Building Setback from Boundary

Check the guidelines relating to building setback for commercial developments

Last updated 9 June 2026

MSCP layout showing road buffer, green buffer and minimum boundary setbacks.

Setback Requirements

All buildings in commercial developments shall be sufficiently set back from the road and common boundary. The setback distance is measured from the road reserve¹ line or boundary line to the external wall of the buildings, excluding land to be vested to the State for road and/or drainage purpose.

All buildings in commercial developments fronting a public road shall provide a road buffer, the width of which depends on the hierarchy of the road. A green buffer shall be set aside in the road buffer depending on the width of the road buffer.

The buffer requirements for the Road Categories 1 to 5 are in the tables below.

¹^{Road Reserve}^{: The plot of land to be vested in the State as required under the Street Works Act. It is demarcated by the line of Road Reserve in the Road Line Plan and the site boundary.}

Road Buffer and Green Buffer

Table 1: Road Buffer and Green Buffer

Road Category	Road Buffer (inclusive of Green Buffer indicated in brackets)
Category 1	15m (5m)
Category 2	7.5m (3m)
Category 3	5m (3m)
Category 4 - 5 and slip road	5m (3m)

Commercial developments in the Central Area [PDF, 1 MB] are guided by the urban design requirements, which may allow the development to abut the road reserve at the front.

Commercial developments outside the Central Area may abut the road reserve at the front, if there is site constraint or if there is an intention to retain the existing streetscape which is abutting the road reserve/road widening line.

Common Boundary Setback and Peripheral Planting Verge

Table 2: Common Boundary Setback & Planting Strip

Type of Boundary	Minimum Setback Distance
Common boundary with other developments	3m (including 2m peripheral planting verge)

Building Setback for Ancillary Structures

MSCP diagram showing electrical substation limits and ancillary structure restrictions.

Setback Requirements for Ancillary Structures

Ancillary structures are minor structures erected to support the main use of the site. The building setback distance and height control for ancillary structures are shown in the table below.

Ancillary structures located within the green buffer may be assessed in accordance with NPARKS' guidelines – see NParks website.

Ancillary structures located within the physical buffer and building setback that exceed the requirements in the table below, but are below 6m in height, shall be evaluated depending on the merits of the design and function.

Table 3: Setback and Height Control for Ancillary Structures

Type of Ancillary Structures	Required Setback from the Road	Required Setback from the Other Boundaries	Height Control
Electrical Substation	5m from Category 1 road 3m from Category 2 – 5 roads	2m	6m
Sunken Swimming Pool	5m from Category 1 road 3m from Category 2 – 5 roads		Not applicable
Raised Swimming Pool	Follow road buffer standards
Water Tank & Pump	Follow road buffer standards
Meter Compartment	Subject to evaluation		1.8m if located within the green buffer
Bin Point			1.8m if located within the green buffer
Guardhouse			2.6m if located within the green buffer
Generator Set	Subject to evaluation Adequate setback may have to be provided to minimise glare and noise disturbance to adjoining developments

Building Setback for Multi-Storey Car Parks

MSCP setback diagram showing road buffer, green buffer and boundary setback requirements.

Setback Requirements for Multi-Storey Car Parks

The building setback for multi-storey car parks (MSCP) is detailed below.

Table 4: Building Setback for MSCP

Multi-Storey Car Parks	Setback from Road	Setback from Common Boundaries
MSCP façade with openings	Follow road buffer standards for commercial buildings	6m (minimum)
MSCP façade with no openings		4.5m (minimum)
MSCP facade fronting open areas (ie open space, drainage reserve more than 6m in width)		4.5m (minimum)

Setback for Building Appendages

Table 5: Setback for Building Appendages

Building Feature	Within Road Buffer	Within Setback from Common Boundaries
Roof eaves	Allowed, provided it is not within the green buffer	Allowed, provided it is not within the 2.0m peripheral planting verge
Sun-shading devices & RC ledges (cantilevered)	Allowed, provided it is not within the green buffer

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