Singpore Resi Handbook

Table of Contents
Cover Page
Preface
Part 1 Topics
1. Overview
2. General Considerations
3. Landed Housing
4. Strata Landed Housing
5. Flats
6. Condominium Flats
Part 2 The Guidelines at a Glance
1. Landed Housing
2. Strata Landed Housing
3. Flats and Serviced Apartments
4. Condominium Flats
5. Geylang Urban Design Guidelines (GUDG)
1
As at October 2016
DEVELOPMENT CONTROL PARAMETERS FOR

RESIDENTIAL DEVELOPMENT
This handbook is subject to revision from time to time. Nothing herein shall be construed to exempt the person
submitting an application or any plans from otherwise complying with the provisions of the Planning Act (Cap 232,
I998 Ed) or any rules and/or guidelines made thereunder or any Act or rules and/or guidelines for the time being in
force.
While every endeavour is made to ensure that the information provided is correct, the Competent Authority and
the Urban Redevelopment Authority disclaim all liability for any damage or loss that may be caused as a result of
any error or omission.
Important Note:
You are advised not to print any page from this handbook as it is constantly updated.
URBAN REDEVELOPMENT AUTHORITY
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2
PREFACE
The Development Control Group of the Urban Redevelopment Authority (URA) plays an important
role in guiding and facilitating the physical development of Singapore.
As part of URAs on-going efforts to provide efficient and pleasant service to the public to facilitate
property development, it has produced a series of handbooks on development control to inform and
guide the public on the procedures in submitting development applications.
This Handbook on Parameters for Residential Development is the latest in the series. The other
handbooks in the series are:
* Conservation Guidelines
* Parameters for Non-Residential Development
OFFICE ADDRESS:
URBAN REDEVELOPMENT AUTHORITY, 45 Maxwell Road, The URA Centre, Singapore

069118.Telephone No. - 62216666. Cable Address: SINURA CS-Mailbox: GVT 380 Fax: 62243466
Internet Address: http://www.ura.gov.sg/
PURPOSE OF THIS HANDBOOK
The Urban Redevelopment Authority (URA) is Singapores national planning authority. Its task is to
plan and facilitate the physical development of Singapore and ensure that Singapores limited land
resource is put to optimal use. Through this role, URA aims to transform Singapore into a great city
to live, work and play in.
URA strives to facilitate developments by streamlining policies and making its guidelines and
standards as transparent as possible. This handbook explains in detail the various development
control parameters for residential development in Singapore such as building setbacks, building
coverage, intensity, height, etc.
The guidelines set out in this handbook for the various development control parameters will
generally be applied by URA in the consideration of a development application. However, if the
circumstances of a case or the planning considerations relevant to a case so warrant, URA may in
its discretion decide to depart from these general guidelines. Persons intending to carry out a
development are advised to take this into consideration in the conduct of their affairs and check with
URA through enquiries or development applications to confirm if their proposals can be allowed.
The guidelines, principles and illustrations found in the handbook series are not exhaustive in
covering all possible site conditions and building designs. In evaluating the development
applications, URA reserves the right to evaluate and impose conditions not covered in the handbook
in respond to the specific design of the development proposal on a case-by-case basis.
For further information on this handbook, please call the Development Control Group Enquiry Line
at 62234811.
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PART 1
1 OVERVIEW
1 Residential developments in Singapore are broadly classified according to the

following:
(a) REGISTRATION INSTRUMENT
They may be landed (with land title or strata title) or non-landed (with strata
title or strata lease) properties.
(b) DENSITY
They may be the low, medium and high density housing development.
(c) HOUSING TYPE
They may be:
i) Detached houses (bungalows), semi-detached houses, terrace
houses, strata detached houses (strata bungalows), strata
semi-detached houses, strata terrace houses and mixed strata
landed housing. They are low density housing.
ii) Condominium flats development on sites of 0.4 ha or larger.
iii) Non-condominium flats development on small sites below 0.4
ha.
2 Flats development whether condominium or not, are mainly medium and high
density housing. The low intensity and low-rise flats are low density housing.
3 A relationship of the 3 ways of classifying residential development is shown in

Figure 1
Figure 1: Classification of Residential Developments
4
4 The different residential developments and their guidelines are explained in
this handbook according to the types of housing as follows:
(a) LANDED HOUSING
Detached houses (bungalows), semi-detached houses, terrace houses I,
terrace houses II and strata landed housing.
(b) FLATS
Condominium flats developments or non-condominium flats developments.
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2 GENERAL CONSIDERATIONS
INTRODUCTION
1 Residential development in Singapore is controlled by plot ratio and building height at the
macro level. At the micro level, there are guidelines on the housing type and form. Plot ratio and
building height are subject to planning evaluation depending on the locality except for areas
specially designated for landed housing development.
For the appropriate use of approved residential properties, please refer to web page at Change of
Use guidelines.
INTENSITY
2 Before 1 Sept 1989, density was used to measure the intensity of residential development. It
was expressed in terms of persons per hectare (ppha). With the revised development charge
system based on gross floor area (GFA), the intensity of residential development is expressed in
terms of Equivalent Plot Ratio (EPR). This is derived from the formula EPR = Density x 0.0056.
ALLOWABLE INTENSITY
3 The maximum allowable intensity of residential development is guided by the gross plot ratio
control (GPR) specified in the Master Plan. The full potential of the GPR may not be achievable
because of limitations imposed by site configuration, condition, layout, building setbacks, height, site
coverage and the requirements of technical authorities that affect the site.
BONUS GROSS FLOOR AREA (GFA) ABOVE MP ALLOWABLE INTENSITY

4 URA grants bonus GFA incentives to encourage the provision of specific building features or
uses. Essentially, the GFA of the incentivised features are allowed above the MP GPR control.
These bonus GFA incentives are given to help realize various planning objectives for the city. For
example, the balcony scheme encourages tropical architecture while the lighting incentive scheme
helps to enhance our city's image and highlight the distinctive Singapore skyline.
5 However, as such bonus GFA are allowed over and above the MP GPR control for a site,
they add to the development bulk and intensity beyond what was planned for. As there is a limit to
the amount of additional bulk and intensity that can be accommodated for a site and collectively
within an area without adversely affecting the effectiveness of GPR and GFA as planning tools,
bonus GFA incentives need to be managed properly. Hence, all bonus GFA incentives are
consolidated in a menu of bonus GFA schemes and the usage of the bonus GFA items from the
menu will have to observe an overall budget of 10% for additional GFA allowed beyond the Master
Plan under bonus GFA schemes for each development site.
6 Under this framework, for a site that qualifies for multiple bonus GFA incentive schemes, the
developers and QPs is free to determine which bonus GFA scheme(s) to adopt and the quantum of
bonus GFA to use under each scheme (subject to compliance with the guidelines of the individual
schemes), as long as the cumulative bonus GFA is within the overall budget of 10% above the
Master Plan GPR. This will allow the developers and QPs the freedom to choose the schemes that
best fit their business and operational needs. Please note that all additional GFA granted under the
bonus GFA incentive schemes will not form the future development potential of the sites upon
redevelopment.
The bonus GFA incentive schemes are listed below. You may click on them for further details:
6
Green Mark Incentive Scheme
Balcony
Rooftop ORA
Community / Sports Facilities
Underground Pedestrian Linkages to MRT
Conserved Bungalow
Lighting Incentive Scheme
Art Incentive Scheme
Orchard UD features
BUILDING HEIGHT
7 The allowable building height is expressed in terms of number of storeys for landed housing
development. For other types of residential development, the resultant building height in terms of
storey is determined by the gross plot ratio prescribed for the site, unless the site is affected by
height control plans, envelop control plans, street block plans (see Figure 2) or other approved
special control plans. Some developments may be required to comply with the approved technical
height controls of other authorities like aviation path restrictions, telecommunications and military
installations.
Figure 2: List Of Street Block, Envelop Control & Revised Height Control Plans
STREET BLOCK PLANS

S/NO ROAD NAME URA/DC PLAN
RELEASE NO.
1 Jalan Masjid(Superseded by Master Plan 2008) 1/91-E
2 Lorong 23 Geylang 3/91-E

3 Area bounded by Onan Road/Carpmael Road/Ceylon Lane/HDB 4/91-E
Land
4 The Junction of Fowlie Road/Marshall Road 5/91-E
5 Ceylon Road 6/91-E
6 Area bounded by Boon Teck Road/Jalan Kemamam 1/92-E
7 Holland Village Area at the Junction of Holland Road & Holland 1/93-E
Avenue
8 Area bounded by Valley Road, Upper Serangoon Road, Tampines 2/93-E
Road and the Existing Service Road/Back Lane(Superseded by
Master Plan 2008)
9 Area Bounded by Chuan Hoe Avenue/Parry Avenue/Phillips 4/93-E
Avenue and Sandilands Road(Superseded by Master Plan 2008)
10 Devonshire Road 2/94-E
11 Hillview Terrace Area (Refer to URA/DC Plan Release 1/2001-E) 3/94-E
12 Area Bounded by Macpherson Road, Upper Aljunied Road, Cedar 4/94-E
Avenue, Willow Avenue, Wan Tho Avenue and Bidadari Christian
Cemetery & Upper Serangoon Road
13 Upper Thomson Road 2/95-E
14 Sophia Road 3/95-E
7
STREET BLOCK PLANS
RELEASE NO.
15 Flower Road (Superseded by Master Plan 2008) 4/95-E
16 Everitt Road 5/95-E
17 Playfair Road (Rescinded on 26.09.01) 6/95-E
18 Thomson garden Estate 7/95-E
19 Paya Lebar Gardens 8/95-E
20 Hong Leong Garden Estate 1/96-E
21 Sembawang Hills Drive 2/96-E
22 Makepeace Road 3/96-E
23 Sembawang Road 1/98-E
24 Upper Bukit Timah Road 2/98-E
25 Along Yan Kit Road 3/98-E
26 Dido Street/ Dafne Street/ Aida Street 1/2000-E
27 Lowland Road 2/2000-E
28 Killiney Road/ Devonshire Road 3/2000-E
29 Jasmine Road 4/2000-E
30 Along Upper Thomson Road/ Jalan Keli/ Jalan Todak/ Sin Ming 5/2000-E
Road
(Rescinded on 26.06.2003)
31 Along Upper Thomson Road/ Lorong Mega/ Thomson Ridge/ Jalan 6/2000-E
Pelatina
(Rescinded on 26.06.2003)
32 Faber Avenue/ Faber Crescent/ Faber Terrace/Ayer Rajah 7/2000-E
Expressway
33 Hillview Terrace (Addendum to URA/DC Plan Release 3/94E 1/2001-E
34 House No.104 - 114 and 132 - 190 Hillcrest Road 2/2001-E
35 Pheng Geck Avenue/Wan Tho Avenue/Puay Hee Avenue 1/2003-E
36 Cashew Terrace 2/2003-E
37 Clementi Green Estate 3/2003-E
38 Changi Heights 1/2004-E
39 Lasia Avenue 2/2004-E
40 Peach Garden 3/2004-E
41 The Inglewood 4/2004-E
42 Along Upper Thomson Road/Jalan Todak/Sin Ming Road/Lorong 5/2004-E
Mega/Thomson Ridge/Jaln Pelatina
43 Along Upper Thomson Road/Jalan Keli/Jalan Todak/Soo Chow 6/2004-E
Walk/Lorong Mega/Thomson Ridge/Jalan Pelatina
44 Chun Tin Road 7/2004-E
45 Along Telok Blangah Road (Lots 2592) 8/2004-E
46 Along Telok Blangah Road (226-184, 471, 126-183, 468 & 469) 9/2004-E
47 Along Telok Blangah Road/Wirshart Road 10/2004-E
48 Along Telok Blangah Road (Lots 561) 11/2004-E
49 Along Cheong Chin Nam Road 12/2004-E
50 Along Jalan Jurong Kechil 13/2004-E
8
STREET BLOCK PLANS
RELEASE NO.
51 Along Jalan Leban/Jalan Kuras and Jalan Gelenggang 14/2004-E
52 Along Upper Thomson Road/Casuarina Road 15/2004-E
53 Jalan Legundi/Sembawang Road 16/2004-E
54 Along Jalan Kayu 17/2004-E
55 Along Jalan Kayu/Lorong Samak 18/2004-E
56 House Nos. 57 87 Jalan Salang 19/2004-E
57 House No. 2 2P Jasmine Road and 2 to 30 Gardenia Road 20/2004-E
58 House No. 1 to 73 (odd numbers) Cheng Soon Garden and No. 2 21/2004-E
to 68 (odd numbers) Kismis Avenue
59 Along Seletar Road from Jalan Lebat Daun/Jalan Joran to Seletar 22/2004-E
Close
60 Along Li Hwan Walk, Li Hwan Close, Li Hwan Terrace, Li Hwan 1/2005-E
Place & Li Hwan Drive
61 House No. 5 to 41 (odd numbers) and No. 2 to 18 (even numbers) 2/2005-E
Watten Rise and No. 26 to 60 (even numbers) Watten Drive
62 House No. 11 to 69 (odd numbers) Jalan Wangi 3/2005-E
63 Ford Avenue 4/2005-E
64 Richards Place/Richards Avenue 5/2005-E
65 House No. 1 to 73 (odd numbers) and No. 2 to 24 (even numbers) 6/2005-E
Watten Drive, No. 2 to 28 (even numbers) Watten Close and No.
49 to 61 (odd numbers) Watten Estate
66 Jalan Jelita, Jalan Istimewa, Jalan Tenang and Nos. 263 to 289 1/2006-E
(odd numbers) Holland Road
67 House No. 88, 88A, 90, 90A, 92 & 92A Yuk Tong Avenue 2/2006-E
68 Houses at Pang Seng Road and House Nos. 27 to 27J Wan Tho 1/2008-E
Avenue
69 House Nos. 1 to 35 Jalan Limbok and House Nos. 183 to 205 Yio 2/2008E
Chu Kang Road
70 Balestier Road Between Thomson Road and Moulmein Road 3/2008E
71 House No. 2 to 38 (even) Ernani Street, House No. 1 to 41 (odd & 1/2009E
even) Rienzi Street and House No. 1 to 41 (odd) Norma Terrace
72 House No. 2 to 12 (even numbers) Jalan Ayer 1/2010E
ENVELOP CONTROL PLAN

S/NO ROAD NAME
1 Beach Road
2 Upper Circular Road
3 Robertson Quay
4 Mohamed Sultan / Martin Road
5 River Valley Road / Tank Road
NOTES:
* The details of the Envelop Control Plans are available for browsing and purchase at the URA Customer Service Centre, The URA
Centre.
9
* The details of the street block plans can be found in the circulars released to the Professional Bodies under the respective URA/DC
Plan Release Number and URA release date respectively. As for the revised height control plans, please refer to the MP 2008.
* The boundaries of the various street block plans and a brief summary of the controls are also available for browsing at the URA
Customer Service Centre.
* Where relevant, Envelope Control guidelines for landed housing may be applicable. Please refer to the Residential handbook Landed
Housing paras 7 to 10 for details of the Envelope Control guidelines.
8 If there is no prescribed building height, the residential development will be evaluated on its
own merit, taking into account the existing height of its surrounding developments and other
planning considerations. The application of the height controls is illustrated in Figure 2a.
9 For planning purposes and as a general guide, the various housing density in terms of GPR
are as follows:
DENSITY GPR
Very High Density >2.8
High Density up to 2.8
Medium High Density up to 2.1
Medium Density up to 1.6
Low Density up to 1.4
Landed Housing (low density) (resultant from height)
HEIGHT CONTROLS FOR FLATS AND CONDOMINIUMS

10 The maximum storey height allowed are stipulated in the Master Plan. However, the storey
height limits for flat and condominium housing developments in many areas have been increased
from that stipulated in the Master Plan to allow for more flexibility in design and to free up more
space for communal use. This would allow developers and their architects more opportunities to
introduce better landscaping and recreational facilities, as there would be less site coverage.
11 The revised storey heights for standard typologies shown in the Master Plan are as follows
(subject to compliance with technical height controls):
10
STOREY HEIGHT
GROSS PLOT CONTROL
RATIO
Master Plan Revised
1.4 4 5
1.6 10 12
2.1 20 24
2.8 30 36
>2.8 >30 >36
12 The revised storey heights would only apply to sites that conform to the standard typologies
in the above table. They would not apply to the following areas where the storey heights as
stipulated in the Master Plan (if any) would still be applicable:
(a) sites that do not conform to any of the standard typologies above (eg GPR 2.8/20
storeys);
(b) sites where the heights are indicated in the Master Plan as being subject to detailed
planning or subject to evaluation; and where there are street block controls,
conservation areas, etc;
(c) sites where there are urban design requirements (eg along the Singapore River),
technical height controls or security sensitivities; and
(d) sites within the vicinity of the Singapore Botanic Gardens (see Figure 2b), where the
current height restrictions would remain to protect the visual amenity of the
Singapore Botanic Gardens.
11
Figure 2a: Application of Building Height
TYPE OF NORMAL SPECIAL HEIGHT CONTROL

DEVELOPMENT HEIGHT
CONTROL
DC prescribed Urban design Conservation Absolute technical height
height in terms of guidelines guidelines constraints
number of storeys
LANDED It shall not exceed If the site is If the site is If the site is affected by
HOUSING 3-storey height affected by affected by aviation paths restrictions ,
control or the approved urban approved military and
prescribed height design height conservation telecommunications
in the designated control ;for guidelines installations, the absolute
landed housing example, the technical height in terms of
plan in the Master Geylang Urban AMSL will have to be
Plan whichever is Design Guidelines complied with if it is more
lower. stringent than any other
height control
FLATS It takes into Same as above Same as Same as above
INCLUDING consideration the above
CONDOMINIUM height of existing
S development in
the surrounding
areas and the
prescribed height
in the designated
landed housing
area plans or the
Master Plan
NOTE:
If any of the special height control is more stringent than the normal storey height control, it is to be complied with.
12
Figure 2b: Height Control around Singapore Botanic Gardens
OVERALL HEIGHT AND FLOOR-TO-FLOOR HEIGHT

13 As the building height is regulated in terms of number of storeys, the absolute floor-to-floor
height control (maximum) has to be complied with. This helps to ensure that the overall height of
buildings of the same number of storeys buildings is comparable.
14 A floor height is measured from the floor level of one storey to the floor level of the next
storey (i.e. from the top of one floor to the top of another floor). For a building with a pitched roof,
13
the top most storey height is measured from the top floor level to the springing line (i.e. the line
joining to the points where the roof rest). See Figure 3a.
Figure 3a: Floor-to-Floor Height Control *
*Floor-to-floor height control is not applicable for landed housing under the Envelope Control guidelines. Please refer to
the Residential handbook Landed Housing paras 7 to 10 for the Envelope Control guidelines.
14
15 The floor-to-floor height control for residential building is as follows:
TYPE LANDED NON-LANDED RESIDENTIAL( FLATS &
RESIDENTIAL* CONDOMINIUMS)
STOREY GPR 1.4 SITES GPR 1.6 AND ABOVE
SITES
ST
1 STOREY 4.5m 5.0m 5.0m
TOP STOREY 3.6m 3.6m 5.0m
ALL OTHER STOREY 3.6m 3.6m
SKY TERRACE Not applicable 3.6m 5.0m
STOREY
*Floor-to-floor height control is not applicable for landed housing under the Envelope Control guidelines. Please refer to
the Residential handbook Landed Housing paras 7 to 10 for the details of Envelope Control guidelines.
NOTES:
1 *A sky terrace floor is a storey where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only
such sky terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply.
2 Mezzanine floor, if any is treated as a floor and regarded as a storey for planning evaluation purposes.
16 Variation to the floor-to-floor height of each storey can be allowed, subject to the overall
absolute height being maintained (Refer to Figure 3b and 3c for illustration). If allowed, the overall
building height (in metres) must comply with the control in relation to the proposed number of
storeys.
15
Figure 3b: Example of Floor-to-Floor Height Control and the Overall Allowable Height
16
Figure 3c: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky
Terrace Floors cannot be Transferred To Other Floors
17
17 For developments with sky terrace floors1, the overall height control will be relaxed, based
on the proposed storey height of the development. The additional allowable height over and above
the overall aggregate height for the development is tabulated:
Proposed Storey Height Additional Height Allowable Over The Overall Aggregate Height For
Of Development Developments With Sky Terrace Levels
7-20 10.0m
21-30 15.0m
31-40 20.0m
41-50 25.0m
>50 30.0m
NOTE:
1
A sky terrace floor refers to a floor where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate, and is
used for sky terrace and other communal purposes.
18 This additional height can only be distributed to sky terrace floors within the development.
Spaces for M&E services located directly beneath the sky terrace floor can also be included under
the additional height. Drop-panels are not allowed at the soffit along the perimeter of sky terrace
floors, as the intention is to encourage the provision of high volume open communal spaces.
19 To illustrate the relaxation of the guideline, a typical 12-storey commercial development that
has an overall aggregate height of 60.0m under the current guideline based on 5.0m maximum
floor-to-floor height for each floor, can enjoy an additional height of 10m, if the development
includes at least one sky terrace floor (Refer to Figure 3d for illustration).
18
Figure 3d: Illustration on the Relaxation of the Overall Aggregate Heights for
Developments with Sky Terrace Floors
19
20 The relaxation will be applicable to all developments, except for the following:
(a) Developments within Conservation Areas;
(b) Developments within the vicinity of height sensitive areas, such as the Singapore
Botanical Gardens;
(c) Developments with height control of 6 storeys or less, to ensure that the planning
intention for these low-rise developments is not compromised; and
(d) Developments within areas with special detailed control plans, including street block
and conservation envelope control.
21 Please note that the overall building height of the development is still subject to the various
specific technical height controls for the site.
22 Additional storeys are not permitted even if the building height does not exceed the overall
control height (in metres).
GREENERY
23 LANDSCAPE REPLACEMENT AREA POLICY IN STRATEGIC AREAS
(a) As more and more of our land is taken up by buildings, we need to ensure that the
greenery lost on the ground is replaced within the development. This will enable
people to continue to access communal spaces well landscaped with greenery even
as our environment becomes more built up. The Landscape Replacement Areas
guidelines will guide new developments and redevelopments in strategic areas to
provide greenery and communal areas, either on the 1st storey or upper levels, within
the developments.
(b) The Landscape Replacement Areas guidelines are set out to achieve the following
objectives:
i) Enhance the quality of life in our urban areas by providing spaces of relief and
greenery which are close to users;
ii) Create a distinctive image of the city in the tropical climate through extensive
greenery at the ground and sky-rise levels; and
iii) Bring about environmental benefits such as mitigating the urban island heat
effect and improving the air quality through the plants transpiration and dust
particles filtration.
(c) The provision of LRA is required for all new developments as well as redevelopment
projects in the following areas (see Figure 1-1 to 1-25),
i) Within Central Area: Downtown Core (part), Straits View (part), Marina South,
and Orchard (part) Planning Areas, as well as 2 mixed-use parcels along
Orchard Boulevard in Paterson Hill Subzone.
20
ii) Outside of Central Area: Regional Centres and Growth Areas including the
Jurong Lake District, Kallang Riverside, Woodlands Regional Centre, Punggol
Creative Cluster, Tampines Regional Centre and Paya Lebar Central as well
as commercial and commercial/residential developments within Town Centres
(d) The total size of the landscape areas must be at least equivalent in size to the
development site area. However, it is recognized that in areas where there is a
technical height control, there could be design constraints to the provision of 100%
landscape replacement. For developments outside of Central Area that are subjected
to a technical height constraint of 80m Above Mean Sea Level (AMSL) and below,
the required landscape replacement areas will be lowered to 70% of the development
site area.
(e) The LRAs have to be provided on the first storey or upper levels of the development.
These communally-accessible landscape areas could be uncovered and exposed to
the sky, or could be covered if they qualify for GFA exemption under the prevailing
guidelines for Planter Boxes, Covered Communal Ground Gardens, Sky Terraces,
and Communal Landscaped Areas on the 1st Storey.
(f) At least 40% of the development site area, or overall required Landscape
Replacement Areas, whichever is higher, should be for permanent planting, designed
with sufficient soil depth to accommodate the proposed types of plants. A
combination of trees, palms, shrubs and ground cover is required to make the
landscaping more attractive.
(g) Development Applications for new erections or redevelopment within the designated
areas shown in Figure 1-1 to 1-25 must include a landscape proposal (refer to
Appendix 2) and declaration on the Landscape Replacement Areas provided. The
Landscape Replacement Areas shall be implemented according to the approved
plans, and verified and endorsed by URA.
PLAN LOCATION
Central Area
Downtown Core (part), Straits View (part), Marina South, and Orchard (part) Planning
1-1
Areas, as well as 2 mixed-use parcels along Orchard Boulevard in Paterson Hill Subzone
Growth Areas
1-1 Kallang Riverside
1-2 Jurong East Planning Area
21
PLAN LOCATION
1-3 Paya Lebar Planning Area
1-4 Tampines Planning Area
1-5 Punggol Planning Area
1-6 Woodlands Planning Area
Town Centres
1-7 Ang Mo Kio Planning Area
1-8 Bedok Planning Area
1-9 Bishan Planning Area
1-10 Boon Lay Planning Area
1-11 Bukit Batok Planning Area
1-12 Bukit Merah Planning Area
1-13 Bukit Timah Planning Area
1-14 Choa Chu Kang Planning Area
1-15 Clementi Planning Area
1-16 Hougang Planning Area
1-17 Marine Parade Planning Area
22
PLAN LOCATION
1-18 Novena Planning Area
1-19 Pasir Ris Planning Area
1-20 Punggol Planning Area
1-21 Sembawang Planning Area
1-22 Sengkang Planning Area
1-23 Serangoon Planning Area
1-24 Toa Payoh Planning Area
1-25 Yishun Planning Area
(h) Where relevant, URAs clearance of the completed Landscape Replacement Areas is
required before the Commissioner of Building Control issues the Temporary Occupation
Permit (TOP), or Certificate of Statutory Completion (CSC) (when TOP is not required).
24 RESIDENTIAL LANDSCAPE REPLACEMENT REQUIREMENTS

