URA website and e-services will undergo maintenance from 10 Apr 2021 (Sat) 9pm to 11 Apr 2021 (Sun) 8am, and will be unavailable for 11 hours. We apologise for any inconvenience caused.

Walk-in services, such as e-kiosks and coupon dropbox service, have resumed. Members of the public must adhere to safe management measures while at The URA Centre.

For more information on visiting the Singapore City Gallery, click here.

  1. Home
  2. Guidelines
  3. Development Control
  4. Non-Residential Handbooks
  5. Commercial
  6. Bonus GFA Incentive Schemes

Commercial

Bonus GFA Incentive Schemes

Commercial developments are eligible for the following bonus GFA incentive schemes if they comply with the relevant guidelines:

Commercial developments may make use of any combination of the bonus GFA incentive schemes (ie CSFS and Rooftop Greenery ORA), as long as the cumulative bonus GFA does not exceed the overall cap of 10% above the MP GPR.

The Community and Sports Facilities Scheme (CSFS) facilitates the co-location of compatible community and sports uses with highly accessible commercial developments. Under the CSFS, bonus GFA for the community and sports uses is subject to an overall cap of 10% of the maximum permissible GFA for the site allowed under the prevailing Master Plan or 2,000sqm (whichever is lower).

The co-location of community or sports uses under the CSFS is intended primarily for commercial retail developments which are highly accessible. The commercial development that may be considered for the community and/or sports uses under the CSFS shall be in close proximity to transport nodes or town centres/neighbourhood centres, and the additional CSFS space may be supported from the land use and transport planning points of view.

Community and sports uses under the CSFS would not be supported in hotel developments as the resultant synergies are limited.

Community and sports uses under the CSFS in office developments shall only be considered if it is clear that the use has clear synergies with the office development and caters to the needs of the office workers.

The proposed community and sports uses shall primarily be intended or public or community use and not profit-driven, with the exception of commercial child care centres endorsed by the Early Development Childhood Agency (ECDA). Refer to table below for a list of allowable uses.

Allowable Uses for CSFS Scheme

Community Uses Child Care Services
  • CSFS is applicable to child care services provided by
    1. non-profit or anchor operator child care centres endorsed by ECDA; and
    2. commercial child care centres endorsed by ECDA under their Support Scheme.
  • Qualified commercial child care centres shall be approved on Temporary Permission (TP). URA’s approval is required for a renewal of the TP. As part of the renewal, the operator shall fulfil ECDA’s qualifying criteria under the Support Schemes and obtain ECDA’s re-endorsement for the CSFS.
Disability Services
  • Disability services, under the purview of the Ministry of Social and Family Development (MSF), refer to services and programmes in place for people with disabilities to help them integrate into society. Such services include day activity centres that provide training in daily living skills, social skills development, and vocational abilities development.
  • The disability services operator shall be endorsed by MSF/National Council of Social Service (NCSS) to qualify for the CSFS.
Family Services
  • Family services, under the purview of the Ministry of Social and Family Development (MSF), refer to services to the public on family matters. Such services include individual and family counselling, family life education, parenting advice, talks, or seminars, family finances or financial counselling, and marriage counselling (non-commercial).
  • The family services operator shall be endorsed by MSF/NCSS to qualify for the CSFS.
Eldercare Services
  • Eldercare services refer to services that:
    1. Facilitate the elderly to continue to live with their family in the community;
    2. Enrich their lives by engaging the elderly and promote their continued participation in the community; and
    3. Provide support to the elderly, their family, and their caregiver.
  • The services shall predominantly provide practical assistance, social engagement, and respite care, and not for primary health or medical care.
  • The eldercare services operator shall be endorsed by MSF/NCSS to qualify for CSFS.
Volunteerism and Volunteer-based Programmes
  • These programmes refer to those which:
    1. Reach out, recruit, train, and/or deploy volunteers to serve the social sector (ie volunteers in arts and sports, for example, shall not qualify); and
    2. Provide services that are long-term and/or on-going basis and not on a project basis.
  • The need for the space for volunteer-based programmes shall be clearly justified. The programmes shall be endorsed by MSF/NCSS to qualify for CSFS.
Community Libraries
  • Community libraries, under the purview of the National Library Board (NLB), provide to the public easy access to information.
Community Clubs
  • Community clubs, under the purview of People’s Association (PA), provide a venue where citizens can connect for community bonding, carry out volunteer work, and promote active citizenry and multiracial harmony.
Other Uses
  • Other proposals may be considered by URA. These proposals shall be endorsed by a suitable championing government agency acceptable to URA before an application is submitted to URA.
Sports Uses
  • Applicable to selected sports facilities that are not provided for by the public or private sector (eg competition ice rink).
  • Other types of sports facilities that are currently provided for (eg bowling alleys) shall not qualify.
Uses that are not supported Pure office, religious uses, recreational clubs

If payable, Development Charge (DC) or Differential Premium (DP) shall be levied at Civic & Community Institution rate for the additional CSFS space for community uses and the relevant sports/recreational rate for the additional CSFS space for sports uses.

