Strategic Development Incentive (SDI) Scheme

URA introduced the Strategic Development Incentive (SDI) Scheme in 2019 to encourage the timely rejuvenation of older buildings in strategic areas into new, bold and innovative developments that will positively transform the surrounding urban environment.

The scheme provides a framework to evaluate and guide proposals that deviate from existing planning parameters for the site, but have a positive and transformational impact on the surrounding environment that will help rejuvenate the area.

The planning parameters for which deviations may be considered under SDI Scheme are:

1. Gross plot ratio (GPR) / gross floor area (GFA);

2. Land use and use quantum;

3. Building height

Eligibility

The SDI Scheme is open to applications from building owners for developments in strategic areas across Singapore that meet the eligibility criteria. Sites that fall within the designated areas for the CBD Incentive Scheme (CBD Incentive Scheme 2.0) will be guided by the CBD Incentive Scheme instead of being considered under the SDI Scheme. Eligibility for consideration under the SDI Scheme is subject to the criteria as outlined in Table 1 below.

Exemptions from the eligibility criteria above can be considered where rejuvenation has a positive impact beyond the confines of a single site, to contribute to the rejuvenation of the larger streetblock or precinct, for example:

• The proposal helps to plug critical gaps in the planned pedestrian networks for the precinct;

• The proposal helps to open up a view corridor or physical access to a key public asset e.g. waterfront, park or public space; or

• If the rejuvenation of a single site is large enough on its own to achieve the desired transformational impact.

Evaluation Criteria

Proposals will be evaluated based on the following criteria:

Urban Design and Architectural Design Concept

The proposed project should be a quality development that defines the site as a distinctive destination through its architectural design, scale, presence and setting in relation to the surrounding developments, pedestrian network, and the public realm.

Environmental Improvement / Contribution to the Community

The proposed project should enhance the public environment in a significant way and benefit the community at large, such as through:

• Quality public spaces;

• Measures designed to encourage the use of public transport and to discourage private car use;

• Enhanced pedestrian networks and promotion of active mobility;

• Public or cultural facilities (e.g. event and performance art venues, childcare facilities, and community services etc.);

• Enhancement to public infrastructure;

• Conservation of heritage buildings and structures, where applicable;

• Retrofit and adaptive re-use of existing buildings, where applicable (new); and

• Contribution to environmental sustainability.

Use Mix

The proposed project should provide an appropriate mix of uses that complements existing businesses and injects new uses to help revitalise the precinct. New, innovative uses and concepts that offer a differentiated user experience are encouraged.

Relevant technical agencies such as LTA and PUB will be consulted to ensure that any proposed intensification can be supported from an infrastructure planning perspective. URA will also guide the proposals to ensure that planning objectives are achieved.

Contribution to Sustainable Rejuvenation (new)

In line with URA’s efforts to encourage more carbon-sensitive, sustainable rejuvenation, all proposals will be required to submit a Sustainability Statement during the Outline Application stage to:

1. Consider the feasibility of retrofitting part / all of the existing building(s) for adaptive reuse; and

2. Outline the considerations and trade-offs between different development scenarios.

3. Based on the URA’s assessment of the submitted Sustainability Statement, applicants may subsequently be required to submit a carbon optioneering assessment weighing the trade-offs of different development scenarios as part of the formal submission to URA for planning approval.

Submission Process

The proposal shall be submitted as an Outline Application to be evaluated under the SDI Scheme. Please download Form DC/SDI shown in Appendix 1-1 from the URA website. The completed forms, along with the requisite materials and information, are to be submitted to the Development Control Group in URA before they can be considered.

An Outline Application fee based on the rates specified in the prevailing URA Fees Schedule is payable for each application. If supported, the applicant should follow up to make a formal development application within the stipulated validity period of URA’s in-principle approval of the SDI proposal, unless otherwise agreed by URA. The prevailing Master Plan amendment and development application fees will apply.

The workflow for processing an application is shown in Appendix 1-2. If URA assesses that the application is suitable for consideration under the SDI Scheme, the applicant will be informed of the date to make a presentation to URA and relevant agencies. URA may request additional briefings and / or submissions before evaluating the proposal. URA may decide to support the proposal, with or without additional conditions.

Championing Ministry and / or Agency

Where arts / community / sports / tourism uses are proposed as public contributions as part of the SDI proposal, such uses would require the support of the relevant championing ministries and / or agencies.

As part of an Outline Application, a letter of support for the concept proposal for arts / community / sports / tourism uses from the relevant championing ministries and / or championing agencies is required (see Appendix 1-3).

Subsequently, as part of a formal development application to URA to obtain PP/WP, a letter of endorsement for the detailed proposal for arts / community / sports / tourism uses from the relevant championing ministries and / or championing agencies is required.

Conditions

The evaluation by URA under the SDI Scheme is proposal specific. An application that has been approved by the URA shall not be used or taken as a precedent for any other proposals or development applications seeking similar deviations from the planning parameters.

Any additional incentive GFA or development intensity granted under the SDI Scheme is subject to the payment of Land Betterment Charge where relevant.

Any increase in development intensity approved by URA under the SDI Scheme will not count towards the future development potential of the subject site.

Bonus GFA will not apply for requirements mandated as part of the SDI Scheme. For example, Bonus GFA under the Built Environment (BE) Transformation Gross Floor Area Incentive Scheme will not apply. However, developments will still be eligible for Bonus GFA granted under other applicable schemes such as balcony or indoor recreational spaces, subject to the prevailing overall cap on Bonus GFA.

Strata subdivision of the commercial component into individual units will not be allowed, except when it is to delineate between the different commercial uses. Please refer to Circular URA/PB/2022/02-CUDG dated 15 March 2022 for details.

Following the Outline Application stage, selected key sites will be subjected to subsequent review by a Design Advisory Panel (DAP) as part of the formal submission process. This is to ensure that the development meets the planning and urban design objectives for the site.

Proposals are required to adopt enhanced Construction Industry Transformation Map (ITM) standards, which include attaining minimum Green Mark (GM) Platinum Super Low Energy with Maintainability (Mt) and Whole Life Carbon (Cn) Badges or any other prescribed standard under the prevailing GM Framework. Projects will also be expected to deploy photovoltaics (PV) to offset the building’s energy consumption. The remaining ITM outcomes on digitalisation and productivity will be assessed in relation to the context of the proposal, upon submission of the outline application under the SDI Scheme.

Proposals are required to provide Electric Vehicles (EVs) Charging Infrastructure within the development in accordance with LTA’s prevailing requirements (see Appendix 1-4).

Lease renewals, where applicable, will be subject to the approval of SLA and assessed in line with the Government’s prevailing lease renewal policy.