(a) Beyond strategic areas3[1], all non-landed Residential developments will be required
to meet minimum greening standards.
(b) The new Landscape Replacement Area requirements (LRA) for non-landed
residential developments specifically target the provision of communal greenery and
the levels of greenery provision will be tiered according to the developments intensity
as shown in Figure 21.
23
Figure 21
LRA requirements in non-landed GPR 1.4 1.4 < GPR < 2.8 GPR 2.8
Residential developments
Overall greenery provision

35 40
(as % of site area) 30
On-ground greenery provision

30 35
(as % of site area) 20
(c) The landscaped areas should include a suitable variety of plants which are planted in
permanent and preferably sunken planting beds to enhance the spatial and visual
quality. As these communal landscaped areas are intended to serve the public and/or
building users, they should be easily accessible to the public and/or building users
during normal opening hours for the development4[2].
(d) The landscaped areas should either be open-to-sky, or if covered, to qualify for GFA
exemption under the existing LUSH guidelines (e.g. Sky Terraces, Covered
Communal Ground Gardens, and Communal Planter Boxes). Only the softscape
areas will be counted towards meeting the LRA requirements.
(e) A landscape plan (refer to Appendix 2), perspectives and relevant sections showing
the proposed landscaping scheme for the ground and upper levels (both the covered
garden and the open to sky areas) are to be submitted as part of the development
application.
(f) URA will exercise flexibility on the above requirements when evaluating individual
developments affected by technical constraints (e.g. developments with conserved
buildings, party wall developments, developments subject to specific urban design
requirements, and developments with storey height constraint of 4-storeys and below
as well as developments subjected to severe technical height controls. In addition,
conserved buildings in historic conservation areas will be exempted from the above
requirements.
NOTE:
1 For information on the boundaries of the strategic areas, please refer to the Residential handbook General
Considerations para 23
2 For example, the communal landscaped areas in a shopping mall should be open and accessible to the public
during the malls normal operating hours.
24
Appendix 2
EXAMPLE OF LANDSCAPE PLAN AND INFORMATION REQUIRED

st th th
(In this simulated example, the development provided Landscape Replacement Areas on the 1 , 5 and 15
th
Storeys. The plans below are the sample landscape plans for the 5 storey landscape). The applicant should
amend the information as needed for the various requirements/incentives under LUSH.
25
25 COVERED COMMUNAL GROUND GARDENS
(a) The Covered Communal Ground Gardens GFA Exemption scheme aims to
encourage better design and integration of on-ground greenery spaces at the 1st
storey.
(b) The scheme consists of the following:
(i) Predominant Covered Communal Ground Garden: Additional covered spaces
at the first storey can be considered for GFA exemption if these spaces
provide substantial ground greenery with good spatial quality; or
(ii) Secondary Covered Communal Ground Garden: The existing GFA exemption
for Communal Landscaped Area under the 45 degree line at the first storey
will continue to apply. This scheme will now be re-termed as Secondary
Covered Communal Ground Garden.
Guidelines to Qualify for GFA Exemption for Predominant Covered Communal

Ground Garden
(c) The following criteria will serve as a guide on the grant of GFA exemption (refer to
illustration shown in Figure 22):
26
Figure 22
(d) In evaluating the GFA exemption for the covered landscaped areas, URA will take
into consideration the design, integration and the spatial quality of the communal
garden areas at the ground level (e.g. how the open landscaped area is designed to
flow seamlessly into the covered areas) and its contribution towards the overall
quality of the development (e.g. the covered ground garden should be bright and airy
with quality landscaping).
(e) The communal ground garden should occupy a significant portion of the ground level
space. The covered garden areas should occupy at least half of the first storey
building footprint
(f) A minimum of 60% of the covered garden spaces proposed for GFA exemption
should be lushly landscaped. The remaining 40% of the GFA exempted spaces can
be set aside for meaningful and effective communal gathering and activity spaces,
and unenclosed communal facilities. These spaces could include garden paths,
playgrounds and covered pool; and
(g) Both the covered and uncovered landscaped area should include suitable varieties of
plants which are planted in permanent and preferably sunken planting beds to
enhance the spatial and visual quality of the space. As these communal landscaped
areas are intended to serve the public and/or building users, they should be easily
27
accessible to the public and/or building users during normal opening hours for the
development5[3]. They should not be tucked away in dark or obscure corners at the
first storey which will not be conducive for landscaping as well as public use. The
GFA exemption will not be applicable to such residual spaces at locations where
users are unlikely to use meaningfully.
(h) While uses like ORA can be proposed within the covered communal ground gardens,
the ORA areas will be computed as GFA. To prevent downstream abuse of the GFA
exempted area, appropriate design interventions should be adopted to minimise easy
conversion of the GFA exempted areas to usable commercial spaces subsequently.
The communal ground garden also should not be easily enclosed and converted to
any other uses in the future.
Submission requirements
Similar to the other LUSH initiatives, a landscape plan showing the proposed landscaping scheme
for the i) entire ground level (both covered and uncovered) is to be submitted as part of the
development application for the predominant covered ground garden proposal ii) for the area that
the applicant is proposing for GFA exemption. As part of the GFA exempted space in the former
scenario could be outside the 45 degree line where sunlight could be limited, the landscape plan
should include suitable plant species or a plant palette that can thrive and sustain in the shady
environment6[4]. See Appendix 2 for more details
NOTE:
3
For example, the communal landscaped areas in a shopping mall should be open and accessible to
the public during the malls normal operating hours.
4
Please refer to the following publications for more detailed planting references:
a) 1001 Garden plants in Singapore (2nd edition)(2006), NParks
b) CS E09:2012 - Guidelines on planting of trees, palms and tall shrubs on rooftop (2012), NParks
c) A Selection of Plants for Green Roofs in Singapore 2nd Edition (2008), NParks
d) Trees of our Garden City, 2nd edition (2009), NParks
e) Concise Guides to Safe Practices on Rooftop Greenery and Vertical Greenery (2013), NParks
28
26 LANDSCAPE DECK
(a) In line with providing an alternative option to developers to constructing fully

submerged car parks or multi-storey car parks, landscape decks can now be allowed
within residential flat and condominium developments. The deck can accommodate
greenery and communal facilities and is partially covered with earthfill, to give a visual
impression of a sunken basement. Uses such as car parks can be tucked beneath it.
(b) The landscape decks are allowed within medium and high-density flats and
condominium developments with a site area of at least 0.4ha. These flats and
condominiums must be designated for Residential use at a Gross Plot Ratio of above
1.4 in the prevailing Master Plan. The minimum site area of 0.4ha is to ensure that
the site is sufficiently large enough to accommodate the deck without unduly affecting
the amenity of the neighbouring developments.
(c) The landscape deck cannot be allowed for sites which are within existing landed
housing areas and which abut landed housing areas, in order to safeguard the low-
rise character of such areas.
(d) In general, the guidelines stipulate the allowable envelop, maximum deck height, the
extent of the exposed basement walls and greenery to be provided. As one of the
objectives of the landscape deck is to provide greater opportunities for additional
greenery on top of the current mandatory provisions, deck structures would thus have
to be located outside the 2m planting strips and green buffers.
(e) The detailed guidelines on landscape deck are shown in Figure 7.
Figure 23: Guidelines for Landscape Deck In Residential Flat and Condominium
Developments
Locational Criteria The landscape deck is allowed in all flats and condominiums which satisfy the
following:
i. Sites with Gross Plot Ratio (GPR) greater than 1.4 in the Master Plan
ii. Not located within existing safeguarded landed housing areas
iii. Not abutting existing safeguarded landed housing areas (even if the GPR of
the site is greater than 1.4)
iv. In addition, sites which qualify would also have to satisfy the minimum 0.4ha
site area requirement.
Detailed 1. Envelop a. Deck structures are to start outside the
Guidelines planting strips/green buffers.
An envelop stipulation would be b. Deck structures are to be contained within a
See Figures 23.1 able to regulate the bulk of the 1:2.5 gradient envelope.
and 23.2 for deck structure without dictating its
possible deck design configuration.
treatments 2. Height cap a. The height of the landscape deck should not
exceed 5m (max), as measured from the
A height cap ensures that the existing platform level. Otherwise, it would
landscape deck would not result in be counted as an additional storey, subject
excessive increase in the to the 40% site coverage control.
buildings height.
29
3. Storey height definition / a. At least 60% of each faade the basement
basement protrusion wall area is to be covered by means of
earth-berms/earthfills. The earth-
By having at least 60% of the berms/earthfills are to be contained within
basement wall covered into the the 1:2.5 envelop and properly landscaped
earth, the deck would not appear rather than just turfed over.
as a totally above-ground b. Earthfills are allowed within the planting
structure. strip/green buffers. However, excessive
earthfill to raise the landscape deck height
There is a need to limit the extent (as measured from the existing platform
of exposed building wall so that level) to beyond 5m is not allowed.
the streetscape would not be c. Conversely, openings (basement access
marred. points/ventilation openings) and/or hard
surfaces of the basement wall (either treated
or untreated with vertical green) cannot
exceed 40% (max) of the basement wall
area.
d. In addition, the height of any exposed,
untreated building surfaces should be within
1.5m(max).
4. Greenery provision a. At least 30% (min) of the deck surfaces is to
be provided with greenery. Artificial turfing,
To ensure that the landscaped water features, including water bodies with
deck provides additional greenery water plants are not counted as part of this
30% greenery provision. Artificial turfing,
water bodies can still be proposed, within the
remaining 70% deck area.
b. To facilitate plant growth, these 30% (min)
deck surfaces would have to contain at least
500mm (min) of soil for planting purposes.
c. In addition to the greenery on the deck
surfaces, the earthberms/earthfills within the
1:2:5 envelop shall be properly landscaped
rather than just turfed over.
5. Boundary wall Porous fence is encouraged so that the

landscaping / planting on the earth berm on all
To enhance the visibility of the facades, is visible from the street level. Solid
greenery provision along the roads walls are not encouraged.
as well as along the common
boundaries, the boundary wall /
fencing should be appropriately
designed.
6. Site coverage a. Landscape decks that comply with the
detailed guidelines are not counted as site
The envelope stipulation is coverage. However, the residential blocks on
deemed sufficient enough to top of the deck will still be subject to the 40%
control the bulk of the landscape (max) site coverage control.
deck at the ground level, there is
hence no need for an additional
coverage cap.
30
Figure 23.1: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat
and Condominium Developments (not to scale)
Figure 23.2: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat
and Condominium Developments (not to scale)
27 COMMUNAL PLANTER BOXES

(a) Well-designed communal planter boxes contribute to the aesthetic quality of the built
environment. URA thus grants GFA exemption for communal planter boxes subject to
the following criteria:
(i) Maximum width of 1m width.
(ii) Maximum 500 mm depth (for planting purpose)
(iii) They shall be sufficiently externalized
(b) URA will consider communal planter boxes which are more than 1 metre wide for
GFA exemption if the wider planter boxes are part of an overall scheme designed to
enhance greenery provision for the development. Applicants applying for the GFA
31
exemption will have to justify the merits of their design and demonstrate how they will
maintain the landscaping.
28 SKY TERRACES
(a) Sky terraces play a key role in contributing towards to our vision to make Singapore a
City in Garden. The objectives are:
i) To serve as quality communal spaces and;
ii) To contribute towards the overall greenery and environmental quality of the
surrounding area.
(b) To enjoy the GFA exemption, sky terraces are required to be open to the public or
the building occupants to fulfil the communal usage objective. The maximum area for
GFA exemption is defined by the area under the 45-degree line taken from the edge
of the overhead projection. This 45-degree line guideline is necessary to encourage
developers to provide lofty sky terraces so as to enjoy greater GFA exemption.
(c) Perimeter Opening for sky terraces:
i) At least 40% of the perimeter of the sky terrace is to remain open and
unenclosed.
ii) At least 60% of the perimeter of the sky terrace is to remain open and
unenclosed, if the applicant were to apply for additional GFA exemption for
areas located outside the 45 degree line or for the barrier-free and fire escape
corridors.
(d) Lush Greening on sky terraces:
i) The sky terrace is to be lushly landscaped* with a suitable variety of plants;
ii) The greenery on the sky terrace should be enjoyed by the building users as
well as be visible from the surrounding environment;
iii) Planting should be incorporated on permanent and preferably sunken
planting, planned with sufficient soil depth based on the types of plants
proposed. Some space should be set aside for the provision of communal
facilities and furniture to enhance the usage of the sky terrace.
(e) Quality Communal usage* on sky terraces:
i) The sky terrace should be as meaningful and effective communal gathering
and activity spaces.
ii) The sky terrace must be accessible to all occupants of the building and there
should be at least one set of communal access via a lift or staircase serving
the sky terrace. Secondary access to the sky terrace from strata units can be
supported.
iii) The sky terrace should be of a meaningful size and configuration to facilitate
communal usage. As a guide, the proposed depth of the sky terrace should
be at least 5m.
iv) For sky terraces in residential developments that occupy less than 60% of the
floor plates, the sky terraces should serve a minimum of 2 strata units to ensure
that they remain as communal space.
*A Landscape Plan and relevant sections for the sky terrace showing the proposed
landscaping scheme and communal facilities is to be submitted as part of the development
application. (See Sample in Figure 8)
32
Figure 24: Example on submission a landscaping plan
33
(f) Completion of sky terrace at strata/ land subdivision stage;
URA will require the submission of as-built photos and/or site inspection of the sky
terrace at the strata or land subdivision stage whichever is applicable. The
photographs submitted should demonstrate that the landscaping and planting have
been implemented in accordance with the approved landscape plan.
ATTIC
29 An attic is an incidental space under the sloping roof. It is not an additional storey. The attic
space should form part of the space extension of the unit below and to be accessible from the unit
(i.e. not to be separated as an independent unit). A separate exit from the living space on the attic
level is allowed, subject to the following conditions:
(a) No separate strata subdivision of the attic space to form an independent unit from the
residential unit below; and
(b) The primary access to the attic is to be taken from the internal staircase within the
unit below.
30 An attic space (see Figure 4a) should satisfy the following conditions*:
(a) The floor to roof height of the attic space must not exceed 5m at any point, including
proposals with staggered springing lines (The springing line is where the sloping roof
meets the vertical wall);
(b) The floor of the attic shall be level with the springing line, and at least one side of the
sloping roof must rest on the springing line. As we have already allowed opening on
one side of the attic, only small openings in the form of dormer windows can be
allowed on the side of the sloping roof resting on the springing line (see Figure 4b);
and
(c) The maximum allowable pitch of the main roof shall be 45 degrees. This means that
all roof features, with the exception of dormer windows and the 1.0m high parapet
wall or railings, must be kept within the 45 degrees attic roof pitch.
With the 2 simplified controls, a greater variety of roof designs can emerge to make the roofscape
more interesting, varied and in keeping with the scale of landed housing development (see Figure
4c-4e for examples of allowable attics and Figure 4f for non-allowable forms). Please note that
where a flat roof is proposed above an attic, no structures or use would be allowed on it, and there
should be no access to it except for maintenance only.
*These attic controls will not be applicable to landed housing under the Envelope Control guidelines.
Please refer to the Residential handbook Landed Housing paras 7 to 10 for details of the Envelope
Control guidelines.
34
Figure 4a: Attic Space*
Figure 4b: Isometric View*
For all residential developments (e.g. bungalows, flats or strata bungalows) located within or at the
fringe of established landed housing estates especially good class bungalow areas, the position of
the pitched roof for the attic is subject to evaluation based on the context of the site. URA reserves
the right to impose conditions not covered in the handbook.
35
Figure 4c: Allowable Attics*
36
Figure 4d: Allowable Attics*
37
Figure 4e: Allowable Attics*
38
Figure 4f: Non-allowable Forms*
*These attic controls will not be applicable to landed housing under the Envelope Control guidelines. Please
refer to the Residential handbook Landed Housing paras 7 to 10 for details of the Envelope Control guidelines.
SHOPPING QUANTUM
31 Generally, a certain amount of shopping floor space for personal service trades is allowed in
a residential development. The consideration takes into account the following factors:
(a) the scale of the development as reflected in the total gross floor area;
(b) the location of the site in relation to the main road;
(c) the character of the surrounding developments; and
39
(d) the planning intention of the surrounding area.
32 The allowable shopping quantum is therefore subject to planning evaluation. If allowed in a

residential development, all proposed shopping gross floor area shall be added to the proposed
residential gross floor area to derive the overall gross plot ratio.
33 For flat and condominium developments, the following guidelines apply:

(a) shops for personal service trades are allowed. Independent offices are not allowed.
(b) the allowable shopping quantum is 3m per 1000m of the proposed residential gross
floor area. For example, If the flat development has 20,000 m of residential gross
floor area, it can have 60m of shopping gross floor area. However, the total gross
floor area inclusive of the shopping GFA cannot exceed the permissible gross floor
area for the site.
ROAD BUFFERS
34(a) All developments are required to provide a buffer between the road reserve line and the
building. The exception is when there are urban design requirements allowing the buildings to abut
the road reserve line/site boundaries such as residential developments in the Central Area. See
Figure 5a
i) For residential developments within the River Valley Planning Area, Newton Planning
Area and Orchard Planning Area, the standard minimum road buffer is 7.5m (of
which 3m is for the green buffer), regardless of the category of the road that the
developments face.
ii) For residential developments in the Central Area other than those in the River Valley,
Newton and Orchard Planning Area, the buffer standards will be determined by urban
design considerations.
34(b) Setback controls of buildings from public roads are determined by the road buffer only. The
minimum buffer width or setback of building depends on the hierarchy of the category of the road
the site fronts, the type and height of development. See Figure 5 for details. For roads that are not
categorised, the minimum road buffer (i.e. 7.5m for residential developments) applies.
34(c) For landed housing developments bounded by public roads on more than one side, the
boundary from which the vehicular access point is located is deemed to be the "front". (The front
can be any part of the house and is not determined by its internal layout eg, it need not be where
the living room opens out towards). The road buffer control at the "front" of the house varies with the
category of roads (see Figure 5). For example, if vehicular access to a 3-storey house is taken from
a Category 2 road, the buffer standard for the "front" of the house will be 12m.
For the other boundaries that are not the "front", the buffer standards stated in Figure 5 will still
apply, except for houses facing a Category 5 road. Where they face a Category 5 road, the buffer
standard is the same as the minimum boundary clearance requirements (see Figures 5b & 5c). For
Good Class Bungalow developments with double road frontages, but without any site constraints,
the road buffer requirements shall apply for both road frontages.
40
Figure 5: Road Buffers and Building Setbacks
1 2
RESIDENTIAL DEVELOPMENT ROAD BUFFER GREEN BUFFER
(MINIMUM) (WITHIN ROAD
BUFFER)
Category 1 Residential (6 storeys or above) 30 m 5m
Residential (up to 5 storeys) 24 m 5m
Multi-Storey Car park (MSCP) 15 m 5m
Residential (up to 5 storeys) 12 m 5m
Multi-Storey Car park (MSCP) 7.5 m 3m
Residential (up to 5 storeys) 7.5 m 3m
3
Multi-Storey Car park (MSCP) - -
4
Category 4-5 Residential 7.5 m 3m
& Slip Road Multi-Storey Car park (MSCP)
3
- -
NOTES:
1 For the central Area, the buffer standard for residential developments in the River Valley/Orchard/Newton Planning Area is
7.5m (min). The buffer standard for residential developments outside these three Planning Areas as well as other types of
developments within the Central Area will be determined by urban design considerations:
2 The following definitions are adopted for the interpretation of buffer zones
(i) A buffer is defined as a strip or an area of land which falls either between the road reserve and the building line or
between the building lines of neighbouring structures.
(ii) A physical buffer is a buffer within which car parks, driveways, cycle tracks, jogging tracks, walkways and small
ancillary structures e.g. guardhouses, flag-poles lamp posts, sign posts/boards, bin centres, gas pressure regulator
kiosks, gas governor houses -types A &:B, overground (electricity) boxes, ring main compact units-reinforced
concrete structure/fenced-up area, below-ground-level structures may be permitted. A new objective-based guideline
has been introduced to allow greater design flexibility to locate ancillary structures within the physical buffer. The new
objective-based guidelines replace the prescriptive guidelines on the allowable type of ancillary structures. For details
of the guidelines, see "Figure 18: Objective-based Guidelines on Minor Ancillary Structure within the Physical Buffer
and The Building Setback Area" in Part 2 General Considerations.
(iii) A green buffer is the segment within the road buffer that is meant for tree planting and turfing only. Where planting
strips are to be provided, these should be clearly annotated as tree planting in all submission plans to Development
Control.
3 The road buffer for MSCP s facing a Category 3-5 road is based on that for the predominant use of the development regardless
of the height of the MSCP. This is to achieve a consistent streetscape along these smaller roads.
4 For landed housing with the sides/rear fronting a Category 5 road, the buffer standard is the same as the minimum boundary
clearance requirements. There is no need to provide any green buffer.
5 Reserves for drains sewers and minor roads bordering along expressways or major arterials, may be considered as part of
required buffers for expressways and major arterials.
6 For a drainage reserve with a width greater than that of the buffer and bordering along expressways or major arterials. a
planting strip is to be provided within the site nearer to the building line. An additional buffer zone will not be required. However,
the Drainage Department, ENV may impose such requirement from time to time for technical reasons.
7 The classification of the road category is obtainable from LTA through the purchase of the Road interpretation Plan (RIP).
41
Figure 5a: Map showing Central Area Boundary
42
Figure 5b: Detached House (except good class bungalows) with Front and Side Facing
Roads
43
Figure 5c: Detached House with Front and Rear Facing Roads
BUILDING SETBACKS
35 Building setbacks are measured from the site boundary, excluding any strip of land that is
required by the state for road or drainage widening requirements.
36 Bay windows, ledges, roof eaves and other minor buildings features which do not
significantly increase the building bulk of residential developments could be allowed to encroach
into the road buffer or building setback requirement from the common boundary under certain
circumstances. The details are in Figure 5d.
44
Non landed
Landed housing (including Strata Landed)
housing
Within
Within setback from common boundary Within setback
Within road
Appendages 4 road from
buffer
buffer common
GCBA Non-GCBA boundary

Main building roof eaves Allowed to
protrude 2.0m into
road buffer
Secondary building roof

Allowed Allowed so
eaves, RC ledges Allowed so
(light weight cantilevered
to long as it is
long as it is
awning or RC ledge without protrude
1.4m
Allowed to protrude 1.0m into setback not within
not within
2.0m
vertical supports to provide Allowed to green
into planting
weather protection over protrude 1.0m into buffer
5 setback strip
window openings or doors. road buffer
Normally provided as a
horizontal extension of the
floor slab)
Other horizontal sun-
shading devices, fins or
any other mirror
decorative features
(includes light weight

Not allowed within 2m setback for 1st and
cantilevered screens spaced 2nd storey
apart for sun-shading Allowed
purpose without vertical to
Only allowed to protrude 0.5m into 3m
supports) Allowed to protrude
Baywindows protrude 0.5m into 0.5m
setback applicable for 3rd storey and

strata landed housing* Allowed to
(raised windows, not road buffer into Allowed to
exceeding one structural bay building protrude
*Not allowed within 2m rear & side protrude
width and cantilevered at setback 0.5m into
setback for landed housing under the 0.5m into
least 0.5m high from the building
Envelope Control guidelines road buffer
floor) setback
Planters
(cantilevered box structures
for planting purposes)
Air-Conditioner ledges
(ledge for the placing of air- The location of AC ledges within landed housing area is subject to
con equipment only) evaluation. AC condensers should preferably be located on the roof with
proper screening.
Figure 5d: Setback requirement for appendages allowable in residential developments

(excluding rear garden housing)
Note:
1 While the general planning guidelines (eg building setback from boundaries, attic, site coverage, building heights, etc) are applicable for
most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may have
on the nearby developments after considering the specific site context and conditions.
2 This table does not address the GFA and site coverage treatment for these appendages.
3 Setback requirement for other building features not covered under the matrix will be assessed based on its merits.
4 For individual landed housing (excluding strata landed housing) plots with multiple road frontage, the buffer requirements will generally
apply, except when the boundary fronts another category 5 road and the vehicular access is not taken from this boundary, the minimum
building setback requirement of side or rear will apply. See figures 5b & 5c.
5 For landed houses (excluding strata landed housing) facing a category 3-5 road, a minimum 2.4m setback from the boundary is allowed
for a single storey car porch of minimum 3m width. Outside GCBA, the same requirements apply for terraces/patio. Terraces/patio for
good class bungalows are required to be setback minimum 5.1m.
6 Where the landed housing plot abuts a Good Class Bungalow Area, a 3m rear and side setback from the GCBA boundary will be
applicable for any new erection, reconstruction or Addition and Alteration proposal on the landed housing plot.
45
CAR PARKING REQUIREMENTS
37 Car parking requirements are currently prescribed by the Land Transport Authority (LTA).
Car parks shall be provided in accordance with the standards laid down in The Parking Places
(Provision of Parking Places and Parking Spaces) Rules and LTA's guidelines.
38 The minimum parking requirement for residential development (except for public housing) is
one parking lot per unit.
39 For residential strata titled units, a maximum of 2 private car parking lots are allowed to be
provided within each unit, i.e. excluding open surface car parks. These private car parking lots must
be physically integrated/contiguous to the respective residential strata lots and capable of being
formed into single strata lots. These private car parking lots will be excluded from GFA computation
and no subsequent conversion of these car parking lots to other uses will be allowed.
40 Unless explicitly approved as private car parks in the approved plans, all car parks are to be
treated as common property.
OPEN SPACE PROVISION

41 The standard provision of open space as required by the National Parks Board (N'Parks) for
a landed (land title) housing development is 4.05m to every 56m2 of gross floor area. This is
subject to the following:
(a) a minimum plot area for open space of 1000m; (If the computed open space
requirement is < 1000m, a plot smaller than 1000m based on the same rate may
apply subject to confirmation from N'Parks.)
(b) it should be suitably located within the proposed development and be conveniently
accessible to the public;
(c) it should not be fragmented. In each development, it should preferably be single plot
and of regular shape. It should not be separated by road, drain or other reserves;
(d) the terrain of the open space plot should generally be flat. It should not be low lying
nor subject to flooding; and
(e) the open space plot is to be vested in the State before the issue of CSC. It should be
free from encumbrances at the subdivision stage.
42 Where a landed housing proposal abuts an expressway or major arterial roads, part of the
open space provision can be allowed to fall within the buffer zone subject to the following
conditions:
(a) the depth of the open space plot is 3m (minimum); and
(b) the configuration or the open space plot is reasonably regular.
46
*EARTHWORKS
Extensive earthworks to a site is not desirable as it may drastically change the existing terrain of the
site, and alter the natural typography of the area. The earthcut or earthfill may also result in the
building of retaining walls that tend to mar the streetscape and adversely impact on the surrounding
areas. Hence, generally, earthworks (be it earthcut or earthfill) on any development site should be
minimised.
OBJECTIVE
The objective of the earthworks guidelines is to ensure that the proposed earthworks respect the
existing terrain of the site as much as possible in relation to the surrounding areas.
EARTHWORKS GUIDELINES
A) Within setback distances

Earthcut or earthfill are generally not allowed within the setback distances of the site (Figure 6a).
However, they can be considered under the following situations:
a) When the proposed earthworks is to match the existing platform levels of the neighbouring
sites.
b) When the sites are on undulating or sloping terrain, with large differences in platform levels
within the site, or between the site and the road so as to create a workable platform level.
c) When the earthcut is necessary to build a fully submerged basement to abut the site
boundaries.
[Note: For (a) and (b) above, the extent of earthworks allowed will be subject to evaluation on a
case by case basis. For (c), the area within the setback distances shall be reinstated to the original
platform level upon the completion of the basement.]
B) Within the build-able area (i.e. outside the setback distances)

Earthworks within the build-able area of more than 1m are subject to evaluation on a case by case
basis. If the earthfill of more than 1m is allowed, the earthfilled area will not be counted as an
additional storey as long as the overall aggregate building height complies with the maximum
allowable building height measured from the allowable platform level (see Figure 6b).
C) Entire development site

Earthfill involving the entire development site may only be considered if the proposed earthworks
are required to meet the technical requirements of the Drainage Department. Such earthfill would be
allowed up to the Minimum Platform Level (MPL) stipulated by the Drainage Department.
For landed housing areas, the existing platform level of the entire development site should not to be
raised up to the MPL so as not to create new high boundary or retaining walls. Any proposed earth-
fill within the setback area to mitigate level differences within the site will be individually assessed
based on the site context and impact on the surrounding developments. If earthworks are proposed,
they should generally not exceed one metre.
47
Figure 6a: Buildable Area and Setback Area
48
Figure 6b: 5-storey flat development in GPR 1.4 area
Note:
Although the earthfill within the buildable area is more than 1m, the earthfilled area is not counted as a storey as the overall building
height measured from the allowable platform level does not exceed 19.4m.
RETAINING WALLS
43 High retaining walls are unsightly and they mar the landscape. They should be avoided
wherever possible, particularly for small in-fill plots. If they must be built and can be allowed, they
shall observe the following requirements - see figure 6c:
(a) the height shall be less than 1.0m for landed housing;
(b) the height shall be less than 1.5m for non-landed housing developments which are
usually on large sites;
(c) retaining walls higher than 1.0m/1.5m may be considered along the rear and side
boundaries of the site if alternative measures like terracing are found not practical
because of site constraints and the need for extensive excavation;
(d) the total visible height of the solid boundary-cum-retaining wall shall not exceed
2.8m, of which the solid boundary wall shall not exceed 1.8m.
NOTE:
1 except along boundaries that abut foreshore, a road and a waterbody with drainage reserve equal or more than 17.5m wide
49
Figure 6c: Guidelines for Retaining Walls
50
BASEMENT
44 A basement is a sunken structure which does not protrude more than 1.0m above the
ground level on all sides. If the protrusion is more than 1.0m above the ground level, it is regarded
as a storey. If one side of the structure is fully exposed and the other three sides are generally
submerged into the ground, it will be regarded as a storey and not a basement for planning
evaluation purposes. For floor numbering purpose, it can be called a basement.
45 For landed housing areas where the Minimum Platform Level (MPL) is significantly higher
than the existing levels of adjacent sites or roads, and where the existing ground levels are to be
retained, any building structure / internal spaces that are proposed below the MPL will be treated as
a basement level for the purpose of storey height control, and will not be counted as an additional
storey (see Figure 6d).
Figure 6d: Height and Setback Controls for Landed Houses in Low-Lying Areas
BASEMENT PROTRUSION FOR LANDED HOUSES ON SLOPING GROUND

46 For landed houses (i.e. detached, semi-detached and terrace houses), the exposed
basement at the rear and side of these houses on sloping ground are allowed to protrude 2.5m
above the existing ground level. This applies to existing ground that slopes downwards from the
front to the rear or from one side to the other of the building.
The exposed basement protrusion not exceeding 2.5m high will not be counted as an additional
storey (see Figure 7a). The height of the exposed basement protrusion is to be measured to the
existing level of the natural terrain. No additional earth-fill or earth-cut to increase or reduce the
height of the exposed basement to 2.5m will be allowed.
For sites where the ground slopes upwards from the front to the rear of the building, the current
control of 1m (maximum) for the exposed basement protrusion still applies. This is to maintain
compatible building heights along the street. For such sites, earth cut for an access driveway at a
lower level may be allowed subject to a maximum width of 4m (see Figure 7a).
The exposed basement at the rear and the side of landed housing under the Envelope Control
guidelines are only allowed to protrude 1.5m above the existing ground level as the remaining 1m
protrusion has already been subsumed within the overall permissible envelope.
51
Figure 7a: Basement Protrusion for Landed Houses on Sloping Ground*
*Max 1.5m protrusion for landed housing under the Envelope Control guidelines
BASEMENT SETBACKS
47 The setbacks for basements, as illustrated in Figure 7b, are;
From Road Reserve Line
(a) Basement protruding above ground can be built right up to the green buffer/planting
strip.
(b) Submerged basement structure can be built up to the road reserve line provided the
portion underneath the green buffer/planting strip is submerged at least 2m or more
below the ground level.
52
From Side or Rear Boundary
(a) Basement may be built up to the site lot boundary provided there are no technical
requirements (e.g. sewerage, drainage) to be complied with and the basement does
not cause any adverse impact to the adjoining property. In other words, if a site is
higher than the neighbours land, the basement on the higher site may be required to
be setback from the lot boundary. The side of a basement wall abutting any site
boundary must not have any openings into the adjoining site
(b) For Good Class Bungalow area, the side and rear setback shall remain at 2m.
Figure 7b: Basement Setbacks
53
48 For landed housing areas where the MPL is significantly higher than the existing levels of
adjacent sites or roads, and where the existing ground levels are to be retained, any building
structures / internal spaces below the MPL that are above the existing ground levels will need to
comply fully with the requisite main building road buffer and setback requirements for landed
housing, and will not be allowed to be built up to the site lot boundary (see Figure 6d).
BASEMENT OPENINGS
49 Basement protruding up to 1.0 m with vertical openings on the side walls can be allowed for
all types of development. However, to allow greater flexibility to incorporate natural ventilation to
basements in the building designs, higher vertical openings and horizontal openings within the
setback distance can be allowed for the types of developments as indicated below:
Types of developments Vertical openings * Horizontal openings
Non-residential Allowed Allowed
Flats & Condominium Allowed Allowed
Strata Landed Not Allowed Allowed
NOTE:
* The guidelines for higher vertical openings to basements are not applicable to all types of developments within the designated landed
housing areas. This is to safeguard the streetscape and amenity of these landed housing areas
Guidelines for Vertical Openings

50 Basement with higher vertical openings on the side walls is only allowed if they are for
natural ventilation to meet Building and Construction Authoritys requirements. The guidelines are
as follows (see Figure 7c):
(a) Basements can be exposed up to 2.0 m from the point where the platform level
meets the basement wall. The protrusion measured from the level at the site
boundary shall not exceed 1.0 m. This means that the earth around the basement
wall can be cut to slope down to achieve the 2.0 m basement exposure with
openings.
(b) The extent of the slope within the green buffer or planting strip shall comply with
NParks gradient control of 1:2.5.
(c) Vertical cutting of the earth resulting in a trench around the basement is not allowed.
54
Figure 7c: Vertical Openings
51 There is no control on the extent of the vertical openings or the types of cover over the
vertical openings subject to the requirements of the other technical departments. However,
basement walls without any openings shall comply with the maximum basement protrusion of 1.0 m.
Guidelines for Horizontal Openings (i.e. voids to basement)

52 Horizontal openings to the basement are allowed within the setback distance outside the
green buffer and planting strip, subject to provision of effective screening to hide the view to the
basement (see Figure 7d).
53 There is no control on the type and form of screening which can be trellis or other forms of
construction. As a reference of what constitutes effective screening, the details in Figure 7e can
serve as a guide.
55
Figure 7d: Horizontal Openings
Figure 7e: Screening Details
56
ANCILLARY STRUCTURES
54 Swimming pool, electric substation, water tank, air-conditioner condenser, etc. are to be
adequately set back as stated in accordance with Figure 8.
Other minor ancillary structures like other meter compartment, bin point and guardhouse are
allowed within the green buffer strip. They can either be designed to stand alone, or combined as
one structure to house a guardhouse, a bin point and a meter compartment. In either arrangement,
the total width of the structures must not exceed 3.0m or 25% of the available road frontage,
whichever is greater. See Figures 9, 10 & 11 for illustration.
The use of these ancillary structures must be restricted to the intended purpose.
For ancillary structures located within the green buffer, applicant can choose to either apply the
prescriptive guidelines or the objective-based guidelines if the structures proposed are not in the list.
For details of the objective-based guidelines, please see "Figure 17: Objective-based Guidelines on
Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in
Part 1 General Considerations. (To be administered by NPARKS with effect from 1 August 2005.
Please refer to NPARKS Circular: https://www.nparks.gov.sg/~/media/nparks-real-content/partner-
us/developers-architects-and-engineers/development-plan-submission-
requirements/3circular190705.pdf?la=en)
For types of ancillary structures located within the physical buffer or building setback, the new
objective-based guidelines would apply. For details of the guidelines, please see "Figure 18:
Objective-based Guidelines on Minor Ancillary Structures within the Physical Buffer and The
Building Setback Area" in Part 1 General Considerations.
Figure 8: Setback Requirement for Ancillary Structures
TYPE OF ANCILLARY REQUIRED SETBACK FROM THE REQUIRED SETBACK FROM

STRUCTURES ROAD THE OTHER BOUNDARY LINE
1
Electric substation (ESS) : 5m from Category 1 road 2m
4
22 KV/6.6KV (1.5 storey) 3-5m from Category 2 road
22 KV/LV (1.5 storey) 3m from Category 3 road
6.6 KV/LV (1 storey) 3m from Category 4 road
3m from Category 5 road
2
Water tank To follow road buffer standards 2m
3
Sunken swimming pool 5m from Category 1 road 2m
4
3-5m from Category 2 road
Raised swimming pool To follow road buffer standards 2m
Air-conditioner condenser & air- To follow road buffer standards 2m
5
conditioning ledges
NOTES:
1 -Height of electric substation shall not exceed 6m (measured up to the springing line)
-Transformers open to the sky should be properly screen off to reduce any noise nuisance
2 Proposed water tank is allowed to abut the side and rear boundary walls of landed housing sites provided that the water tank height
does not exceed the boundary wall height of 1.8m (maximum). The proposed water pump (if any) is to be located minimum 2.0m from the
common boundaries to minimise noise nuisance
3 Sunken swimming pool in land titled housing developments need not set back from common boundaries and Category 5 road.
However, the owner is to take appropriate measures to prevent the splashing of water into the neighbouring property.
4 The setback control is the green buffer requirement based on the predominant use of the development.
57
5 Air-conditioner condensers and air-conditioning ledges is to be located minimum 2.0m from the common boundaries to minimise noise
and other nuisance to the neighbouring property. For good class bungalows, minimum 3m setback shall be provided from the common
boundaries.
Figure 9: Guidelines for Minor Ancillary Structures within the Green Buffer
SIZE CONTROL HEIGHT CONTROL FRONTAGE

CONTROL
Meter Compartment Not Applicable 1.8m Total frontage of all
Bin point Not Applicable 1.8m(In line with the maximum these structures
height for boundary wall) within the green
buffer should not
Guardhouse Not Applicable 2.6m exceed 3m or 25%
of the road frontage
available,
whichever is
greater.
Figure 10: Minor Ancillary Structures Allowed within the Green Buffer
58
Figure 11: Minor Ancillary Structures within the Green Buffer
ROOF GARDEN or FLAT ROOF

55 Roof garden, if any, should be left uncovered at all times unless otherwise approved by the
planning authority. This is to ensure that no structure is added as it is tantamount to an additional
storey which may not be allowed in areas where there is storey height restriction. Similarly, for flat
roof, no structures or other uses are allowed on the roof top unless otherwise approved by the
planning authority. Tennis courts on flat roof must observe the setbacks stated in Figure 12.
Figure 12: Setbacks for Tennis Courts on Flat Roof
SETBACKS MINIMUM SETBACK REQUIREMENT

Setback from public road Road buffer requirement
Setback from property boundary 6m
Setback from property boundary fronting open areas 4.5m
(i.e. open space, drainage reserve of width >6m
wide)
56 To safeguard functionality and usability of access, rooftop gardens shall be provided with
covered, weather-protected staircase. Architect shall declare and highlight any uncovered spaces
within a building upon submission of the proposal for evaluation.
ROOF EAVES AND SUN-SHADING DEVICES

57 For roof eaves and sun-shading devices located below the 6th storey of all types of
developments, if their width does not exceed 2.0m, the area below will not be computed as GFA
and site coverage if the features comply with the following conditions:
(a) The features shall be column-free and shall not be accessible except for
maintenance purposes only (the QP is to declare this on the proposal plans).
59
(b) The features shall comply with the setback guidelines from the common boundaries
of the development, i.e., l.0m for landed housing in non-GCBAs, 1.6m for landed housing
within GCBAs, and 2.0m for non-landed residential developments and non-residential
developments. (See Figure 5d for details on the setback requirements for these features for
residential developments)
(c) For all developments, roof eaves and sun-shading devices facing public roads shall
be allowed within the physical buffer but not within the green buffer. This is to allow sunlight
and rain to reach the plants grown in the green buffer.
(d) The owner of the development shall comply with the Written Permission condition to
take appropriate measures to prevent spillage of rainwater to the neighbouring sites arising
from the roof eaves and sun-shading devices.
For roof eaves and sun-shading devices wider than 2.0m, only the area within the 2.0m
control will not be computed as GFA while the area beyond the 2.0m control will be
computed as GFA. Likewise, a 2.0m-width from the roof eaves line will be excluded from site
coverage computation. For such cases, the QP is to indicate the site coverage line on the
Calculations Plans.
For roof eaves and sun-shading devices located at the 6th storey and above of all types of
developments, there is no control on their width if these comply with conditions (a) - (d)
stated above. The area below these features will not be computed as GFA and site
coverage, regardless of their width.
HEIGHT OF PARAPET WALL