Ancillary uses (eg supporting offices) shall be kept to a maximum of 40% of total GFA of the CSFS space. Any commercial uses within the CSFS space (eg cafés or gift shops), if permitted by URA, shall be computed as part of the overall commercial quantum of the development.

Ownership of CSFS Space

Community Uses Developers have the option of offering a government agency or the community user endorsed by the relevant championing agency either the strata-title of the CSFS spaces or a long lease with a minimum tenure of 10 years of the CSFS space with option of renewal.

Direct transfer of ownership or leases to the community user using the CSFS space is allowed, subject to support from the relevant championing government agency.
Sports Uses Developers shall offer the Singapore Sports Council (SSC) the option to either take up ownership of the strata-title of the CSFS space or lease of the CSFS space, with a minimum tenure of 10 years with option of renewal by SSC.

SSC shall take the lead in the operation and management of the sports facility and may appoint a suitable managing agent to operate the facility.

The party that holds the strata-title/lease of the approved CSFS space shall ensure that the use of the CSFS space complies with the terms and conditions of the CSFS guidelines.

In the event that there is a change in ownership arrangement of the CSFS space, the seller or owner of the CSFS space shall inform the new buyer or lessee on the obligation to ensure that the CSFS space shall at all times be used for the approved purposes. The seller or owner of the CSFS space shall also keep the championing agencies informed of any such changes.

The following documents shall be submitted as part of a development application to URA for evaluation.

  1. A letter of undertaking (LOU) from:

    • The community service provider for community uses;
    • The SSC for sports use;
    • The child care centre operator endorsed by ECDA.
  1. An endorsement letter from the relevant championing government agency for the proposed use and/or ownership arrangement of CSFS space.

Refer to the section on Greenery.

The bonus GFA allowed under the bonus incentive schemes is over and above the MP GPR and is subject to a maximum of 10% of the MP GPR. When the site is redeveloped in future, the additional GFA already used under the bonus GFA incentive schemes cannot be carried over. In other words, the GPR for the site shall revert to the GPR specified in the prevailing MP.

Other Incentive Schemes

The CBD Incentive Scheme and the Strategic Development Incentive (SDI) Scheme aim to encourage the rejuvenation of the CBD and other strategic areas in Singapore. Sites that fall within the designated areas for the CBD Incentive Scheme shall be guided by the CBD Incentive Scheme and shall not be considered under the SDI Scheme.

Details of the two schemes are as follows:

The CBD Incentive Scheme aims to encourage the conversion of existing, older, office developments into mixed-use developments that will help rejuvenate the CBD by:

  • Providing a wider diversity of uses, including more residences, hotels, and creative lifestyle possibilities;
  • Realising better connectivity to adjacent developments and transport nodes;
  • Creating a more intimate, people-friendly environment with walkable streets and public spaces that will provide an appealing address for people to live and work in.

The incentives are calibrated to encourage:

  • The creation of mixed-use neighbourhoods at the CBD fringe areas of Anson and Cecil Street, with greater extent of residential uses supported by a variety of social/community amenities;
  • A blend of mixed-uses within Robinson Road, Shenton Way and Tanjong Pagar, while retaining the predominantly commercial character of the core areas of our CBD in Raffles Place.

Existing predominantly office developments in selected areas where mixed-use neighbourhoods are encouraged will be eligible for the incentives if they meet the following eligibility requirements:

CBD Incentive Scheme Eligibility Requirements

Age of Development At least 20 years old from date of last TOP1
Existing Land Use Predominantly Office developments only
Location & Minimum Site Area Anson Minimum 1000sqm
Cecil Street
 Minimum 1000sqm for corner sites
Minimum 2000sqm for all other sites
Robinson Road, Shenton Way, Tanjong Pagar

1 Exemptions may be considered depending on the merits of the case.

Residential and Hotel uses are encouraged within mixed-use developments to inject live-in population into the CBD. The allowable land uses and the corresponding maximum allowable increases in development intensity are shown in the table below. Approval of the allowable uses shall be subject to the statutory rezoning process and compliance with Rule 4 and Rule 7 of the Planning (Master Plan) Rules.

