Allowable Uses

Core media activities, which are production services that require technical facilities such as studios and high-tech production software/hardware, are allowed as part of the 60% predominant use quantum in Business 1, Business 2 and Business Park developments.

^{* Pre-production activities provide creative conceptualisation, scripting, editorial editing, composing and text layout.}

^{^ Production activities may include studio production (including dressing rooms), location production, audio recording, dubbing, media library services, printing press.}

^{# Network programming activities may include scheduling, programme management, transmission services, origination playback.}

^{@ Post-production and distribution activities may include video editing, digital authoring, audio engineering, format conversion, standard conversion, tape duplication, image and audio restoration, film printing, optical disk media (e.g. mastering and replication), sorting and packaging for print media.}

The e-business activities shown in the table below are regarded as industrial uses allowed as part of the 60% predominant use quantum. Data Farms/Data Centres would require prior planning permission for an assessment to be made in consultation with the relevant technical agencies on the suitability of the premises for such uses.

If an existing industrial development has a previously approved ancillary showroom (now re-termed Display Area), the owner or operator of such ancillary showroom may apply for planning permission to convert it to a showroom in accordance with the showroom definition and guideline stated above.

Alternatively, the previously approved ancillary showroom may be expanded to function as an enlarged ancillary display area in accordance with the current definition for ancillary display area and guideline stated above.

The table below shows what can or cannot be done to a previously approved ancillary showroom.

• Ancillary dormitories may house only workers employed by the owner or lessee of the industrial development and workers who work on-site in the subject development.

• Secondary dormitories may house workers not employed by the owner or lessee of the industrial development as well as workers who work on- and off-site.

• All new proposed workers’ dormitories or increase in capacity within industrial developments are assessed on the merits of the case.

• New applications located within 13 specified industrial areas (refer to Table 4) will only be considered if the proposals meet prevailing guidelines, and can be supported by existing infrastructure as assessed by technical agencies. Please refer to the circular dated 10 Feb 2023 for more information.

• Prior clearances from NEA, PUB, SCDF, and LTA shall be obtained before a proposal is submitted to URA for evaluation.

• New workers’ dormitories shall not fall within NEA and SCDF’s health and safety buffer zones, sub-areas reviewed by PUB where there are existing sewer capacity constraints or specified areas listed in Table 4 below.

• Workers’ dormitories are not allowed within the Central Area and on land zoned Business Park/Business Park-White.

• For multi-user industrial developments, new workers’ dormitories shall be located within a separate building within the site. They are not allowed within the same building as other industrial units.

• Workers’ dormitories converted from existing spaces within the industrial development shall comply with existing industrial building setback requirements.

• New dormitory extensions or blocks shall comply with prevailing road buffer requirements and provide a 3m (minimum) setback along common boundaries.

The use quantum of the temporary workers’ dormitories and other ancillary supporting amenities for the dormitory use shall not exceed 49% of the overall GFA of the development, as stated in the circular dated 10 Feb 2023. 

A maximum 3.6m floor-to-floor height control shall apply to new dormitory extensions or blocks on site. There are no height controls for workers’ dormitories converted from existing spaces within the industrial development.

The maximum number of workers/residents allowed in a dormitory is subject to planning assessment by URA and requirements of technical agencies such as LTA, PUB, SCDF, NEA, MOM, and SPF. It is also subjected to the living space standard of minimum 4.2sqm of living space per resident³, whichever is lower.

^{3 Living space per resident was set out in MOM-MND-MOH's press release dated 17 Sept 2021. See details in Amenity Provision Guidelines.}

To enhance liveability for workers/residents in a dormitory and strengthen resilience against future pandemics, adequate facilities and amenities shall be provided as part of the dormitory development based on the requirements stated below. 

Applications for new workers’ dormitory use are to comply with all the requirements (e.g. living space per resident, occupancy per bedroom unit, etc) as stated in the press release issued by MOM, MND and MOH dated 17 Sept 2021.

Living Space Standards

As per MOM-MND-MOH's press release dated 17 Sept 2021, a minimum 4.2sqm of living space per resident shall be provided.

The 4.2sqm of living space per resident includes the sleeping and living areas in the rooms. However, it excludes designated functional areas, such as the en-suite toilets, kitchens, and yard spaces.

Basic Facilities

Basic amenities such as living quarters, en-suite toilets, and dining areas shall be provided. The design, construction and provision of such facilities shall meet the requirements of the relevant authorities such as NEA, PUB, SCDF, and MOM.

Recreational Amenities

Recreational amenities shall be provided within the development as well. The minimum amount of GFA for the recreational amenities is dependent on the number of workers/residents within the dormitory. Refer to the table below for the requirements:

^{Note: Where the site is subject to higher provision standards stipulated under the site’s tender conditions, the higher standards shall apply.}

• Examples of indoor recreational amenities are multi-purpose rooms, gymnasium, reading rooms, TV rooms, and basketball courts. The reasonable sizes of a TV room and a gymnasium are 24 and 40sqm respectively.

• Other amenities like outdoor games courts, recreation and socializing areas are strongly encouraged to be provided within the development.

• The GFA from recreational amenities shall form part of the 49% (maximum) ancillary quantum control for industrial developments.

• SLA may assess such recreational amenities based on Group D Industrial rate for the purposes of computing Land Betterment Charge.
  

Commercial Amenities

Commercial amenities such as mini-marts, barber shops, bicycle repair shops, telecommunications, internet shops, remittance shop, postal service shop and ATMs may be allowed within the industrial development to serve workers/residents staying in the dormitories. Refer to the table below for the allowable commercial GFA for workers’ dormitories.

The GFA from the commercial amenities shall form part of 49% (maximum) ancillary quantum control for industrial developments.

SLA may assess such commercial amenities based on Group A Commercial rate for the purpose of computing Land Betterment Charge.