58 There is no control on the height of parapet walls for high-rise developments. This is to
facilitate the screening off of unsightly rooftop services. Excessively high parapet walls will be
evaluated on a case by case basis.
59 For landed housing developments, the maximum allowable height for the parapet wall
located within minimum setback distance is 500mm.
WINDOWS
60 Windows are generally understood to mean raised openings that are at least 0.9m above the
floor slab. They are intended to provide ventilation and lighting, and not for access. Full height
windows and windows that are lower than 0.9m that can potentially be used as access points will
need to be highlighted in the submission plans for URAs evaluation and approval.
DRAINAGE RESERVE
61 If a drainage reserve within a site has not been vested to the State, it can be included in the
calculation of the allowable gross floor area for the development.
62 So long as the drainage reserve is to be vested to the State, each plot has to be developed
in accordance with the allowable Master Plan landuse and intensity. The plot ratio of one plot
cannot be transferred to the other plot, which is separated by the drainage reserve and building
setback is to be measured from the drainage reserve. The width of the drainage reserve should not
be part of the required building setback.
60
GUIDELINES TO ENCOURAGE THE PROVISION OF BALCONIES IN RESIDENTIAL
DEVELOPMENTS
63 Balconies are important features of tropical architecture. Not only do they allow for natural
ventilation and lighting, they promote healthier living and facilitates more greenery in our high-rises.
64 Balconies are covered semi-outdoor spaces. The gross floor area (GFA) of balconies in
residential developments (flats and condominiums) can be computed over and above the Master
Plan (MP) allowable gross plot ratio (GPR), subject to a cap of 10% inclusive of planter boxes, if
any. However, this additional GPR can only be used for balcony GFA and will not form the future
development potential of the site upon redevelopment. The additional balcony GFA is subject to
payment of development charge or differential premium, where applicable.
65 To reward developers who make the extra effort to strive for higher buildability, from 1 Nov
2013, private non-landed residential developments (involving all new building projects with GFA of
2,000m2 or more) can apply for the balcony bonus GFA scheme up to the quantum and subject to
the conditions specified in the table below:
Up to 3% additional GFA beyond the Up to 10% additional GFA beyond

Master Plan Gross Plot Ratio (GPR) the Master Plan GPR for balconies
for balconies if: if:
It achieves at least 10 points above the It achieves at least 10 points above
minimum legislated buildable design the minimum legislated buildable
score; and design score;
Uses drywalls for all internal dry areas Uses drywalls for all internal dry
in the development. areas in the development; and
At least 65% of the bathrooms are
PBUs.
66 From 1 Nov 2014, the balcony bonus GFA scheme up will be subject to the quantum and
conditions specified in the table below.
Up to 10% additional GFA beyond the Master Plan GPR for balconies if:
It achieves at least 10 points above the minimum legislated buildable design
score;
Uses drywalls for all internal dry areas in the development; and
At least 65% of the bathrooms are PBUs.
67 The approval of the Balcony Bonus GFA under the revised scheme is subject to:
a. BCAs acceptance of the preliminary buildable design score computation, buildability

detailed design and implementation plan of the development [see BCA circular No: BCA
BC 15.0.3 dated 1 Aug 2013];
b. Submission of Letter of Acceptance (LOA) with Security Deposit (SD) to BCA within one
month from Letter of Offer (LOO);
c. Submission of a valid BCAs confirmation letter;
d. Compliance with all other planning and urban design requirements for the site; and
Payment of Development Charge (DC) or Differential Premium (DP), whichever is
applicable.
68 Besides meeting the buildability pre-requisites, balconies,must have a continuous perimeter
opening of at least 40% (see Figure 14a). This is to safeguard a reasonable degree of openness in
61
balconies to distinguish them from indoor spaces. It also reinforces the planning objective of giving
GFA incentive for balconies to facilitate planting and high-rise greenery. The guideline will allow
more flexibility in designing balconies where a variety of balcony forms can be considered in
addition to the usual rectilinear forms (see Figure 14b). Service balconies, which are commonly
provided at the utility areas for the purpose of drying clothes, would not qualify for the additional
GFA.
69 Existing developments whose GPR have exceeded the Master Plan intensity would also
qualify for the additional balcony GFA, subject to a cap of 10% of the existing and approved GPR
inclusive of planter boxes, if any. However, this would not apply to existing developments whose
building form, height or use are not in accordance with the planning intention as indicated in the
Master Plan, Building Height Plan or Special and Detailed Control Plan. For instance, an hotel or flat
development within a designated landed housing area or good class bungalow area would not
qualify for the 10% additional GFA.
Figure 14a: Computation of Balcony Perimeter Opening
62
Figure 14b: Balcony Forms that can be considered as long as they meet the min 40%
perimeter opening control
70 Balconies are intended to be semi-outdoor spaces. Therefore, balconies are not allowed to
be enclosed with walls or glass panels into rooms. However, balcony screens to provide shade can
be allowed, provided that they comply with the following performance criteria:
a) The proposed balcony screens are porous enough to allow for natural ventilation
within the balcony at all times even when the screens are fully drawn closed; and
b) The proposed balcony screen is capable of being drawn open or retracted fully.
Figure 14c shows some possible designs of balcony screens that can be considered.
Figure 14d shows a balcony screen that is not allowed.
Safety grilles are independent from balcony screens and are precluded from complying with the
above performance criteria for balcony screens.
71 Balcony screens are to be designed upfront and approved as part of the development
application process for all new residential developments with proposed balconies (including the
residential component of mixed-use developments). Developers can propose a single screen design
or a few designs for the end-users to choose from.
72 While the screen designs are to be submitted upfront, the developer has the option to
choose whether to install the screens upfront or not. For cases where the screens are not installed
upfront by the developer, the approved balcony screen design will be used by the management
corporation (MC) to guide subsequent installation by individual strata unit owners. Future
replacement of the approved screen design will be regulated and decided by the MC and need not
be referred to URA for approval, unless there are significant changes to the screen design.
73 The provision of balcony screen designs upfront not only facilitates the MC in guiding
subsequent installations by individual strata unit owners, it also ensures some level of consistency
63
in the appearance of the building faade. This will avoid inconsistent ad-hoc enclosures by
individual owners which could detract from the original building design and appearance.
74 When submitting development proposals with balconies, the qualified person (QP) is
required to demarcate the balcony area clearly on the Calculation Plan and declare the total balcony
area that exceeds the MP allowable GPR on the application form to take advantage of these
guidelines. The QP is also required to show the computation of perimeter opening for the proposed
balconies and ensure that they comply with the 40% (minimum) perimeter opening.
Example 1
Example 2
64
Example 3
Figure 14c: Possible Designs of Balcony Screens
Figure 14d: Balcony screen that is not allowed
Note:
The screen designs shown above are from overseas and are meant as examples only. Actual design proposals need not be limited to
those shown above as long the performance criteria are met.
65
WATERBODIES SUBMISSION AND DESIGN GUIDELINE
75 Development projects adjacent to major waterbodies like rivers, canals, reservoirs and water
frontages shall refer to Figure 15 below:
Figure 15: Guidelines for developments adjacent to the various types of waterbodies
SCREENING REQUIREMENT FOR DEVELOPMENTS WITHIN SPECIAL CONTROL AREAS
I Developments adjacent to rivers and canals of at least 17.5m wide drainage reserve
II Developments with rivers or canals of at least 17.5m wide drainage reserve cutting through the
site
III Developments with a frontage to the sea
IV Developments with or adjacent to reservoirs and stormwater collection ponds
V Developments adjacent to rivers or canals with drainage reserve less than 17.5m
76 Developments within the special control areas as shown shaded in Figures 16 & 17 are
subject to screening requirements. Upon submission, URA will advise if the particular development
is required to provide screening.
77 Figure 18 provides general guidelines on screening within the special control areas.
Qualified Persons (QPs) should consider the screening requirements in the early stage of their
planning and design to avoid abortive work subsequently.
Figure 16: Special Control Area
66
Figure 17: Special Control Area
67
Visual Screening
Screening measures should be permanent fixtures that are difficult, if not

impossible to remove. There are no constraints on the type of screening measures
that can be used and some measures that have been approved include the
following:
a blank wall
b external concrete/metal fins
c re-orientation of the building such that windows/openings/balconies do not
have direct view towards the protected area.
Roof screening
The parapet wall at the rooftop should be at least 3m high and access to the
rooftop from a public area should be secured by a lockable door/hatch. The
door/hatch can be electronically linked to an alarm system monitored by the
building management, if available.
Notes:
The following building regulations should be observed by the Qualified Person (QP) when
complying with any security screening:
a Claddings
b Natural Light and ventilation
c Energy Conservation Requirements
d General Building requirements (full-height glass wall or panel is to be designed to
withstand the lateral design loads in Table 4 of the Fourth Schedule)
e Prohibited Construction Material (Reflective Glass)
Details of the above regulations are available from BCAs Building Control Regulations
2003.
Figure 18: General Guidelines on Screening for Special Control Areas
OBJECTIVE-BASED GUIDELINES
78 A new objective-based guidelines have been introduced to give architects and developers
greater design flexibility to suit their needs and requirements.
79 There are three parts to the objective-based guidelines. They are the main intention,
objectives and performance criteria. All parts are to be used as a whole and are to be considered
68
when designing the development proposal. Whenever possible, the development proposal should
satisfy the main intention, objectives and performance criteria of the design element.
80 There should be several variations in the layout that are able to meet the objectives. The
complementary technical recommendations will provide a guide for such situations, particularly, as
to how the performance criteria can be addressed and how the evaluation of the proposal can be
done.
(a) Main Intention
This set out the purpose of the design element
(b) Objective
This elaborates the main intention and indicates the desired outcome to be achieved
in completed developments
(c) Performance Criteria

This provides a basis for judging whether the objectives have been met. Each
development must be considered against all criteria but depending on particular
circumstances, it may not necessary satisfy all of them
OBJECTIVE-BASED GUIDELINES FOR ANCILLARY STRUCTURES

81 The new guideline aims to achieve greater innovative design and better utilisation of space
within the propose development. Ancillary structures in general refer to auxiliary, supplementary
structures erected to support the main use. They are structurally independent and not physically
attached to the building.
(a) Ancillary Structures within the Green Buffer and 2m Planting Strip along Common
Boundaries
*(To be administered by NPARKS with effect from 1 August 2005. Please refer to
NPARKS' Circular: https://www.nparks.gov.sg/~/media/nparks-real-content/partner-
requirements/3circular190705.pdf?la=en). The new objective-based guidelines will
safeguard the intentions of the green buffer and 2m planting strip along common
boundaries. The new objective-based guidelines will serve to complement the current
prescriptive guidelines. The detail guidelines are shown in Figure 19.
(b) Ancillary Structures within the Physical Buffer and Building Setback Area
The new objective-based guidelines safeguard the intentions of the physical buffer
and building. The new objective-based guideline replaces the current prescriptive
guidelines. The detail guidelines are shown in Figure 20.
69
Figure 19: Objective-based Guidelines on Minor Ancillary Structures within the Green
Buffer and 2m Planting Strip Along Common Boundaries
No Parameter Details
1 Main intention To better reflect the intention of the green buffer, peripheral tree
planting strips and yet provides design flexibility to allow for minor
ancillary structures.
Green Buffer
Both the public and the private sector have a role to play to help
achieve streetscape greenery in Singapore. While lush roadside, open
space tree planting and greenery are maintained by Nparks, the green
buffer within a private development creates the opportunity for the
private developers and residents to actively contribute. The guideline
serves to safeguard the area provision for tree planting purposes.
2m Planting Strip
The peripheral planting strips are to provide a quality green and
pleasant space between neighbouring developments, to be enjoyed by
both developments as well as contributing to the overall greenery in
Singapore. The guideline serves to safeguard the area provision for
tree planting purposes.
2 Objectives This elaborates the main intention and indicates the desired outcomes
to be achieved in completed developments.
a) To reinforce the purpose of the green buffer and to preserve the

green and garden city image.
b) To provide adequate spacing (both above ground and under ground)

for healthy growth of trees.
c) To allow flexibility of structures that contribute to the landscaping

efforts, or with limited hard surface impact within the green and
peripheral tree planting strips.
3 Performance This provides a basis for judging whether the objectives have been
Criteria met. Each development must be considered against all criteria but
depending on particular circumstances, it may not necessary satisfy all
of them.
a) There should be a sufficient amount of shade tree-planting and

landscaping to enhance the built environment to serve as screening
while reducing glare and heat. The planting pattern can be singular in
regular planting distance or cluster planting.
b) There shall be adequate space for trees to grow to their full spread
hence no structures should be close to the tree. There should also not
1
be any "tree under tree" situation . The tree planting strips (green
buffer and the peripheral 2m planting strips) should preferably through
ground or with soil area large enough to accommodate the particular
rooting habits and they must be free from underground services.
c) Ancillary structures proposed within the tree planting strips (green

buffer and the peripheral 2m tree planting strips) should be minor,
contribute to the landscape efforts or screened by soft landscape.
Height of structures should be suitable for the intended use and not
hinder the growth of trees.
4 Additional Notes Ancillary structures in general refer to minor structures erected to
& Clarifications support the main use of the site. Exceptions are minor structures that
70
are commercially operated such as Outdoor Refreshment Areas
(ORAs) and Automated Teller Machines (ATMs). These are not
classified as ancillary structures but considered independent minor
structures, and are subjected to the prevailing planning controls for
such structures.
5 Technical This provides on how the criteria, or certain aspects of them, might be
Recommendation addressed. It does not preclude other measures that could be
s proposed to meet the stated objectives.
a) In general, we recommend that the small or medium tree to be

planted at every 5-6m interval, dependent on the choice of trees. The
number of trees (small to medium) to be planted could follow the
guideline as illustrated in Figure 18.1.
Formulae:
No of small/medium trees = (length of boundary - width of
boundary) / 6
(Such trees generally grow up to 15m high)
Or
No. of small/medium trees = (nett length of boundary) / 6
A list of recommended species considered shade tree is shown in
Figure 19.2.
b) For every proposed tree, a minimum area of 4m x requisite width (if

2
green buffer or planting strip requirement less than 4m), or 16m (for all
other planting width of 4m or more) with a minimum 2m soil depth to be
safeguarded for healthy tree growth and aeration. See Figures 19.3 &
19.4.
i) All planting areas should preferable be flat of gradient 1:40. Where

trees are to be planted, the gradient of the planting area should not be
steeper than 1:2.5.
ii) Minimum recommended distance from any proposed element to the

centre of the tree/palm is 2m. This applies to any underground services
that are required to transverse through the tree planting area.
iii) Aeration trough may be provided to ensure sufficient aeration if

structures are proposed to encroach within the 4m x 2m (for 2m tree
2
planting strip), 4 x 3 (for 3m tree planting strip) or 16m area (for wider
planting buffer). However the minimum 2 x 2 x 2m planting soil volume
must not have any encroachment.
c) Type of structures proposed.

We encourage landscaping structures like trellis, garden furniture,
water features, and also provide flexibility to minor structures due to
technical requirements like fire hydrant, meter compartments,
inspection chambers, etc.
i) Landscaping structures should generally be open and contribute

toward the landscaping efforts.
ii) Minor technical structures should generally be screened by soft

landscaping.
Generally, it is recommended that the total road frontage coverage of

the minor structures along the green buffer is not more than 25% and
the minor structures should not be more than 5m in height. (Refer to
Figures 19.5, 19.6 & 19.7 for illustration on the flexibility provided).
71
For minor technical structures, these should generally be kept at 1.8m

maximum height, not exceeding the height of the boundary wall as
these do not contribute to the landscaping efforts.
For enclosed structures such as guardhouses or sentry post, these

should
generally be proposed beyond the green buffer. If these are proposed
within the green buffer, the height of these minor operational structures
should not be more than 2.6m (to the roof springing line).
6 Applications of a) Can be applied to all developments that have green buffer or 2m

Guidelines planting strip provision.
b) Applicant can choose to either apply
current prescriptive guidelines

or
The objective-based guidelines if the structures proposed are not on
the prescriptive list.
7 Submission Proper annotated Landscape Plan and justification in line with the
Requirements objectives should be submitted for considerations and evaluation.
Landscape Plan Requirement
a) Location and species of proposed small to medium size shade trees

are shown;
b) A legend for the proposed trees is to be provided;
c) Computation of no. of trees are to be clearly shown;
d) Types of ancillary structures with justifications (in separate

document, if necessary), the height and width are to be clearly shown;
e) All proposed green buffer / planting verges are indicated as tree-

planting strip only;
f) Widths of all proposed planting provision provided are indicated;
g) All slopes are shown on plan with standard symbols. The gradients
of all proposed slopes are shown.
The Landscape Plan will form part of an attached document with the
Written Permission.
Note:
Amendment approval is required if after the issuance of Written
Permission, there any any changes to
a) the proposed number of trees, and
b) the type of ancillary structures and its height and width.
QP is required to forward the revised Landscaping Plan together with

the previous approved plan to DCD prior to Temporary Occupational
Permit.
For all other amendments, an amendment application would still be

applicable.
72
Note
1 "tree under tree" situation refers to planting new trees within the shade of any existing tree.
Figure 19.1: Illustration (Site Plan View) Of Green Buffer, Tree-planting Strips and The
Required Tree Planting
73
Figure 19.2a: A List of Recommended Tree Species
Species Approximate Height Recommended

When Mature (m) Spacing (m)
MEDIUM SIZED TREES
Acacia mangium 12 8
Amherstia nomilis (Pride of Burma) 12 16
Arfeuillea arborescens (Hop Tree) 12 10
Bauhinia blakeana (Hong Kong Bauhinia) 8 12
Cananga odorata (Kenanga) 15 10
Cassia fistula (Golden Showers) 18 12
Cinnamomum iners (Wild Cinnamomum) 12 10
Citharexylum quadrangulare (Fiddle- 12 8
wood)
Cochlospermum religiosum (Buttercup 10 10
Tree)
Eucalyptus botryoides (Gum Tree) 15 12
Eucalyptus viminalis (Gum Tree) 15 8
Eugenia cumini (Jambolan) 15 12
Eugenia jambos (Rose Apple) 8 12
Eugenia polyantha (Buah Salam) 15 12
Gnetum gnemom (Meninjau) 15 8
Gustavia sp 5 8
Lagerstroemia speciosa (Rose of India) 12 12
Maniltoa browneoides (Handkerchief Tree) 15 12
Melaleuca leucadendron (Gelam) 12 10
Melia indica (Nim Tree) 15 12
Mimusops elengi (Bunga Tanjong) 12 18
Plumeria spp (Frangipani) 8 10
Podocarpus rumphii 15 12
Pongamia pinnata (Mempari) 15 12
Podocarpus polystacyus (Sea Teak) 15 8
Saraca indica (Sorrowless Tree) 8 12
Saraca thaipingensis (Yellow Saraca) 12 12
Tamarindus indica (Tamarind Tree / 12 12
Asam)
Xanthostemom chrysanthus 12 12
Eugenia oleina 10 12
Eugenia spicata 12 12
Eugenia longifolia 12 12
SMALL TREES
Brassaia actinophylla (Australian Ivy 10 6
Palm)
Callistemon citrinus (Bottle Brush Tree) 6 8
Callistemon viminalis 8 8
Carallia brachiata 8 6
Cratoxylum formosum (Pink Mempat) 10 8
Crotoxylon cochinchinense 12 8
Erythrina glauca (Coral Tree) 8 10
74
Species Approximate Height Recommended
When Mature (m) Spacing (m)
Kopsia flavida (Penang Sloe) 8 8
Kopsia singaporensis 8 8
Melaleuca genistifolia cv Golden Gem 6 8
Figure 19.2b: Illustration of Tree Spacing
Figure 19.3: Illustration (Plan View) Of Green Buffer / Tree-planting Strip and the
Safeguarded Aeration Area
75
Figure 19.4: Illustration (Elevation View) Of Green Buffer / Tree-planting Strip and the
Safeguarded Aeration Area
Figure 19.5: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the
Required Tree Planting (Variation)
76
77
Figure 20: Objective-based Guidelines on Minor Ancillary Structure within the Physical
Buffer and the Building Setback Area
1 Main Intention To better reflect the intentions of the physical buffer, building setback
and yet to provide design flexibility to allow for minor ancillary
structures.
Physical Buffer
This is a component of the road buffer that aims to protect the
occupiers of the building from visual intrusion, noise and other
pollutants from the road, thereby directly enhancing the environmental
quality of the area in relation to streetscape, building size, and building
density. The road buffer serves to safeguard a physical separation
space between the building and the road, thus segregating the two
different main uses.
The side and rear building setback

