ensure that new buildings will continue to respect:
a) The characteristics of the existing street, such as the provision of covered walkways and the continuity of the streetscape, and
b) The overall scale and character of the area.
Key Elements For Compliance
The guidelines for the infill envelope control sites within the Secondary Settlements 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 Secondary Settlements, the allowable number of storeys is to follow the height control of the respective areas. 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 Buidlings
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
Type I and Type II Infill Development
The building form and massing of the main building fronting the road, 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.
The rear can be developed up to the maximum number of storeys allowable within the respective areas. The floor-to-floor height of the rear is to comply with Development Control guidelines.
For Geylang Conservation Area, the building height, setbacks, roof forms and covered walkway of envelope control sites are also subject to the Geylang Urban Design Guidelines.
For Upper Circular Road Conservation Area, for Type I Infill Developments, the front 7.5m of the development is to match the storey height of the adjacent conservation building. The rear portion of the site can be built up to a maximum of 6 storeys. For Type II Infill & Independent Development, the entire site can be built up to a maximum of 6 storeys.
B. Setback
Type I Infill Development
Front façade of the building is to line up with the adjacent conserved buildings.
The rear is to be set back to the rear service road widening line.
Type II Infill Development
The front façade of the building is to be built up to the line of Road Reserve and line up with the adjacent conserved buildings where possible.
The rear is to be set back to the rear service road widening line.
For Geylang Conservation Area, the building height, setbacks and roof forms of envelope control sites are also subject to the Geylang Urban Design Guidelines. For Geylang Conservation Area, the building height, setbacks, roof forms and covered walkway of envelope control sites are also subject to the Geylang Urban Design Guidelines.
For Upper Circular Road Conservation Area, for Type I Infill Developments, the front 7.5m of the development is to match the storey height of the adjacent conservation building. The rear portion of the site can be built up to a maximum of 6 storeys. For Type II Infill & Independent Development, the entire site can be built up to a maximum of 6 storeys.
C. Roof
Type I and Type II Infill Development
Form and material can vary.
For Geylang Conservation Area, the building height, setbacks, roof forms and covered walkway of envelope control sites are also subject to the Geylang Urban Design Guidelines.
For Upper Circular Road Conservation Area, for Type I Infill Developments, the front 7.5m of the development is to match the storey height of the adjacent conservation building. The rear portion of the site can be built up to a maximum of 6 storeys. For Type II Infill & Independent Development, the entire site can be built up to a maximum of 6 storeys.
D. Front Facade
Type I and Type II Infill Development
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 found 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
Type I Infill Development
Colonnaded covered walkway is to be provided to maintain the character 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, as well as that of the open walkway wherever possible. 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 material provided it does not have a highly polished gloss finish.
Type II Infill Development
Colonnaded covered walkway is to be provided to maintain the character of the streetscape.
The width and height of covered walkways are to comply with Development Control guidelines.
The floor level is to match that of the adjacent conserved building, as well as that of the open walkway wherever possible. 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 material provided it does not have a highly polished gloss finish.
For Geylang Conservation Area, the building height, setbacks, roof forms and covered walkway of envelope control sites are also subject to the Geylang Urban Design Guidelines.
For Upper Circular Road Conservation Area, for Type I Infill Developments, the front 7.5m of the development is to match the storey height of the adjacent conservation building. The rear portion of the site can be built up to a maximum of 6 storeys. For Type II Infill & Independent Development, the entire site can be built up to a maximum of 6 storeys.
F. Side Facade
Type I and Type II Infill Development
Design and material can vary.
G. Rear Facade
Type I and Type II Infill Development
Design and material can vary.
H. Party Wall
Type I and Type II Infill Development
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
Type I and Type II Infill Development
Basement is allowed provided it does 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.
K. Lift Shaft
Lift shaft is to be located away from the road and not on the front slope 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, louvres 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 void-to-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.