Allowable Land Uses and Maximum Allowable Increase in Development Intensity

Location Proposed Land Use Maximum Allowable Intensification (%)2 3
Anson & Cecil Street Residential with Commercial at 1st storey 30%
Commercial & Residential 25%
Hotel 25%
Robinson Road, Shenton Way, Tanjong Pagar Commercial with 40% Non-Commercial Uses such as Residential 25%
Commercial & Residential 25%
Hotel 25%

2 Based on GPR as stipulated on Master Plan 2019 or Approved GPR, whichever is higher.

3 Bonus GFA approved under the CBD Incentive Scheme shall not form the future development potential of the site upon redevelopment.

The proposed increase in development intensity shall be subject to:

  • Planning approval from URA;
  • Payment of Development Charge/Differential Premium, where applicable;
  • Compliance with the prevailing Urban Design guidelines for Downtown Core Planning Area;
  • Adoption of the lower bound of the Range-Based Parking Provision Standards as prescribed in LTA’s prevailing Code of Practice for Vehicle Parking Provision; and
  • A minimum score of Green Mark Platinum for the resultant development.

The maximum development intensity shown in the table above shall be assessed based on the detailed design, in relation to the site context and other planning or urban design considerations. URA may refuse planning approval, or grant planning approval with conditions if the proposal is not aligned with the planning intention of the area, or if the proposal is unable to comply with relevant technical and urban design requirements.

Bonus Gross Floor Area (GFA) shall not apply for the Green Mark requirements. 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.

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

Proposals under the CBD Incentive Scheme shall be submitted as an Outline Application to URA for consideration.

The CBD Incentive Scheme will be implemented for a period of five years from the date of gazette for Master Plan 2019. URA will review the effectiveness and relevance of the scheme at the end of this period. URA reserves the right to vary or change the specific requirements outlined in the scheme during this five-year period.

Building owners of developments in strategic areas across Singapore may make use of the SDI Scheme in their applications for re-development if it meets the eligibility criteria.

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

  • GPR/GFA;
  • Land Use and Use Quantum;
  • Building Height

The SDI Scheme is open to applications from building owners for developments in strategic areas across Singapore that meet the eligibility criteria.

In particular, applications to redevelop existing developments in Orchard Road, Central Business District (CBD) and Marina Centre areas are encouraged, in line with the broader planning intention to rejuvenate these areas. Sites that fall within the designated areas for the CBD Incentive Scheme shall be guided by that scheme instead of being considered under the SDI scheme.

Eligibility for consideration under the SDI Scheme is subject to the criteria outlined in the table below: 

SDI Scheme Eligibility Requirements

Age of Development At least 20 years old from date of last TOP
Existing Land Use Commercial or mixed-use developments with predominantly commercial uses.

Developments with predominantly residential uses will not be eligible.
Transformational Impact The redevelopment proposal shall include a minimum of two adjacent sites, such that the amalgamated redevelopment can have a strong transformational impact on the surrounding environment that will enhance and rejuvenate the area.

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

  • The redevelopment helps to plug critical gaps in the planned pedestrian networks for the precinct;
  • The redevelopment 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 redevelopment of a single site is large enough on its own to achieve the desired transformational impact.

Redevelopment proposals submitted under the SDI scheme shall be evaluated based on the following criteria:

SDI Scheme Evaluation Criteria

Urban Design and Architectural Design Concept The proposed project shall 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 (eg event and performance art venues, childcare facilities, and community services etc.);
  • Enhancement to public infrastructure;
  • Conservation and adaptive re-use of heritage buildings and structures, where applicable; and
  • Contribution to environmental sustainability.

Use Mix

 The proposed project shall 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 shall be consulted to ensure that any proposed intensification can be supported from an infrastructure planning perspective. URA will guide the proposals to ensure that planning objectives are achieved.

Approval of the proposals shall be subject to the statutory rezoning process and compliance with Rule 4 and Rule 7 of the Planning (Master Plan) Rules.

Proposals under the SDI Scheme shall be submitted as an Outline Application to URA for consideration. Form DC/SDI shall be completed and attached to the submission. The work flow for processing an application is shown in here.

The evaluation by URA under the SDI Scheme is proposal-specific. An application that has been previously 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 Development Charge / Differential Premium where relevant.

Any increase in development intensity approved by URA under this scheme shall not count towards the future development potential of the subject site.

Bonus GFA shall not apply for requirements mandated as part of the SDI Scheme. For example, if a minimum Green Mark score is required, the prevailing Green Mark Bonus GFA shall not apply. The 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.

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

The SDI Scheme, implemented from 27 March 2019, is for a period of five years from the date of gazette for Master Plan 2019. URA will review the effectiveness and relevance of the scheme at the end of this period.

URA reserves the right to vary or change the specific requirements outlined in the scheme during this five-year period.

Last updated on 2 October 2019

Top