This is to protect the occupiers of the building and adjacent buildings by
minimizing overshadowing and visual intrusion, thereby directly
enhancing the environmental quality of the area in relation to the
physical landscape, character and building density. The setback
requirement serves to safeguard a physical separation space between
the building and the boundary in relation to the height of the proposed
building.
2 Objectives This elaborates the main intention and indicates the desired outcomes
to be achieved in completed developments.
a) To achieve the purpose of using the physical buffer and building

setback as a strip or an area of open space to segregate the main
uses.
b) To allow the flexibility of erecting ancillary structures that contribute

to the convenience or the needs of occupants in the main buildings,
thereby supporting or providing support to the main use.
c) To ensure that the size and the visual bulk of the ancillary structures
are acceptable within the development and to the surrounding built
environment.
d) To ensure that the environmental quality in relation to streetscape, is

protected.
3 Performance This provides a basis for judging whether the objectives have been
Criteria met. Each development must be considered against all criteria but
depending on particular circumstances, it may not necessary satisfy all
of them.
a) Structures proposed within the physical buffer should be ancillary to

the main use. All proposed uses should be compatible and
complimentary to the main use and does not compromise the health,
safety and welfare of the neighbourhood and community. Structures
should generally be located in the communal area and form part of the
common property.
b) Ancillary structures are to be structurally independent, not physically

attached to the main building. Any projected structures encroaching
into the physical buffer and/or building setback are to be fully
cantilevered from the main buildings.
78
c) These structures should be of reasonable height (not exceeding 6m)

and size and located such that it would not significantly add to the
building bulk, mar the streetscape or cause obstruction.
d) There are 5 categories of ancillary structures and the specific

standards for each category are as follows (See Figure 20.1 for the
examples for each category).
i) Utility structures support the main use of the site. These

structures should not clutter the physical buffer thereby marring
the visual appearance of the public streetscape. The height, length
and location of the structures should be appropriate and not
excessively massive for the intended purpose. Attempts should be
made to ensure nuisance and dis-amenity to the public and
neighbours are minimised. Equipment and structures should be
properly screened off to reduce any noise and unsightly
appearance.
ii) Functional structures contribute to the convenience and needs

of the users of the main building. These should generally be open-
sided structures e.g. car porch cover, covered linkways etc.
iii) Ancillary structures that aesthetically enhance the

development should be of appropriate size, strategically located
and tastefully designed to blend with the overall layout of the
development. Height of ancillary structures should be appropriate
to the development setting and the surrounding built environment.
iv) Communal structures for recreational use should be designed

to minimise nuisance and dis-amenity to the public and
neighbours, creating a pleasant environment for the users of the
main building.
v) Operational structures in industrial and warehouse

developments, that do not significantly add to the building bulk
and are required to be located in the open, should be designed to
limit the adverse effects and minimise nuisance. Equipment and
unsightly structures should be screened from view of public street
and neighbouring plots to reduce any noise or other nuisance. In
addition, incense burners are considered as operational structures
for place of worship and other relevant developments only.
4 Additional Notes a) Due to religious sensitivity, the above performance criteria is not
& Clarifications applicable to religious icon or religious symbolic structures located in
planning zones other than Place of Worship. These structures would
be subject to planner's evaluation on a case-by-case basis.
b) Ancillary structures in general refer to minor structures erected to

support the main use of the site. Exceptions are minor structures that
are commercially operated such as Outdoor Refreshment Areas
(ORAs) and Automated Teller Machines (ATMs). These are not
classified as ancillary structures but considered independent minor
structures, and are subjected to the prevailing planning controls for
such structures.
c) For all lighting installations, especially those for tennis and basketball
courts, adequate measures are to be taken to reduce the glare on the
79
adjoining development.
5 Application of This new set of objective-based guidelines will replace the prescriptive
Guidelines guidelines.
The positive examples as shown in Figure 20.1 are deemed to have

satisfied the performance criteria.
80
Figure 20.1: Positive Examples of Various Types of Ancillary Structures
Utility Functional Aesthetic Communal Operational

Electrical Open sided car Landscape Unenclosed for industrial and
substation park sheds furniture tennis court warehouse
development
only:
Bin Centre Entrance Entrance Unenclosed
gate/post archway basketball court Temporary
Car porch storage shed
OG Boxes
Development Pavilions
Driveways / signage Loading and
Water bulk meter ramps unloading shed
BBQ pits
Landscaping Swimming pools
Lamp post Flag pole features Industrial water
pipes
Inspection Guardhouse Landscaping for industrial and

chamber & minor lighting warehouse
sewer lines development
Vehicular impact only:
guard rails
Gas pressure Incense burner
regulator kiosk
Covered link
ways
Gas governor
houses, type
A&B
Fire hydrant
Metering
compartment
Fire engine
hardstanding
areas
Above ground
electrical boxes
81
Negative Examples of Various Types of Ancillary Structures that are NOT allowed
Utility Functional Aesthetic Communal Operational

(for industrial and
warehouse
development
only)
Any structures Any structures Any structures Any structures Any structures
more than 6m in more than 6m in more than 6m in more than 6m in more than 6m in
height (for height height height height
substation this
height is Raised RC
measured to the platform more Raised Oil tank / LPG
roof springing than 1m in height swimming pool tank / Storage
line) more than 1m in tank
height
Exposed Water Air cooler

tank structures
Silo
Mobile crane /
Gantry crane
Cooling tower
Hopper shed
Back to Main
82
3 LANDED HOUSING
LANDED HOUSING
1 Landed housing are low-rise/low density residential development. There are various landed
housing forms in Singapore. They are categorised according to the following:
(a) Land title
(i) detached house (bungalow);
(ii) semi-detached house;
(iii) terrace house I or II.
(b) Strata title (No condominium status allowed)

(i) strata detached houses (bungalows);
(ii) strata semi-detached houses;
(iii) strata terrace houses;
(iv) mixed strata landed housing.
DETACHED HOUSES OR BUNGALOWS
2 A detached house or bungalow is a free standing dwelling unit within a plot of land see
Figure 1. The plot can vary in size. For plots outside the good class bungalow areas (GCBA),
they should have a minimum plot size of not less than 400m unless the existing lots are
already subdivided with a land area less than this. The bungalow plots in the GCBA should
have a minimum development size of 1400m. All bungalow plots are subject to a maximum
site coverage control of 35%, 40% or *45% depending on the plot size - See para 9.
83
Figure 1: Bungalow Guidelines (outside GCBA)*
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please refer to
Envelope Control guidelines paras 7 to 10.
84
SEMI-DETACHED HOUSES
3 A semi-detached house (see Figure 2a) is a dwelling house:

(a) partially attached on one side to any number of other units. This includes a
(i) semi-detached bungalow house;
(ii) semi-detached terrace house (also known as corner terrace);
(iii) back-to-back semi-detached house ( see Figure 2b).
(b) abutting the common boundary as a result of the adjoining unit being demolished or
redeveloped into other housing form.
Figure 2a: Semi-detached House Guidelines*
85
Figure 2b: Back-to-Back Semi-detached House Guidelines*
86
TERRACE HOUSES I & II
4 A terrace house is a house on a lot which forms part of a row of at least 3 dwelling houses
abutting the common boundaries with party walls. The width of the terrace plot may vary but it
should not be less than 6m wide for the intermediate units and 8m for the corner units.
5 There are 2 types of terrace houses; namely, terrace house I & terrace house II. For terrace
house I, front setback from the road is based on buffer requirement (see Figure 3). For the terrace
II, the building wall and roof eaves are setback 2m (fixed) and 1m from the road reserve
respectively. A standard plot size and typical layout are shown in Figure 4.
Figure 3: Terrace House I Guidelines*
87
Figure 4: Terrace House II Guidelines
Location
6 Terrace house II (TTII) must be sited within its own enclave or satisfy the following criteria:
(a) Within existing estates:

If the development site is located within an existing landed housing estate, the TTII
development, when completed, should form an enclave on its own (see Figure 4a).
(b) For new estates:

TTII guidelines can apply to new landed housing areas, example, sale of site for
landed developments, provided it is developed comprehensively as a distinct TTII
estate. Alternatively, it can be allowed in isolated private residential estate where
such compact development forms an enclave on its own and has no adverse impact
to the surrounding residential estates.
88
Figure 4a: Examples of Enclaves of Existing Landed Housing Plots Where TTII guidelines
May Apply
Envelope Control Guidelines

7 Landed houses undergoing new erection or reconstruction will be subject to the Envelope
Control guidelines. The Envelope Control guidelines simplify the guidelines for landed housing and
provide developers and homeowners more flexibility in the design of landed housing while
safeguarding the low-rise character and amenity of landed housing estates.
8 The Envelope Control guidelines adopt a volumetric approach, which allows the design of
landed houses to be guided by the size and shape of the permissible building envelope, which will
serve as a three-dimensional limit for the landed house. This envelope is determined by a
combination of setbacks from the road and common plot boundaries, as well as the allowable height
that a house can be built up to. Figure 5 shows the Envelope Control for two and three-storey
landed houses. The overall allowable height is 12m and 15.5m respectively for two and three-storey
landed houses, with the topmost floor being 3.5m high. The set back from the front and rear building
facade is defined by the 45 degree line1[1].
1[1]
This is subject to URAs detailed assessment on a case-by-case basis to minimise disamenity to neighbouring properties.
89
Figure 5: Envelope Control for 2-Storey Landed house and 3-Storey Landed Houses
90
9 With the new Envelope Control guidelines, some of the current development control guidelines
on specific building features will no longer apply to landed housing under the Envelope Control
guidelines as these have already been incorporated within the overall permissible envelope. These
include guidelines on the attic profile, basement protrusion, and floor-to-floor height. All other
relevant and prevailing development control guidelines (e.g. on earthworks, car porch setback, roof
eaves, etc.) will continue to apply.
10 Landed housing under the Envelope Control guidelines should continue to adhere to the2-
storey or 3-storey height control applicable to the respective landed estates.
Site Coverage
11 Site coverage control is only applicable to detached house or bungalow development. The
intention is to safeguard the ambience and character of bungalow development. It also helps to
ensure that there are sufficient open areas around the compound of each bungalow which, together
with other similar units, contribute to the total environmental quality of a bungalow area.
12 There is no site coverage control for semi-detached and terrace houses.
13 The site coverage controls vary with the plot size as follows:
(a) Good Class Bungalows (1400m): 35%
(b) Other Bungalows (>800m): 40%
(c) Other Bungalows (<= 800m): 40%
(d) Other Bungalows (<= 800m) in 2-storey mixed landed and 2-storeysemi-detached
housing areas: 45%
Plot Size
14 The minimum plot dimensions and plot sizes for all types of landed (Iand title) housing
development are as follows:
HOUSINGFORM PLOTWIDTH(min) PLOTDEPTH(min) PLOTSIZE(min)
Good class bungalow 18.5m 30m 1400m
Other bungalow 10m nil 400m
Semi-detached house (including 8m nil 200m
corner terrace I)
Back-to-back Semi-detached house 10m nil 200m
Terrace house I (intermediate units) 6m nil 150m
Terrace house II (corner units) 8m nil 80m
Terrace house II (intermediate units) 6m nil 80m
15 For good class bungalow development, variations in plot width, depth and size may be
considered if the proposal is an infill development on existing plots which are already subdivided
with land area less than 1400m2 each. Alternatively, the reduction should be less than 10% of the
minimum plot size of 1400m2 and be due to the surrender of land to the government for a public
purpose like road widening. In such situations, the original plot size for each plot before
surrendering must not be less than 1400m2, and the plot size deficiency is to be limited to one plot
only.
91
Figure6: Development of Good Class Bungalow Plot
Open Space Provision

16 For landed housing (land title) development, at least 4.05m green open space shall be
provided for every 56m of gross floor area. Generally, an open space plot area of 1000m or more
will have to be provided. If the computed open space requirement is <1000m, a plot smaller than
1000m based on the same rate will apply.
Access Point for New Landed Houses

16a All vehicular access for new landed housing developments, especially terrace and semi-
detached houses, should be paired-up, where possible i.e. two access points located side-by-side
with each other. This is to secure a sufficiently wide strip of land (at least 6m) between 2 pairs of
access points to facilitate roadside planting and provide some space for kerbside parking within
landed housing estate (see Figure7a). The 6m length is the current minimum requirement of NParks
to enable small trees to be planted along these estate roads.
16b However, for new landed housing plot with plot width of more than 10m, its access point
need not be paired up with the adjacent unit provided it can provide the full continuous 6mplanting
verge within the plot width of the site (see Figure7b).
92
Access Point for Existing Landed Houses
16c For existing landed housing developments, the existing access arrangement can remain.
However, for accesses that are already in a paired arrangement today, it should not be separated in
future.
Figure7a: Paired Access Points
Figure7b: Truncated Access Points
Setback Requirements
17a Other than the terrace house II and good class bungalows, other bungalows, semi-detached
houses and terrace houses share the same setback requirements. The main building setback for
93
landed houses hence varies depending on the types of landed (land title) housing. They are shown
in Figures 8a, 8b & 9.
Figure8a: Front and Rear Building Setback Control*
Figure8b: Side Building Setback Control
94
Rear Setback of Terrace/Semi-detached Houses That Abut Existing Back lanes

17b The1st storey rear extension of terrace/semi-detached houses can abut existing back lanes.
This is because the back lanes (with widths of 4 to 6m) serve to provide adequate setback between
2 rows of houses.
17c However to prevent disamenity to other residents and undue obstruction to servicing/repair
works, all such rear extensions will have to comply with the following requirements:
(a) The height of the rear extension should not exceed that of the actual first storey.
(b) There should not be any structural encroachment into the back lanes.
(c) For houses abutting state owned back lanes, new door and window openings can be
allowed at the walls or boundary walls abutting the back lanes.
(d) For houses abutting privately owned back lanes, existing door or window openings can
remain, but they should not be enlarged or shifted. New openings or enlargement of
existing openings along privately owned back lane swill not be allowed unless the
applicant has prior written consent from the back lane owner.
(e) Any new openings, if allowed, should open inwards. A planning condition would be
imposed requiring the closure of the openings along the back lane in the event the back
lane is redeveloped.
The guidelines for 1st storey rear extensions to abut back lane are illustrated in Figure 8c.
95
Figure8c: Guidelines for first Storey Rear Extensions to Abut Back lane
Setback for Car porch, Terrace Area, Bay Window & Other Features
17d The setback distance for car-porch, terrace area, bay window and other features from the
front, rear and side lot boundary are in Figure 9. Where a car porch is provided within the
7.5mbuilding setback line, the car porch shall be a single storey structure. The car porch roof can be
used as an open balcony or garden and it is to remain as an open-to-sky and unenclosed area.
Only the following minor works are allowed on the car porch roof:
(a) A maximum 1.0m high parapet wall around the perimeter of the car porch roof. The
parapet wall shall be constructed of material that accords visual porosity, e.g. tempered
glass and railing.
(b) A maximum 1m wide sun shading canopy, cantilevered from the building wall to provide
weather protection over the openings to the car porch roof
(c) Planters for landscaping
96
(d) For semi-detached and terrace houses only, where one side of the car porch abuts the
neighbours boundary, a 1.8m high light-weight screen wall shall be built along the
common boundary of the car porch roof to provide the neighbour with some privacy,
unless the adjoining neighbour agrees to do without the screen wall. Examples of light-
weight screen include angled louvers or slanted vertical panels.
Figure9: Setbacks of Car porch, Terrace Area, Bay Window & Others
BUILDING FRONT REAR SIDE

(min) (min) (min)
69
Car porch
TERRACEII
Columns *2m *2m 2m
Roof Eaves *1m 1m 1m
2
OTHERS
4
Columns 2.4m 2m 2m
4
Roof Eaves 2.4m 1m 1m
GCBA
5
Columns 2.4m 3m 3m
5
Roof Eaves 2.4m 1.6m 1.6m
9
Terrace Area
TERRACEII
Columns *2m *2m 2m
Roof Eaves *1m 1m 1m
2
OTHERS
5
Columns 2.4m 2m 2m
5
Roof Eaves 2.4m 1m 1m
GCBA
5
Columns 5.1m 3m 3m
5
Roof Eaves 5.1m 1.6m 1.6m
3 7
Bay Window / Planter boxes / Minor Decorative Fins / Horizontal Sun-shading Devices
TERRACEII NA 2m 2m
2
OTHERS
st nd 5
1 /2 storey 7m 2m 2m
rd 5 8 8
3 STOREY 7m 2.5m 2.5m
GCBA
st nd 5
1 /2 storey 7m 2.5m 2.5m
Notes:
1 While the general planning guidelines (eg. building setback from boundaries, attic, site coverage, building heights, etc) are applicable
for most development proposals, URA may vary the guidelines for development proposals to minimise any potential impact they may
have on the nearby developments after considering the specific site context and conditions.
2 Include Terrace I semi-detached houses and bungalows outside GCBA.
3 A bay window is a cantilevered window, and can be allowed within the front setback and3 rdstorey rear and side setbacks (max 500mm
protrusion into the setback distance) if it is raised at least 500mm above the floor slab. The setback is measured from the boundary to the
external wall/glass for the baywindow.See para 14b below.
4 Applicable for sites fronting category3 to 5 road.Car porch fronting a category 2 road would be allowed to encroach into the physical
buffer but its length should not exceed the standard provision for a car park(5m).
97
5 Applicable for sites fronting category3 to 5 road.
6 For site which slopes upward from the road level, basement garage if permitted, is to comply with the setback requirement similar to
that of a car porch.
Applicable only for a car porch with max.width of3.0m (column to column) facing the road. Additional covered car-porches beyond the
3.0m width are to be set back in accordance with setback requirements for Terrace Area (e.g. 5.1m for front and 3.0m for side/rear are
required for additional car porches proposed for GCBA).
7 The horizontal sun-shading devices refer to light weight cantilevered screens for sun-shading purposes without vertical supports, which
do not significantly increase the building bulk.
8 Landed housing under the Envelope Control guidelines will be subject to 2m setback control.
9 The required setback distance for the accessible area on the car porch roof/terrace area when used as open balcony/garden shall
follow the requisite setback of the main building.
Height of Common Boundary Wall Abutting Car porch / Patio Area for Semi-detached Houses
18a The height of the common boundary wall abutting the car porch / patio area of semi-detached
houses can be allowed up to the 1st storey ceiling height. This may also be considered for
intermediate terrace houses provided if site context allows for it (e.g. where the car porches are
paired and aligned).
Bay Windows
18b A bay window is a cantilevered window, and can be allowed within the front setback and3rd
storey rear and side setbacks (max 500mm protrusion into the setback distance) if it is raised at
least 500mm above the floor slab. Please refer to examples (a) and (b) in Figure10.
Figure10: Examples of Bay Windows in Conventional Housing Estates
REARGARDEN LANDED HOUSING

19 The building setbacks for rear garden landed housing (land title) allow houses to provide for
a larger garden at the rear while having a narrower building setback from the road reserve line (front
boundary). The building and car porch setback from the road reserve line is relaxed to 3mand the
building setback from the rear boundary shall have a minimum of 7.5m -see Figure11.
98
Figure11: Terrace Houses I (Rear Garden)*
*Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback. Please
refer to Envelope Control guidelines paras 7 to 10.
20 The various building setbacks for rear garden housing are:

FROMROADRESERVELI FROM REAR FROMSIDEBOUNDA
NE BOUNDARY RY
(front boundary)
st nd
Main building 3m 7.5m 2m (1 &2 storey)
1 rd
3m (3 storey)
Car porch 3m - -
Covered terrace - 5.1m -
Roof eaves 1m (applies to roof eaves - -
of the main roof)
Notes:
1
Landed housing under the Envelope Control guidelines will be subject to 2m side setback.
21 Rear garden housing must be sited within its own enclave or satisfy certain locational criteria
within existing or new estates as follows:
(a) within existing estates: houses with the proposed rear garden should form their own
enclave to segregate them from the rest of the estate with their own access road. The
access road normally takes the form of a cul-de-sac.
99
(b) within new estates: rear garden landed housing can be allowed within designated are as
specially planned or set aside for such housing layout.
22 Since the introduction of the Rear garden landed housing guidelines in19 Apr 1996, a total of
eight estates were safeguarded for Rear garden landed housing. They are Hong Leong Garden,
Clement Green Estate, Changi Heights, Lasia Avenue, Peach Garden, The Inglewood, Ford
Avenue and Yuk Tong Avenue.
REDEVELOPMENT OF LANDED HOUSING ESTATES

23 Well established existing landed housing estates in Singapore are already safeguarded to
protect the character of these private housing estates - see Figure 12(Details on the safeguarded
landed housing areas can be found in The Designated Landed Housing Area Plan which is
available for browsing at the URA Customer Service Centre).
Figure 12: Designated Landed Housing Areas
24 The existing safeguarded landed housing estates comprise:

(a) Good Class Bungalow Areas; (safeguarded since 1980 and only 2 storey detached
houses [bungalows] and strata detached houses [strata bungalows] are allowed)
(b) Bungalow areas; (only detached houses [bungalows] and strata detached houses [strata
bungalows] are allowed)
(c) Semi-detached housing areas; (detached houses [bungalows], strata detached houses
[strata bungalows], strata semi-detached houses and mixed strata detached/semi-
detached housing are also allowed) and
(d) Mixed landed housing areas (all landed and strata landed housing types are allowed
except for terrace house II which is subject to evaluation).
100
25 The housing form which can be allowed in these areas are indicated in Figure 13. The other
residential areas are for mixed housing like flats, condominiums and any form of landed properties.
Figure 13: Housing Control in Designated Landed Housing Areas
DESIGNATE HOUSING FORMS BUILDING

D LANDED HEIGHT
HOUSING DETACH STRATA LINK SEMI- STRATA MIXED TERR TERR STRATATE OTHER FLAT
AREAS ED DETACH ED DETAC SEMI- STRATA ACE ACE* RRACE MIXED S**
(BUNGA ED HOU HED DETACH DETACHED HOUS HOUS STRATA
LOW) (BUNGA SES ED /SEMI- ES I ES II LANDEDHO
LOW) DETACHED USING
GOOD Allowed Allowed Not Not Not Not allowed Not Not Not allowed Not allowed Not 2
CLASS allow allowed allowed allowe allowe allow storeys(ma
BUNGALOW ed d d ed ximum)
AREAS
BUNGALOW Allowed Allowed Not Not Not Not allowed Not Not Not allowed Not allowed Not 2 or 3
AREAS allow allowed allowed allowe allowe allow storeys
ed d d ed depending
onprescribe
SEMI Allowed Allowed Allow Allowed Allowed Allowed Not Not Not allowed Not allowed Not
d height
DETACHED ed allowe allowe allow
control
HOUSINGA d d ed
REAS
MIXED Allowed Allowed Allow Allowed Allowed Allowed Allowe Allowe Allowed Allowed Not
LANDING ed d d Allow
HOUSINGA ed
REAS
NOTES:
*Subject to evaluation
**Include condominium
101
GOOD CLASS BUNGALOW AREAS (GCBA)
26 There are 39 GCBAs comprising prime residential land safeguarded for good class bungalows
see Figure 14. These bungalows have a minimum plot size of 1400m, site coverage control of
35% and their own setback requirements which are different from other smaller bungalow
developments.
Figure 14: Good Class Bungalow Areas
The followingare Good Class Bungalow Areas (GCBA)#

1 Belmont Park 21 Gallop Road/ Woollerton Park
2 Bin Tong Park 22 GarlickAvenue
3 Binjai Park 23 HollandPark
4 Brizay Park 24 HollandRise
5 Bukit Sedap 25 Kilburn Estate
6 Bukit Tunggal 26 King Albert Park
7 Caldecott Hill Estate 27 Leedon Park
8 Camden Park 28 MarylandEstate
9 Chatsworth Park 29 NassimRoad
10 Chee Hoon Avenue 30 OeiTiong Ham Park
11 Chestnut Avenue 31 Queen Astrid Park
12 ClunyHill 32 Raffles Park
13 ClunyPark 33 RebeccaPark
14 CornwallGardens 34 Ridley Park
15 DalveyEstate 35 RidoutPark
16 Eng Neo Avenue 36 Swiss Club Road
17 Ewart Park 37 VictoriaPark
18 First /Third Avenue 38 WindsorPark
19 Ford Avenue 39 White House Park
20 Fourth /Sixth Avenue
NOTE:
# refer to Figure 14.1
102
Figure14.1: Bungalow Areas
SUBDIVISION OFCONSERVED BUNGALOW LOTS IN GCBA

27 Subdivision of conserved bungalow lots in GCBAs is allowed. Site containing one or more
conserved bungalows can be subdivided into smaller standard bungalow plots (1400m) such that
the conserved bungalow plot occupies larger than 1400m. The larger plot area for this conserved
bungalow plot can be offset against another contiguous bungalow plot provided the two together
shall not be less than 2800m. The number of deficient plots to be allowed shall depend on the
number of conserved bungalows on the site.
28 In carrying out the subdivision, the following criteria must be met:

(a) the lot to be subdivided must be at least 2800m (after setting aside for road
widening/DR etc);
(b) the deficient plot (i.e.<1400m), if any, is not less than 1000m;
(c) the total of the deficient plot size and the plot size of the conserved bungalow must not
be less than 2800m (after setting aside for road widening/DR etc);
(d) the deficient plot must be contiguous with the conserved bungalow plot; and
(e) the proposed new bungalows and the conserved bungalows shall comply with the
requisite site coverage and setback requirements.
103
29 Figure 15 illustrates a subdivision involving a deficient plot. Figure 16shows the situation of 1
conserved bungalow on a plot >1400m with 2 proposed deficient plots which cannot be allowed
because only one residue plot with deficient plot size is allowed for each conserved bungalow.
Figure 15: Subdivision of Conserved Bungalow Lots in GCBA (allowable situation)
104
Figure16: Subdivision of Conserved Bungalow Lots in GCBA (not allowable situation)
REDEVELOPMENTOF EXISTINGSEMI-DETACHED HOUSE OR TERRACE HOUSE

30 With the relaxation of plot sizes for bungalows and semi-detached houses in 1991. The
planning authority has received planning applications for redevelopment of existing semi-detached
and terrace houses into more units or other housing forms. To optimise land use, these
redevelopments are generally allowed if they can satisfy the planning guidelines. House owners
making the change are advised to inform their immediate neighbours of their approved plans as
early as possible and to seek their cooperation and understanding to minimise inconvenience to
both parties.
31 The conditions for redevelopment are as follows:

(a) From Semi-detached to Bungalow or a new pair of Semi-detached Houses
A semi-detached house with a plot size of 400m and a plot width of 10m can be
developed into a bungalow provided the plot size of the remaining semi-detached unit is
capable of being redeveloped into a new bungalow (minimum plot size 400m2, width
10m). In areas where semi-detached houses are allowed, the semi-detached house with
a plot size of 400m can be developed into a pair of new semi-detached houses if the
105
plot width is 16m or more provided the plot size of the remaining semi-detached unit is
also capable of being redeveloped into a new bungalow (minimum plot size 400m2,
width 10m) or a new pair of semi-detached units (minimum plot size 400m2, width 16m).
On redevelopment of one of the semi-detached houses, the remaining semi-detached
house can be retained or be redeveloped into a bungalow provided the plot size is large
enough and the plot width is not less than 10m. -see Figure17.1.
(b) From Terrace House to Bungalow or Semi-detached House
A corner terrace house plot can be redeveloped into a detached or a new pair of semi-
detached houses if it can comply with the minimum plot width and size, and provided the
adjoining terrace plot has 8m plot width and 200m2 plot size. For intermediate terrace
houses built in the past with wide frontage and large plot size, any unit in a row of these
houses can be redeveloped to other landed housing forms if the plot size and width are
sufficient to allow the change, and provided the adjacent affected unit (from which it is
detached) has a minimum plot size of 200m and width of 8m (i.e. capable of being
rebuilt into a corner unit in future). For example, the 2ndunit in a row can detach itself
from the 3rd unit and pair up with the last unit to form a pair of semi-detached houses or
it can detach from the corner house and itself becomes a corner terrace house - see
Figure 17.2 &17.3.
(c) From Semi-detached to Terrace Houses
In areas not designated for bungalows or semi-detached, joint redevelopment of a pair
of semi-detached houses into terrace houses is allowed if it can comply with the
minimum plot width and size for terrace houses. The redevelopment of a semi-detached
house into terrace houses abutting an existing semi-detached house is not allowed so
as not to downgrade the remaining semi-detached unit to a corner terrace house and
limit its redevelopment potential - see Figure17.4.
32 For all redevelopments which leave an existing party wall bare and exposed, the person
undertaking the redevelopment must do the following:
(a) plaster and paint the exposed blank wall and neaten any exposed roof of the remaining
semi-detached house or terrace house as soon as the existing building(s) on the subject
site is demolished;
(b) allow the adjacent owner access to the site to maintain or repair the roof and the
exposed blank wall of the remaining semi-detached house or terrace house;
(c) submit to the Building and Construction Authority, an engineers certification of the
structural stability of the remaining unit.
33 While the detachment of a building from an existing party is allowed under the conditions
stated above, the creation of a new blank party wall at the common boundary fora new
house is not allowed (unless it is in accordance with an approved street block plan). See
Figure 17.5
34 After the adjoining semi-detached house is redeveloped into other allowable housing forms,
the previously approved remaining semi-detached unit can remain as approved. However, taking
into the consideration the allowable redevelopment of a unit of a pair of semi-detached house into
other housing forms, a semi-detached house is thus defined as:
(a) a dwelling house partially attached on one side to any number of other units. This
includes semi-detached bungalow houses and semi-detached terrace houses (also
known as corner terrace) or
(b) a dwelling house abutting the common boundary as a result of the adjoining unit being
demolished or redeveloped into other housing forms.
106
Figure 17.1: Redevelopment of Existing Semi-detached House to Bungalow or Semi-
detached House*
NOTES:
*These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or
proposed landed housing in non-safeguarded landed housing areas, please refer to the guidelines on Site Area under Flat and
Condominium Developments.
Figure 17.2: Redevelopment of Existing Intermediate Terrace House to Bungalow, Semi-

detached and Corner Terrace
NOTES:
These figures show the guidelines pertaining to landed housing located within safeguarded landed housing areas. For existing or
107
Figure 17.3: Redevelopment of Existing Intermediate Terrace House to Bungalow, Semi-
detached and Corner Terrace
NOTES:
Figure 17.4: Redevelopment of Existing Semi-detached House to Terrace House
108
NOTES:
Figure 17.5: Redevelopment of Existing Bungalow to Terrace Houses
MARGINAL DEFICIENCY IN PLOT WIDTH FOR IRREGULAR-SHAPED LANDED HOUSING

PLOTS
35 Detached, semi-detached and corner terrace houses on irregular-shaped landed housing plots
within existing landed housing estates can be allowed marginal deficiency in plot width provided the
following criteria is satisfied:
(a) the average width of the subject plot with the deficient plot width is to be at least
10m for detached houses and 8m for semi-detached and corner terrace houses.
This is to ensure that the resultant buildable footprint allows for a meaningful
layout;
(b) the absolute minimum plot width for the subject plot at the narrowest side is to be 4.0m;
(c) the plot with the deficient plot width must comply fully with the requisite minimum plot
size and all other development control guidelines e.g. setback, road buffer, etc; and
(d) the deficiency in plot width is to be confined to one plot per development on an in-fill
site(i.e. all other plots within the same development must comply fully with the minimum
plot width).
109
36 Figure 17.6 provides examples of irregular-shaped plots to illustrate the criteria above.
Figure 17.6: Examples of Irregular-shaped Plots Where Marginal Deficiency in Plot Width Can
Be Allowed
110
LANDED HOUSINGON ODD-SHAPED PLOTS
37 The front setback requirement for corner terrace, semi-detached and detached houses on
existing odd-shaped plots (e.g. triangular or elongated with long road frontage and shallow depth)
are more relaxed than regular plots. This is because the buildable footprint of such plots with long
road frontage will be severely constrained if the standard 7.5m buffer requirement from the road is
applied. The standard front setback of 7.5m will apply for a width of 8m, measured from the
common boundary line with the adjoining neighbour. Beyond the 8m width, a reduced front setback
of 2m is allowed. Refer to Figure 18.1 for illustration. All other controls such as the setback of car
porch follow the guidelines for landed housing. This relaxed setback does not apply to proposals
where the odd-shaped plot is created out of further subdivision of land for 2 or more units (refer to
Figure 18.2a).The criteria to qualify for the more relaxed front setback for such plots are:
(a) constrained site where the resultant building footprint cannot achieve a meaningful layout
after complying with the standard 7.5m road buffer requirement;
(b) the odd-shaped configuration is an existing plot configuration and not created by
subdividing regular or less regular-shaped plots (refer to Figure 18.2b);
(c) the odd-shaped site fronts a minor road (i.e. category 4 or 5);
(d) the site is not in a good class bungalow area.
111
Figure 18.1: Setback Requirement for Odd-Shaped Landed Housing*
112
Figure 18.2a: Example of sites that cannot qualify for the reduced front setback
113
Figure 18.2b: Example of Sites That Cannot Qualify For the Reduced Front Setback
114
DEFINITION OFADDITIONS&ALTERATIONS VERSUS RECONSTRUCTION OF LANDED
DWELLINGHOUSES
38 To qualify as an Additions & Alterations to a landed dwelling house, the following criteria
must be complied with:
(a) the proposed additional gross floor area does not exceed 50% of the approved gross
floor area;
(b) the external walls that are to be removed and replaced with new walls do not exceed
50% of the approved external walls;
(c) structurally changes to the existing landed dwelling house such as replacing or
constructing new columns/beams and reconstructing existing floor slabs do not exceed
50% of the existing;
(d) changes/replacement of entire roof, regardless of increase in height as long as it does
not involve an additional storey;
(e) addition of an attic provided the increase in GFA is less than50%;
Proposals that do not comply with any of the above criteria are considered as Reconstruction. The
following works are deemed as reconstruction regardless of whether the works exceed 50% of the
existing building:
(a) Increase in storey heightChanges/replacement of any part of the roof when it involves
an additional storey
(b) Change in housing form Works which result in a change to the landed dwelling house
form, for example, from semi-detached house to detached house.
Back to Main
115
4 STRATA LANDED HOUSING
STRATA LANDED HOUSING (Strata Title)

1 Low-rise/low density residential developments with strata title arrangement are known as
strata landed housing developments. These housing forms add variety and choice to the
residential property market. Condominium status not will be accorded to such developments. This
treatment is applicable to developments comprising entirely of strata landed housing as well as
developments consisting a mix of strata landed housing and apartment units.
2 A strata landed housing development with communal facilities can comprise one of the three
basic types:
(a) Strata detached houses (bungalows)
(b) Strata semi-detached houses
(c) Strata terrace houses (to comprise at least three strata terrace units)
3 Mixed strata landed developments comprising any combinations of the three basic types can
be allowed, subject to compliance with the location criteria (see Figure 1).
4 Each strata unit within the strata landed housing development is to have a minimum building
footprint with ground contact of 50 m2. The upper storeys and basement of each strata unit are not
to be subdivided into separate strata units.
5 The strata title arrangement is used to define the extent of private and communal areas
within the strata landed housing development. Areas classified as Communal Open Space are not
to be included in the boundary of the individual strata units.
Envelope Control Guidelines

6 New erection or reconstruction of strata landed housing will be subject to the Envelope
Control guidelines. The Envelope Control guidelines simplify the guidelines for landed housing and
provide developers and homeowners more flexibility in the design of landed housing while
safeguarding the low-rise character and amenity of landed housing estates.
7 The Envelope Control guidelines adopt a volumetric approach, which allows the design of
landed houses to be guided by the size and shape of the permissible building envelope, which will
serve as a three-dimensional limit for the landed house. This envelope is determined by a
combination of setbacks from the road and common plot boundaries, as well as the allowable height
that a house can be built up to. Figure 1 shows the Envelope Control for two and three-storey
landed houses. The overall allowable height is 12m and 15.5m respectively for two and three-storey
landed houses, with the topmost floor being 3.5m high. The set back from the front and rear building
facade is defined by the 45 degree line1[1].
1[1]
This is subject to URAs detailed assessment on a case-by-case basis to minimise disamenity to neighbouring
properties.
116
Figure 1: Envelope Control for 2 Storey & 3 Storey Strata Landed Houses
8 With the new Envelope Control guidelines, some of the current development control
guidelines on specific building features will no longer apply to landed housing under the Envelope
Control guidelines as these have already been incorporated within the overall permissible envelope.
These include guidelines on the attic profile, basement protrusion, and floor-to-floor height. All other
relevant and prevailing development control guidelines (e.g. on earthworks, car porch setback, roof
eaves, etc.) will continue to apply.
9 Landed housing under the Envelope Control guidelines should continue to adhere to the 2-
storey or 3-storey height control applicable to the respective landed estates.
117
LOCATION CRITERIA
10 The location criteria for the various strata landed housing development are in Figure2.
Figure 2: Location Criteria for Strata Landed Housing
FORM STRATA STRATA SEMI- STRATA TERRACE

DETACHED DETACHED
(BUNGALOW)
Location Criteria Bungalow areas Semi-detached Mixed landed
(including GCBA)/ areas/Mixed landed housing areas
Semi-detached housing areas
areas/Mixed landed
housing areas
PARAMETERS
11 The parameters for strata landed housing developments are:
(a) Site Area
There is no minimum control on the site area as long as the other requirements listed below
are met.
(b) Site Coverage
Site coverage is a measurement of the footprint of all buildings expressed as a percentage
of the nett site area. It is an indication of how much the site has been built on. The maximum
site coverage allowed for strata landed housing developments located outside GCBAs is
40%. The maximum control for such developments located in GCBAs is 35%.
(c) Communal Open Space Requirement with Minimum On-Ground Greenery Control
A minimum 45% of the nett site area1 of the strata landed housing development is to be set
aside for the provision of Communal Open Space (COS). Of the 45%, at least 25% must be
set aside for on-ground greenery. Areas classified as COS are not to be included in the
boundary of the individual strata plots.
NOTE:
1 The nett site area excludes land to be set aside for road widening & drainage reserve.
(d) Green Planting Strip

To preserve Singapores image as a garden city, a 2 m-wide (minimum) green planting strip
is to be provided along all sides of the development site boundary except where it fronts a
public road; in which case, the relevant green buffer requirement shall be provided. The
planting strip for tree planting purpose should be continuous (except where an access road
is required), and shall be free of encroachment from structures such as boundary
wall/retaining wall, drains and ventpipes.
Where planting strips are to be provided, these should be clearly annotated as tree planting
strip in all submission plans to Development Control.
The 2m planting strips and green buffers which form part of the minimum 45% COS
provision, should not contain any Private Enclosed Spaces (PES). This is because PES
being privately owned cannot form part of the communal greenery. Greenery within the 2m
planting strips and green buffers can be better achieved if they are maintained by the
Management Corporations as communal spaces.
118
(e) Buffer Requirements
All developments fronting a road in Singapore must observe a certain green buffer distance
and building setback distance from the road. The buffer requirement depends on the
hierarchy of the road, type of the development and the building height. For strata landed
developments, the buffer varies from 7.5m to 24m wide. See Figure 2 for details. The green
buffer ranges from 3.0m for minor road to 5.0m from expressway.
A new objective-based guideline has been introduced to allow greater design flexibility and
to safeguard the intentions of the buffer requirements.
Although the green buffer is meant for tree planting and turfing only, some minor ancillary
structures are allowed for functional reasons. Applicant can choose to either apply the
prescriptive guidelines or the objective-based guidelines if the structures proposed are not in
the list. For details of the objective-based guidelines, please see "Figure 19: Objective-based
Guidelines on Ancillary Structures within the Green Buffer and 2m Planting Strip Along
Common Boundaries" in Part 2 General Considerations. (To be administered by NPARKS
with effect from 1 August 2005. Please refer to NPARKS Circular:
https://www.nparks.gov.sg/~/media/nparks-real-content/partner-us/developers-architects-
and-engineers/development-plan-submission-requirements/3circular190705.pdf?la=en)
For the type of ancillary structures located within the physical buffer or building setback, the
new objective-based guidelines replace the prescriptive guidelines. Such ancillary structures
can be allowed as long as the objectives and performance criteria are met. For details,
please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the
Physical Buffer and The Building Setback Area" in Part 2 General Considerations.
Figure 3: Buffer requirements for Strata Landed Housing
CATEGORY 1 CATEGORY 2 CATEGORY 3 CATEGORY 4 CATEGORY 5

EXPRESSWAY MAJOR MAJOR OTHER MAJOR MINOR ROADS
ARTERIAL(A) ARTERIAL(B) ROADS & SLIP & SLIP ROADS
ROADS
24m 12m 7.5m 7.5m 7.5m
(5.0m green, (5.0m green, (3.0m green, (3.0m green, (3.0m green,
19m physical) 7.0m physical) 4.5m physical) 4.5m physical) 4.5m physical)
(f) Setback Requirements

The setback requirements are as follows:
(i) Setback from Road
The setback controls of buildings from public roads are determined by the road buffer
only (see Figure 3). Where a development site fronts two or more public roads, the
buffer requirements from the roads will be applied to all boundaries fronting the roads.
(ii) Setback from Common Boundaries
A strata unit within the development site is to be set back 3m (minimum) from the
common site boundary with another property. This guideline applies whether the front,
side or rear of the strata unit faces the common site boundary.
(iii) Using Drainage Reserve/Open Space to Offset Requisite Setback
Further reduction of setback through the use of drainage reserve/open space is not
permitted.
119
(g) Spacing between Strata Units
Owners/developers and QPs are free to decide the suitable front, side and rear spacings
between strata units within the development site.
(h) Building Orientation

Owners/developers and QPs are free to decide the orientation of strata units within the
development site.
(i) Storey Height

Strata landed housing developments can be 2 or 3 storeys high, depending on the allowable
height prescribed in the designated landed housing estate plan or the Master Plan.
Basements and attic are allowed.
(j) Floor-to-Floor Height

The floor-to-floor height control for the 1st storey is 4.5m and 3.6m for the upper storeys.
(k) Building Length

Owners/developers and QPs are free to decide their desired building length.
(l) Setback of Strata Landed Housing from Good Class Bungalow Areas (GCBA)
(i) The minimum setbacks of strata landed housing from Good Class Bungalow Areas
(GCBA) are in Figure 4. The setback applies whether the front, side or rear of the
strata unit faces the common site boundary with the GCBA.
(ii) The revised setbacks would enable developments to achieve their development
potential while ensuring that the amenity of the GCBA would not be compromised.
Figure 4: Setback of Strata Landed Housing from Good Class Bungalow Areas
STOREY HEIGHT MINIMUM SETBACK FROM GCBA BOUNDARY

1-2 storeys* 3m or Road buffer requirement (if fronting road)
3 storeys 25m
*Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
(m) Maximum Number of Strata Units Allowed

The maximum number of allowable units in strata landed housing developments is
determined based on the typical footprint for the respective conventional landed housing
form. This helps to ensure that strata landed housing developments are compatible with the
environment of the surrounding landed housing estate.
The formulae which determine the maximum number of allowable units in the various types
of strata landed housing developments is in Figure 5.
120
Figure 5: Formulae which determine the maximum number of allowable units in strata
landed housing developments1
Type of strata landed Formulae to calculate maximum number of DUs allowed2

housing developments
Outside GCBAs 40% of site area
Y
Where Y = Typical footprint for the relevant conventional landed

housing form3
Within GCBAs 35% of site area

Y
Where Y = Typical footprint for a Good Class Bungalow3
Mixed strata landed (B x Y) + (SD x Y) + (T x Y) 40% of site area

housing developments
comprising more than Where B = Number of detached housing units
one housing form (e.g. SD = Number of semi-detached housing
a mix of terrace, semi- units
detached and detached T = Number of terrace housing units
housing units) outside Y = Typical footprint for the relevant
GCBAs conventional landed housing form3
NOTE:
1 Notwithstanding these guidelines, should a strata landed housing development be proposed in an area with localised problems (e.g.
severe infrastructural capacity issues), URA may impose tighter requirements including restricting the number of allowable units further in
consultation with other agencies.
2 The number of units will be rounded down to the nearest round figure.
3 The typical footprint of the various conventional landed housing forms is 100 m 2 for terrace and semi-detached housing, 200 m2 for
detached housing, and 500 m2 for Good Class Bungalows.
(n) Vehicular Access Provision

Multiple accesses from public roads to strata landed housing developments are not allowed.
Individual strata units shall not have direct vehicular access from public roads. Vehicular
access to any strata unit within the development site shall be taken only from a common
driveway. The driveway need not be linked to the strata unit.
(o) Car Park Provision

The car park provision is to comply with LTAs car parking standards. Each strata unit can
have up to 2 private car park lots. These private car parks lots within the strata unit boundary
are to be contiguous with the respective strata unit and capable of being formed into a single
strata lot. The private car park lots will be excluded from gross floor area computation and
cannot be subsequently converted to other uses.
(p) Commercial Quantum

Commercial uses are not allowed within strata landed housing developments.
121
(q) Private Enclosed Space (PES)
There is no control on the material for the enclosure or fencing that defines the extent of the
PES. However, the PES enclosure or fencing must not exceed 1m in height to ensure that
PES retains an open and outdoor character. The design of the PES should effectively
protect the PES from falling objects and litter from other units within the development. The
PES which forms part of the strata title cannot be located within the 45% COS, 2m planting
strips and green buffers.
Back to Main
122
5 FLATS
FLATS DEVELOPMENT
1 Flats or apartments in Singapore are non-landed housing developments. Each unit is for
residential purpose only. It has its own separate access usually taken from a common property
area. The units can either be strata titled or be on lease title. They form the bulk of medium to high
density housing in Singapore.
2 The building height of flats varies from 4 storeys to 30 storeys or even higher. Depending on
the available land area, the site could contain one or more apartment blocks. In either case, it is
usually intensively developed with minimum communal open space under the common ownership of
the residents.
3 Strata subdivision is allowed for the residential units. Flats development will not be accorded
condominium status as they do not satisfy condominium criteria.
LOCATION
4 Flats are allowed in mixed housing areas zoned residential in the Master Plan or
Development Guide Plan. They are not allowed in areas designated for bungalow, semi-detached
and mixed landed housing.
PARAMETERS
5 The parameters for flat developments are:
(a) Site Area
(i) The minimum site area for a flat development is 1,000sqm. This is to ensure
that there is more openness and sufficient space for the provision of
meaningful landscaping and communal facilities within the development.
(ii) In addition, where the development of a flat / condominium involves a

breakaway from the existing landed housing within a non-safeguarded landed
housing area, the aggregate land area for the left-behind plots must also
satisfy the minimum plot size of 1,000sqm. See Figure 1 for illustrations.
(iii) However, if the breakaway proposal is for landed housing development within
a non-safeguarded landed housing area, the breakaway proposal must
comply with the plot size requirement of the relevant landed housing form.
See Figure 1 for illustrations.
(iv) The actual parcellation and configuration of the redevelopment proposals will
continue to be left to private negotiation between the land owners concerned
as long as the guidelines on minimum plot size in paragraphs (i) and (ii) and
other prevailing development control guidelines are met.
(v) Proposals for redevelopments of existing residential flat developments on infill

sites, as well as on left behind plots of previously approved breakaway cases
that are less than 1,000sqm, can be considered on a case by case basis. Flat
123
developments that are located within areas affected by streetblock plans or
the Geylang Urban Design Guidelines will be subject to their respective
requirements, e.g. in their streetblock plan or urban design guidelines.
(vi) While the minimum plot size requirements apply for most cases, URA will
consider waiving the minimum plot size control of the left-behind plot under
the following situations:
a) The owner of the left-behind plot does not wish to participate in the en-
bloc development despite being informed of the limited development
potential of his land if it is left out of the redevelopment; and
b) An agreement cannot be reached between the owner of the left-
behind plot and the other owners after extensive discussion. In such
cases, the applicant should show clear documentary evidence of any
prior negotiation with the owner of the left-behind plot.
(vii) In allowing the waiver for flat developments, the redevelopment proposal is to
adhere to the following guidelines where the left-behind plot is less than
400m2 in plot size or 10m in plot width, or subject to other development
constraints (e.g. buffer requirements) such that it is not capable of
independent redevelopment:
a) A 3-storey height control zone for a minimum width of 6m abutting the

left-behind landed house. Within this low rise zone, applicants can
build a townhouse or part of a block of flats up to 3-storey. The usual
development control requirements such as road buffer and building
setbacks would still apply for the rest of the development outside the
low-rise zone; and
b) Only residential use is allowed within the low-rise zone that abuts the
left-behind landed house. Other communal and commercial uses (eg.
Car parks or clubhouses) would not be supported as they may
adversely affect the amenity of the left behind house.
(viii) Where a waiver of the minimum plot size of the left-behind plot is granted and
the size of the left-behind plot is not less than 400m2 and is capable of
independent redevelopment, normal setback requirements apply for the
proposed breakaway flat development.
124
Figure 1: Redevelopment of Existing Landed Houses to Flats and Other Landed Housing
Forms within Non-Safeguarded Landed Housing Area
(b) Site Coverage
Site coverage is a measurement of the footprint of all buildings expressed as a percentage

of the nett site area. It is an indication of how much the site has been built on. The
maximum site coverage allowed for flats development is 40% (including covered car parks).
(c) Communal Open Space
There is no Communal Open Space (COS) requirement for flat developments.
To preserve Singapores image as a garden city, a 2m-wide (minimum) green planting strip
is to be provided along all sides of the development site boundary except where it fronts a
public road; in which case, the relevant green buffer requirement shall be provided. The
planting strip for tree planting purpose should be continuous (except where an access road
is required), and shall be free of encroachment from structures such as boundary wall/
retaining wall, drains and vent pipes.
Where planting strips are to be provided, these should be clearly annotated as tree planting
strip in all submission plans to Development Control.
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The 2m planting strips and green buffers which form part of the communal greenery
provision within the development, should not contain any Private Enclosed Spaces (PES).
Greenery within the 2m planting strips and green buffers can be better achieved if they are
maintained by the Management Corporations as communal spaces.
All developments fronting a road in Singapore must observe a certain green buffer distance
and building setback distance from the road. The buffer requirement depends on the
hierarchy of the road, type of the development and the building height. For residential
developments, the buffer varies from 7.5m to 30m wide. See Figure 2 for details. The green
buffer ranges from 3.0m for minor road to 5.0m from expressway fronting the road.
A new objective-based guideline has been introduced to allow greater design flexibility and
to safeguard the intentions of the buffer requirements.
Although the green buffer is meant for the tree planting and turfing only, some minor
ancillary structures are allowed for functional reasons. Applicant can choose to either apply
the prescriptive guidelines or the objective-based guidelines if the structures proposed are
not in the list. For details of the objective-based guidelines, please see "Figure 19:
Objective-based Guidelines on Ancillary Structures within the Green Buffer and 2m Planting
Strip Along Common Boundaries" in Part 2 General Considerations. (To be administered by
NPARKS with effect from 1 August 2005. Please refer to NPARKS Circular:
https://www.nparks.gov.sg/~/media/nparks-real-content/partner-us/developers-architects-
and-engineers/development-plan-submission-requirements/3circular190705.pdf?la=en)
For the types of ancillary structures located within the physical buffer or building setback,
the new objective-based guidelines replace the prescriptive guidelines. Such ancillary
structures can be allowed as long as the objectives and performance criteria are met. For
details, please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures
within the Physical Buffer and The Building Setback Area" in Part 2 General Considerations.
126
Figure 2: Buffer requirements for Residential Developments
BUILDING SETBACK FROM ROAD RESERVE LINE

HEIGHT
Category 1 Category 2 Category 3 Category 4 Category 5
Expressway Major Major Other Major Minor Roads
Arterial(A) Arterial(B) Roads & Slip & Slip Roads
Roads
UP TO 5 24.0m (5.0m 12.0m (5.0m 7.5m (3.0m 7.5m (3.0m green, 7.5m (3.0m
STOREYS green, 19m green, 7.0m green, 4.5m 4.5m physical) green, 4.5m
physical) physical) physical) physical)
6 STOREYS 30.0m (5.0m 15.0m (5.0m 10.0m (3.0m

OR ABOVE green 25m green 10.0m green 7.0m
physical) physical) physical)
(f) Setback Requirements
Flats and condominiums share a common standard for setback from the road
(see Figure 3). Where a development site fronts two or more roads (e.g. corner
site, sandwich site. See Figure 4 for a few possible configurations), the setback
from the road will be applied to all boundaries fronting the road. Where the
buffer requirement is more than the revised requisite setback from the road, the
buffer will apply.
The setback requirements from the common boundaries for flats are in Figure 3.
(iii) Incremental Setback per Storey
The taller the block, the greater the requisite setback. For flats beyond 36
storeys, the setback requirement is capped at the same setback as for a 36-
storey residential building.
(iv) Using Drainage Reserve/Open space to Offset Requisite Setback
Further reduction of setback through the use of drainage reserve/open space is

not permitted.
127
Figure 3: Revised Setback Standards for Flats and condominiums
STOREY HEIGHT REVISED SETBACK FROM SETBACK FROM COMMON BOUNDARIES

PUBLIC ROAD FOR (IN METRES)
FLATS AND
FLATS CONDOMINIUMS
CONDOMINIUMS
(IN METRES)
1 3.0 3.0
2 3.0 3.0
3 3.0 3.4
4 3.0 3.8
5 3.3 4.7
6 3.6 5.5
7 3.9 6.4
8 4.2 7.2
9 4.5 8.0
10 4.8 8.7
11 5.1 9.0
12 5.4 9.2
13 Road buffer requirement 5.7 9.5
14 6.0 9.8
15 6.3 10.1
16 6.6 10.3
17 6.9 10.6
18 7.2 10.8
19 7.5 11.1
20 7.8 11.3
21 8.1 11.6
22 8.4 11.8
23 8.7 12.1
24 9.0 12.4
25 9.3 12.7
26 9.6 12.9
27 9.9 13.2
28 10.2 13.4
29 10.5 13.7
30 10.8 14.0
31 11.1 14.2
32 11.4 14.5
33 11.7 14.7
34 12.0 15.0
35 12.3 15.2
36 and above 12.6 15.5
NOTE:
A bay window is a cantilevered window and can be allowed within the setback distance (max 500mm protrusion into the setback distance)
if it is raised at least 500mm above the floor slab.
128
Figure 4: Examples of Development Sites Fronting 2 or More Roads
(g) Maximum number of Dwelling Units (DUs) for flat and condominium developments
Within the Central Area (see Map 1)

(i). For flat and condominium developments within GPR 1.4 and other low-density
residential estates that are within the Central Area, the maximum number of
allowable Dwelling Units (DUs) per residential development will be determined based
on the following formula:
MP Allowable GPR* x Site Area

Maximum number of DUs per development
70 sqm
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to
the proposed GFA for the residential component, excluding bonus GFA
129
(ii). The cap will also apply be applicable to the residential component of mixed-use
developments (e.g. Residential with 1st Sty Commercial or Commercial & Residential
developments) within these GPR 1.4 and other low-density residential estates.
Outside the Central Area
(iii). For all flat and condominium developments outside the Central Area, excluding the
residential estates shown in Maps 2-5, the maximum number of allowable Dwelling
Units (DUs) per residential development will be determined based on the following
formula:

70 sqm
(iv). For all flat and condominium developments in the Telok Kurau, Kovan, Joo Chiat and
Jalan Eunos estates (see Maps 2-5), a more stringent DU guide based on the road
capacity of the estate will be used. The maximum number of allowable DUs for flat
and condominium developments within these estates will be determined based on
the following formula:

100 sqm
130
Map 1: Central Area Map
131
Map 2: Telok Kurau Residential Estate
132
Map 3: Kovan Residential Estate
133
Map 4: Joo Chiat Residential Estate
134
Map 5: Jalan Eunos Residential Estate
(h) Landscape Deck
Landscape decks can be now be allowed within residential flat and condominium developments,
subject to compliance with locational criteria. Landscape decks are essentially raised platform,
partially covered with earthfill, to give an impression of a sunken basement. Uses such as car parks
can be tucked beneath it.
Landscape decks allow for additional communal greenery and facilities, thus enhancing the identity
of the development. Being an alternative building form, it is an option for developers to consider, as
opposed to building fully submerged basement car parks or multi-storey car parks.
As the landscape decks are not meant to replace the current mandatory greenery provision of the
2m planting strips and green buffers, the deck structures are not to encroach onto these areas. For
details of the landscape deck guidelines, please see Figure 21: Guidelines for Landscape Deck in
Residential Flat & Condominium Developments in Part 1 General Considerations.
135
(i) Spacing Between Buildings
Currently, there is no specific guideline on building spacing. However, SIA, REDAS, SIP and URA
have jointly released an Industry Guide of Good Practices to minimize wall-like developments on 4
March 2010. You are advised to refer to this guide and adopt the good practices highlighted in it.
(j) Building Orientation
For a building of a certain storey height, the requisite setback is the same, regardless of whether the
facade has a bedroom facing, a living room facing or a blank wall (see example in Figure 5).
Figure 5: Revised Setback Standards for a 4- Storey Flat Development
(k) Storey Height
Flat developments are at least 4 storeys high. In certain areas, however, higher storeys are allowed
if there are no urban design and/or technical constraints or special requirements affecting the site.
The allowable building heights are indicated in the Development Guide Plans.
(l) Floor-to-Floor Height
The floor-to-floor height control for flats and condominium developments is as follows:
STOREY GPR 1.4 SITES GPR 1.6 AND ABOVE SITES
ST
1 STOREY 5.0m 5.0m
TOP STOREY 3.6m 5.0m
SKY TERRACE STOREY 3.6m 5.0m
NOTE:
A sky terrace floor is a storey where the terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only such sky
terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply.
136
Variation to the floor-to-floor height of each storey can be allowed, subject to the overall absolute
height being maintained (see Figure 6a for illustration). If allowed, the overall building height (in
metres) must comply with the control in relation to the proposed number of storeys.
If any floor is used as a sky terrace floor, a floor-to-floor height of 5.0m is allowed. However, if the
proposed sky terrace floor is less than 5.0m, the unused height cannot be transferred to other
floors (see Figure 6b for illustration).
For residential development sites proposed on GPR 1.4 sites in the 2008 Master Plan, the floor-to-
floor height control for the 1St storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky
terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a
case-by-case basis.
Figure 6a: Example of Floor-to-Floor Height Control and the Overall Allowable Height
137
Figure 6b: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky
Terrace Floors cannot be transferred To Other Floors
(m) Building Length
Currently, there is no specific guideline on building length. However, SIA, REDAS, SIP and URA
(n) Setbacks for multi-storey car parks
The setback distance for multi-storey car park building from the property/boundary line or road
reserve line is as shown in Figure 7.
138
Figure 7: Setback for Multi-storey Car Park (MSCP)
Setback from road Road buffer requirement

Setback from property 6m (minimum) for MSCP with opening 4.5(minimum) for MSCP with no
boundary at the faade openings at the facade
Setback from property 4.5m (minimum)
boundary fronting
open areas (i.e. open
space, drainage
reserve of width>6m)
NOTE:
Solid wall with no opening at the facade.
(lesser setback as adjoining development will not be affected in terms of noise, fumes or car headlight)
A multi-storey car park building which abuts and is integrated into a residential tower block can be
allowed to follow the same setback requirements as if the multi-storey car park building is a
standalone building (see Figure 7a). This relaxation will be assessed based on the merits of the
proposal i.e. based on the height and length of the multi-storey car park building and its impact on
the surrounding environment. It will apply if the proposal demonstrates that the integration of the
MSCP with the residential tower block and results in a better designed development that will benefit
the environment.
Figure 7a
(o) Setback of Flats from Good Class Bungalow Areas (GCBA)
(i) The minimum setback of flats from Good Class Bungalow Areas (GCBA) are in
Figure 8.
139
Figure 8: Setback of Flats and Condominium from Good Class Bungalow Areas

1-2 storeys* 3m or Road buffer requirement (if fronting road)
3-5 storeys 25m
6-35 storeys Setback to be increased by 1m beyond 25m for each storey height increase: eg
a 6 storey flat would be set back 26m;
and so on
36 storeys and above 56m
* Roof terrace, if proposed, shall be orientated to face away from the good class bungalows.
(p) Private Enclosed Space (PES)
A Private Enclosed Space refers to a semi-outdoor area adjacent to a strata unit. It forms part of
the private strata area of units which are sold to buyers.
All PES in non-landed residential developments, including executive condominiums, will be counted
as GFA under the 10% maximum bonus GFA allowed beyond the Master Plan (MP) stipulated
GPR.1
To qualify for the bonus GFA scheme, PES will need to comply with the guidelines in Figure 9 to
retain a semi-outdoor character. The structures must also comply with the relevant requirements
from technical agencies.
S/N Item Guideline

1 Covers a. Full covers over the entire PES can be allowed. To avoid ad-hoc
coverings of PES by individual owners downstream that could mar
the appearance of the development, PES covers that would blend
well with the overall design of the development are to be designed
upfront and approved as part of the development application
process.2 Developers can propose a single cover design, or a few
designs for the buyers to choose from.
b. However, developers will not need to install the entire cover. They
will only need to install a covering of 2m in width from the external
wall (see Figure 10) before selling the units, to ensure that basic
protection from killer litter is provided. Homeowners will be given the
flexibility and choice over the remaining cover for the rest of the PES,
as long as it is one of the approved designs. MCSTs can also use
these pre-approved designs to guide homeowners who wish to
extend their cover beyond the 2m.
2 Setback The PES must be situated outside the setback line, as the covers will
add to the bulk and massing of the building.
1
Applies only to developments approved by URA on or after 12 January 2013. PES of developments approved before
12 January 2013 do not count towards the developments GFA. For more information, please click here.
2
For developments which do not have pre-approved covers, please click here.
140
3 Site Coverage The PES will count towards the site coverage of the development.
4 PES enclosure or Any PES enclosure or fencing that defines the extent of the PES shall
fencing not exceed 1m in height as shown in Figure 5. This is to ensure the
open and semi-outdoor nature of the PES.
Figure 9: Guidelines for PES
Figure 10: PES Covering and PES Enclosure or Fencing
(q) Private Roof Terrace
A Private Roof Terrace refers to a semi-outdoor area located at the roof level of a strata unit. It
forms part of the private strata area of units which are sold to buyers.
All Private Roof Terraces in non-landed residential developments, including executive

condominiums, will be counted as GFA under the 10% maximum bonus GFA allowed beyond the
Master Plan (MP) stipulated GPR. 3
3
Applies only to developments approved by URA on or after 12 January 2013. Private Roof Terrace of developments
approved before 12 January 2013 do not count towards the developments GFA. For more information, please
click here.
4
141
To qualify for the bonus GFA scheme, Private Roof Terraces will need to comply with the guidelines
in Figure 11 to retain a semi-outdoor character. The structures must also comply with the relevant
requirements from technical agencies.
S/N Item Guideline

1 Location Private roof terraces are only allowed on the flat roof of a building.
Private roof terraces will not be allowed on top of the attic level.
2 Covers a. Coverings can be allowed on private RTs. To avoid ad-hoc

coverings of private RTs by individual owners downstream,
covers that would blend well with the overall design of the
development are to be designed upfront and approved as part of
the development application process.4 Developers can propose
a single cover design, or a few designs for the buyers to choose
from.
b. However, installation of the covers will be optional. Homeowners

can choose from one of the approved designs, should they wish
to cover the private RT subsequently. MCSTs can also use
install covers.
2 Height Control If the storey height control has If the storey height control has not
been maxed out been maxed out
Any covers on roof terrace floor The roof terrace will be taken to be
must be setback according to an additional storey. Covers will be
the 45 degree envelop taken allowed over the entire roof terrace
from the springing line. The floor. The overall height of the
structures also must not exceed development must also comply with
5m at any point, subject to the the technical height controls, where
technical height controls, where applicable.
applicable.
3 Structures within To retain the open and semi-outdoor nature of the RT, any structures
private roof must remain open-sided as viewed from the external faade.
terraces
Figure 11: Guidelines for Private Roof Terraces
Communal roof terraces are open to sky areas managed by the MCST which serve to provide
landscaping and communal facilities for residents in the development. There are not counted as
GFA. However, covered or enclosed features within these areas will be counted as GFA.
Back to Main
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6 CONDOMINIUM FLATS
CONDOMINIUM FLATS
1 Unlike flat developments, condominium housing requires a larger land area. Condominium
flats, too, form the bulk of medium to high density housing in Singapore. There are usually more
generous provision of communal and recreational facilities in condominium flats. The communal
facilities are under the common ownership of the residents and are provided for their enjoyment.
The residential units are only allowed strata subdivision.
2 In larger sites, the building height of condominium flats may vary among the various blocks
of flats. The development could comprise a mix of 4 storeys low-rise blocks and high-rise blocks of
30 storeys and above subject to the allowable height limit. For small sites, there could be only space
for one apartment block up to the allowable height, but with generous provision of communal and
recreational facilities.
LOCATION
3 Like other flats or apartments, condominium flats are allowed in mixed housing areas zoned
residential in the Master Plan or Development Guide Plans. They are not allowed in areas
designated for bungalow, semi-detached and mixed landed housing.
PARAMETERS
4 The parameters for condominium flats are:
(a) Site Area
(i) The minimum site area for a condominium development is 0.4ha. This is to ensure
that there is enough space to provide for communal and recreational facilities in a
luxurious green setting.
(ii) In addition, for all breakaway proposals from existing landed housing for either flat /
condominium or landed housing developments within non-safeguarded landed
housing areas, the aggregate land area for the left-behind plots must also satisfy the
minimum plot size of 1,000sqm.
(iii) The actual parcellation and configuration of the redevelopment proposals will
continue to be left to private negotiation between the land owners concerned as long
as the guidelines on minimum plot size in Para (ii) and other prevailing development
control guidelines are met.
(b) Site Coverage
Site coverage is a measurement of the footprint of all buildings expressed as a percentage of the
nett site area. It is an indication of how much the site has been built on. The maximum site coverage
allowed for condominium development is 40% (including covered car parks).
(c) Communal Open Space (COS)

There is no Communal Open Space (COS) requirement for condominium developments.

To preserve Singapores image as a garden city, a 2m-wide (minimum) green planting strip is to be
provided along all sides of the development site boundary except where it fronts a public road: in
143
which case, the relevant green buffer requirement shall be provided. The planting strip for tree
planting purpose should be continuous (except where an access road is required), and shall be free
of encroachment from structures such as boundary wall/ retaining wall, drains and ventpipes.
Where planting strips are to be provided, these should be clearly annotated as tree planting strips in
all submission plans to Development Control.
The 2m planting strips and green buffers which form part of the communal greenery provision within
the development should not contain any Private Enclosed Spaces (PES). Greenery within the 2m
planting strips and green buffers can be better achieved if they are maintained by the Management
Corporations as communal spaces.

All developments fronting a road in Singapore must observe a certain green buffer distance and
building setback distance from the road. The buffer requirement depends on the hierarchy of the
road, type of the development and the building height. For residential developments, the buffer
varies from 7.5m to 30m wide. (See Figure 2: Buffer Requirements for residential Developments in
Part 1 Flats). The green buffer (ranging from 3.0m for minor road to 5,0m from expressway) fronting
the road shall be free of encroachment from structures such as boundary wall/retaining wall, drains
and ventpipes.
A new objective-based guideline has been introduced to allow greater design flexibility and to
safeguard the intentions of the buffer requirements.
Although the green buffer is meant for tree planting and turfing only, some minor ancillary structures
are allowed for functional reasons. Applicant can choose to either apply the prescriptive guidelines
or the objective-based guidelines if the structures proposed are not on the prescriptive list. For
details of the objective-based guidelines, please see "Figure 20: Objective-based Guidelines on
Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries" in
Part 2 General Considerations. (To be administered by NPARKS with effect from 1 August 2005.
Please refer to NPARKS Circular: https://www.nparks.gov.sg/~/media/nparks-real-content/partner-
requirements/3circular190705.pdf?la=en)
For the types of ancillary structures located within the physical buffer or building setback, the new
objective-based guidelines replace the prescriptive guidelines. Such ancillary structures can be
allowed as long as the objectives and performance criteria are met. For details of the guidelines,
please see "Figure 20: Objective-based Guidelines on Minor Ancillary Structures within the Physical
Buffer and The Building Setback Area" in Part 2 General Considerations.
(f) Boundary Clearances

The setback controls of buildings from public roads are determined by the road buffer only
(see Figure 1a). Where a development site fronts two or more roads (e.g. corner site,
sandwich site. See Figure 1b for a few possible configurations), the buffer requirements from
the roads will be applied to all boundaries fronting the roads.
144
The setback requirements from the common boundaries for condominiums are in Figure 1a.
(iii) Incremental Setback per Storey

The taller the block, the greater the requisite setback. For condominiums beyond 36 storeys,
the setback requirement is capped at the same setback as for a 36-storey residential
building.
(iv) Using Drainage Reserve/Open Space to Offset Requisite Setback

Further reduction of setback through the use of drainage reserve/ open space is not
permitted.
145
Figure 1a: Setback Requirement for Flats and Condominiums
STOREY HEIGHT SETBACK FROM SETBACK FROM COMMON BOUNDARIES

PUBLIC ROAD FOR (IN METRES)
FLATS AND
FLATS CONDOMINIUMS
CONDOMINIUMS
(IN METRES)
1 3.0 3.0
2 3.0 3.0
3 3.0 3.4
4 3.0 3.8
5 3.3 4.7
6 3.6 5.5
7 3.9 6.4
8 4.2 7.2
9 4.5 8.0
10 4.8 8.7
11 5.1 9.0
12 5.4 9.2
Road buffer requirement
13 5.7 9.5
14 6.0 9.8
15 6.3 10.1
16 6.6 10.3
17 6.9 10.6
18 7.2 10.8
19 7.5 11.1
20 7.8 11.3
21 8.1 11.6
22 8.4 11.8
23 8.7 12.1
24 9.0 12.4
25 9.3 12.7
26 9.6 12.9
27 9.9 13.2
28 10.2 13.4
29 10.5 13.7
30 10.8 14.0
31 11.1 14.2
32 11.4 14.5
33 11.7 14.7
34 12.0 15.0
35 12.3 15.2
36 and above 12.6 15.5
NOTE:
Bay window, which is a cantilevered window with a maximum projection of 500mm and raised at least 500mm above the ground can be
allowed within the setback distance. The width of the bay window shall not exceed the length of 1 normal residential structure bay.
146
Figure 1b: Examples of Development Sites Fronting 2 or More Roads
(g) Maximum number of Dwelling Units (DUs) for flat and condominium developments
Within the Central Area (see Map 1)

(i). For flat and condominium developments within GPR 1.4 and other low-density residential
estates that are within the Central Area, the maximum number of allowable Dwelling Units
(DUs) per residential development will be determined based on the following formula:

70 sqm
* Excludes bonus GFA. If the proposal is for a mixed development, this will refer to the
proposed GFA for the residential component, excluding bonus GFA
147
(ii). The cap will also apply be applicable to the residential component of mixed-use
developments (e.g. Residential with 1st Sty Commercial or Commercial & Residential
developments) within these GPR 1.4 and other low-density residential estates.
Outside the Central Area
(iii). For all flat and condominium developments outside the Central Area, excluding the
residential estates shown in Maps 2-5, the maximum number of allowable Dwelling Units
(DUs) per residential development will be determined based on the following formula:

70 sqm
(iv). For all flat and condominium developments in the Telok Kurau, Kovan, Joo Chiat and Jalan
Eunos estates (see Maps 2-5), a more stringent DU guide based on the road capacity of the
estate will be used. The maximum number of allowable DUs for flat and condominium
developments within these estates will be determined based on the following formula:

100 sqm
148
Map 1: Central Area Map
149
Map 2: Telok Kurau Residential Estate
150
Map 3: Kovan Residential Estate
151
Map 4: Joo Chiat Residential Estate
152
Map 5: Jalan Eunos Residential Estate
(h) Landscape Deck

Landscape decks can be now be allowed within residential flat and condominium developments,
subject to compliance with locational criteria. Landscape decks are essentially raised platform,
partially covered with earthfill, to give an impression of a sunken basement. Uses such as car parks
can be tucked beneath it.
Landscape decks allow for additional communal greenery and facilities, thus enhancing the identity
of the development. Being an alternative building form, it is an option for developers to consider, as
opposed to building fully submerged basement car parks or multi-storey car parks.
As the landscape decks are not meant to replace the current mandatory greenery provision of the
2m planting strips and green buffers, the deck structures are not to encroach onto these areas. For
153
details of the landscape deck guidelines, please see Figure 21: Guidelines for Landscape Deck in
Residential Flat & Condominium Developments in Part 1 General Considerations.
(i) Spacing between Buildings

Currently, there is no specific guideline on building spacing. However, SIA, REDAS, SIP and URA
(j) Building Orientation

For a building of a certain storey height, the requisite setback is the same, regardless of whether the
facade has a bedroom facing, a living room facing or a blank wall (see example in Figure 1c).
Figure 1c: Revised Setback Standards for a 4-storey Condominium Development
(k) Storey Height

Condominium developments vary in height. In general, condominium flats are high rise unless there
are urban design and/or technical constraints or special requirements affecting the site. The
allowable building heights are available in the Development Guide Plans.
(l) Floor-to-Floor Height

The floor-to-floor height control for flats and condominium developments is as follows:
STOREY GPR 1.4 SITES GPR 1.6 AND ABOVE SITES
ST
1 STOREY 5.0m 5.0m
TOP STOREY 3.6m 5.0m
SKY TERRACE
3.6m 5.0m
STOREY*
NOTE:
A sky terrace floor is a storey where the sky terrace areas within the 45-degree line occupy at least 60% of the floor plate. Only such sky
terrace floors will be allowed a 5.0m floor-to-floor height. Otherwise, 3.6m will apply.
154
Variation to the floor-to-floor height of each storey can be allowed, subject to the overall absolute
height being maintained (see Figure 2a for illustration). If allowed, the overall building height (in
metres) must comply with the control in relation to the proposed number of storeys.
If any floor is used as a sky terrace floor, a floor-to-floor height of 5.0m is allowed. However, if the
proposed sky terrace floor is less than 5.0m, the unused height cannot be transferred to other
floors (see Figure 2b for illustration).
For residential development sites proposed on GPR 1.4 sites in the 2008 Master Plan, the floor-to-
floor height control for the 1st storey is 5.0m. All other floors are 3.6m. If any floor is used as a sky
terrace floor, and a higher floor-to-floor height beyond 3.6m is required, it will be evaluated on a
case-by-case basis.
Figure 2a: Example of Floor-to-Floor Height Control and the Overall Allowable Height
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Figure 2b: Example of Floor-to-Floor Height Control Whereby Unused Height from Sky
Terrace Floors Cannot be Transferred to Other Floors
(m) Setbacks for Multi-storey Car Parks

The setback distance for multi-storey car park building from the property/ boundary line or road
reserve line is as shown in Figure 3.
Figure 3: Setbacks for Multi - Storey Car park (MSCP)
setback from road road buffer requirement

Setback from property boundary 6m (minimum) for MSCP with 4.5m (minimum) for MSCP with no
openings at the facade openings at the facade*
Setback from property boundary 4.5m (minimum)
fronting open areas (i.e. open
space, drainage reserve of width
>6m)
NOTE :
* Solid wall with no opening at the facade
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights)
156
standalone building (see Figure 3a). This relaxation will be assessed based on the merits of the
proposal i.e. based on the height and length of the multi-storey car park building and its impact on
the surrounding environment. It will apply if the proposal demonstrates that the integration of the
MSCP with the residential tower block and results in a better designed development that will benefit
the environment.
Figure 3a
(n) Building Length

Currently, there is no specific guideline on building length. However, SIA, REDAS, SIP and URA
(o) Setback of Condominiums from Good Class Bungalow Areas (GCBA)

(i) The minimum setback of condominiums from Good Class Bungalow Areas (GCBA)
are in Figure 4.
157
Figure 4: Setback of Flats and Condominiums from Good Class Bungalow Areas (GCBA)
STOREY HEIGHT MINIMUM SETBACK FROM GCBA

BOUNDARY
1-2 storeys* 3m or road buffer requirement (if fronting road)
3-5 storeys 25m
6-35 storeys setback to be increased by 1m beyond 25m for
each storey height increase: eg
and so on
(p) Development on Sites Separated by Road or Canal

If a site is physically separated by a proposed or existing public road or canal, the resultant
separated sites should each have a separate independent development, each with its own
amenities. Each site will be treated as an independent development for compliance with the
development control guidelines.
(q) Development involving 2 or more Contiguous Lots

Where the development is on contiguous lots and the design and layout are intended as a single
development, amalgamation of the plots under one lot number is required. Where there are existing
contiguous odd lots of State land which cannot be meaningfully developed on their own, the
developers may be advised to apply to the Land Office to have them amalgamated with the
development site.
(r) Private Enclosed Space (PES)

A Private Enclosed Space refers to a semi-outdoor area adjacent to a strata unit. It forms part of
the private strata area of units which are sold to buyers.
All PES in non-landed residential developments, including executive condominiums, will be counted
as GFA under the 10% maximum bonus GFA allowed beyond the Master Plan (MP) stipulated
GPR.1
To qualify for the bonus GFA scheme, PES will need to comply with the guidelines in Figure 5 to
retain a semi-outdoor character. The structures must also comply with the relevant requirements
from technical agencies.
S/N Item Guideline
1 Covers a. Full covers over the entire PES can be allowed. To avoid ad-hoc
coverings of PES by individual owners downstream that could
mar the appearance of the development, PES covers that would
blend well with the overall design of the development are to be
1
Applies only to developments approved by URA on or after 12 January 2013. PES of developments approved before
12 January 2013 do not count towards the developments GFA. For more information, please click here.
2
158
designed upfront and approved as part of the development
application process.2 Developers can propose a single cover
design, or a few designs for the buyers to choose from.
b. However, developers will not need to install the entire cover.

They will only need to install a covering of 2m in width from the
external wall (see Figure 6) before selling the units, to ensure
that basic protection from killer litter is provided. Homeowners
will be given the flexibility and choice over the remaining cover
for the rest of the PES, as long as it is one of the approved
designs. MCSTs can also use these pre-approved designs to
guide homeowners who wish to extend their cover beyond the
2m.
2 Setback The PES must be situated outside the setback line, as the covers will
add to the bulk and massing of the building.
3 Site Coverage The PES will count towards the site coverage of the development.
4 PES enclosure or Any PES enclosure or fencing that defines the extent of the PES shall
fencing not exceed 1m in height as shown in Figure 5. This is to ensure the
open and semi-outdoor nature of the PES.
Figure 5: Guidelines for PES
Figure 6: PES Covering and PES Enclosure or Fencing
(s) Private Roof Terrace
A Private Roof Terrace refers to a semi-outdoor area located at the roof level of a strata unit. It
forms part of the private strata area of units which are sold to buyers.
159
All Private Roof Terraces in non-landed residential developments, including executive
condominiums, will be counted as GFA under the 10% maximum bonus GFA allowed beyond the
Master Plan (MP) stipulated GPR.3
To qualify for the bonus GFA scheme, Private Roof Terraces will need to comply with the guidelines
in Figure 7 to retain a semi-outdoor character. The structures must also comply with the relevant
requirements from technical agencies.
S/N Item Guideline
1 Location Private roof terraces are only allowed on the flat roof of a building.
Private roof terraces will not be allowed on top of the attic level.
2 Covers a. Coverings can be allowed on private RTs. To avoid ad-hoc

coverings of private RTs by individual owners downstream,
covers that would blend well with the overall design of the
development are to be designed upfront and approved as part of
the development application process.4 Developers can propose
a single cover design, or a few designs for the buyers to choose
from.
b. However, installation of the covers will be optional. Homeowners

can choose from one of the approved designs, should they wish
to cover the private RT subsequently. MCSTs can also use
install covers.
2 Height Control If the storey height control has If the storey height control has not
been maxed out been maxed out
Any covers on roof terrace floor The roof terrace will be taken to be
must be setback according to an additional storey. Covers will be
the 45 degree envelop taken allowed over the entire roof terrace
from the springing line. The floor. The overall height of the
structures also must not exceed development must also comply with
5m at any point, subject to the the technical height controls, where
technical height controls, where applicable.
applicable.
3 Structures within To retain the open and semi-outdoor nature of the RT, any structures
private roof must remain open-sided as viewed from the external faade.
terraces
Figure 7: Guidelines for Private Roof Terraces
3
Applies only to developments approved by URA on or after 12 January 2013. Private Roof Terrace of developments
approved before 12 January 2013 do not count towards the developments GFA. For more information, please
click here.
4
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Communal roof terraces are open to sky areas managed by the MCST which serve to provide
landscaping and communal facilities for residents in the development. There are not counted as
GFA. However, covered or enclosed features within these areas will be counted as GFA.
MANAGEMENT CORPORATION OFFICE

5 The management corporation office should form part of the common property in the
development. No strata subdivision as a separate strata unit will be allowed.
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161
PART 2 THE GUIDELINES AT A GLANCE
1 LANDED HOUSING
New erection or reconstruction of landed houses will be subject to the Envelope Control guidelines.
Addition & Alteration works to existing landed houses will continue to be evaluated under the
conventional landed housing guidelines. Please refer to the Residential handbook Landed Housing
paras 7 to 10 for details of the Envelope Control guidelines.
Land Title: Landed Housing
TYPE MINIMUM MINIMUM MINIMUM BUILDING SETBACK BOUNDARY

PLOT WIDTH (M) DEPTH (M) COVERAGE CONTROL CLEARANCE
SIZE(M) (M) FOR ROOF
EAVES (M)
2 3
DETACHED 400 10 No control 40% Front : 7.5 Front Patio : 2.4
st nd 3
>800 40% For 1 & 2 Car porch : 2.4
<800 45% (only in 2- storey, Side/ Rear : 1
storey mixed Side/Rear : 2
rd
landed and semi- For 3 storey,
5
detached housing Side/Rear : 3
areas)
2 3
GOOD 1400 18.5 30 35% Front : 7.5 Front patio : 5.1
3
CLASS Side : 3 Car porch : 2.4
BUNGALOW Rear : 3 Side/Rear : 1.6
NOTES:
2 Applicable to sites fronting category 3 to 5 road. For sites fronting a category 2 road, the front setback would be according to the buffer
requirements.
3 Applicable to sites fronting category 3 to 5 road.
5 Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback.
OTHER PLANNING REQUIREMENTS FOR LANDED (WITH LAND TITLE ) HOUSING
a) Areas under roof eaves and sun shading devices are not included in GFA and site coverage if these
features are within 2.0m wide and comply with the requisite conditions. Where the features project
beyond the 2.0m control, the exemption is measured inwards from the edge of the roof eaves. The
excess area is treated as GFA and site coverage.
b) Sun shading fins and all structural projection beyond the external walls, where these walls just
comply with or do not meet the minimum setback requirements, should not exceed 500mm in depth.
c) Retaining walls should be =< 1.0m in height. Retaining wall > 1.0m should be terraced at minimum
300mm apart
d) Boundary walls should be =< 1.8m in height. The total height of the boundary wall and the retaining
wall should not be more than 2.8m.
162
e) Bay window
i) Setback: A bay window is a cantilevered window, and can be allowed within the 7.5m front setback
rd
distance* and 3 storey rear and side setbacks (max 500mm protrusion into the setback distance) if it
is raised at least 500mm above the floor slab.
For landed housing under the Envelope Control guidelines, bay windows are not allowed within the
2m rear & side setback of the 1st, 2nd and 3rd storeys.
ii) From 1 Jan 2009, bay windows in all development types will be counted as GFA, regardless of
dimensions and materials.
f) Car porch roof can be used as an open balcony or garden and it is to remain as an open-to-sky and
unenclosed area. Only the following minor works are allowed on the car porch roof:
(i) A maximum 1.0m high parapet wall around the perimeter of the car porch roof. The parapet wall shall
be constructed of material that accords visual porosity, e.g. tempered glass and railing.
(ii) A maximum 1m wide sun shading canopy, cantilevered from the building wall to provide weather
protection over the openings to the car porch roof.
(iii) Planters for landscaping
(iv) For semi-detached and terrace houses only, where one side of the car porch abuts the neighbours
boundary, a 1.8m high light-weight screen wall shall be built along the common boundary of the car
porch roof to provide the neighbour with some privacy, unless the adjoining neighbour agrees to do
without the screen wall. Examples of light-weight screen include angled louvers or slanted vertical
panels.
* For a house with an existing deficient front setback, there shall be a minimum absolute 2.4m setback distance
provided from the front boundary. The setback is measured from the boundary of the external wall/glass of the
bay window.
163
Land Title: Landed Housing
TYPE MINIMUM MINIMUM MINIMUM BUILDING SETBACK BOUNDARY

PLOT SIZE WIDTH (M) DEPTH (M) COVERAGE CONTROL (M) CLEARANCE
2
(M ) FOR ROOF
EAVES (M)
2 3
SEMI 200 8 No control No control Front : 7.5 Front patio: 2.4
st nd 3
DETACHED & For 1 & 2 Car porch: 2.4
CORNER storey, Side/Rear: 1
TERRACE-I Side/Rear : 2
rd
For 3 storey,
5
Side/Rear : 3
2 3
BACK-TO-BACK 200 10 No control No control Front : 7.5 Front patio: 2.4
st nd 3
SEMI- For 1 & 2 Car porch: 2.4
DETACHED storey, Side/Rear: 1
Side/Rear : 2
rd
For 3 storey,
5
Side/Rear : 3
2 3
TERRACE-I 150 6 No control No control Front : 7.5 Front patio: 2.4
3
INTERMEDIATE Rear : Car porch: 2.4
st nd
For 1 & 2 Rear: 1
storey : 2
rd 5
3 Storey: 3
TERRACE-II 80 6 No control No control Front : 2 (fixed) 1m from all
INTERMEDIATE Rear : 2 boundaries
(including public
road)
CORNER 80 8 No control No control Front : 2 (fixed) 1m from all
TERRACE-II Side : 2 boundaries
Rear : 2 (including public
road)
NOTES:
2 Applicable to sites fronting category 3 to 5 road. For sites fronting a category 2 road, the front setback would be according to the buffer
requirements.
3 Applicable to sites fronting category 3 to 5 road.
5 Landed housing under the Envelope Control guidelines will be subject to 2m rear and side setback.
OTHER PLANNING REQUIREMENTS FOR LANDED (WITH LAND TITLE) HOUSING
a) Areas under roof eaves and sun shading devices are not included in GFA and site coverage if these
features are within 2.0m wide and comply with the requisite conditions. Where the features project
beyond the 2.0m control, the exemption is measured inwards from the edge of the roof eaves. The
excess area is treated as GFA and site coverage.
b) Sun shading fins and all structural projection beyond the external walls, where these walls just
comply with or do not meet the minimum setback requirements, should not exceed 500mm in depth.
c) Retaining walls should be =< 1.0m in height. Retaining wall > 1.0m should be terraced at minimum
300mm apart
164
d) Boundary walls should be =< 1.8m in height. The total height of the boundary wall and the retaining
wall should not be more than 2.8m.
e) Bay window
i) Setback: A bay window is a cantilevered window, and can be allowed within the 7.5m front
rd
setback distance* and 3 storey rear and side setbacks (max 500mm protrusion into the
setback distance) if it is raised at least 500mm above the floor slab.
For landed housing under the Envelope Control guidelines, bay windows are not allowed
within the 2m rear & side setback of the 1st, 2nd and 3rd storeys.
ii) From 1 Jan 2009, bay windows in all development types will be counted as GFA, regardless
of dimensions and materials.
* For a house with an existing deficient front setback, there shall be a minimum absolute 2.4m setback distance
provided from the front boundary. The setback is measured from the boundary of the external wall/glass of the
bay window.
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165
2 STRATA LANDED HOUSING

New erection or reconstruction of landed houses will be subject to the Envelope Control guidelines.
Addition & Alteration works to existing landed houses will continue to be evaluated under the
conventional landed housing guidelines. Please refer to the Residential handbook Landed Housing
paras 7 to 10 for details of the Envelope Control guidelines.
Landed - Strata Title: Strata detached houses (bungalows); Strata semi-detached houses;
Strata terrace houses; Mixed strata landed housing
PLOT BUILDING SITE COMMUNAL OPEN SPACE(COS) & SETBACK

RATIO HEIGHT COVERAGE ON-GROUND GREENERY
Resultant 2 or 3 Outside GCBA: 45% (minimum) of the nett site area From Public Road buffer
storeys 40% (maximum) Road (see below)
Of the 45%, 25% (minimum) must be
From Property 3m
Within GCBA: set aside for on-ground greenery
Boundary
35% (maximum)
From GCBA 1-2 storeys:
3m or road
buffer (if
fronting road)
3 storeys:
25m
ROAD BUFFER REQUIREMENTS

Category 1: Category 2: Category 3: Category 4: Category 5:
Expressway Major Arterial (A) Major Arterial (B) Other Major Roads Minor Roads
/Slip Roads /Slip Roads
24m 12m 7.5m 7.5m 7.5m
(5m green) plus (5m green) plus (3m green) plus (3m green) plus (3m green) plus
(19m physical) (7m physical) (4.5m physical ) (4.5m physical ) (4.5m physical)
DEFINITION:
Strata landed housing is a low-density residential development with communal facilities. It uses the strata title arrangement to define the
extent of private and communal areas. No condominium status. This treatment is applicable to both developments comprising entirely of
strata landed housing as well as developments consisting a mix of strata landed housing and apartment units.
OTHER IMPORTANT NOTES

1 Provision of 2m green planting strip along the periphery of the site or green buffer along public roads.
2 Minimum number of units for strata terrace housing = 3.
3 Minimum building footprint with ground contact of each strata unit = 50 m 2 . The upper storeys and basement of each strata unit
are not to be subdivided into separate strata units.
4 Floor-to-floor height*:
1st storey = 4.5m
Upper storey = 3.6m
*The floor to floor height control is not applicable to strata landed housing subject to the Envelope Control guidelines.
5 Multiple accesses from public roads are not allowed. No strata unit to have direct vehicular access to/from public roads.
6 Each strata unit can have up to 2 private car park lots. These must be contiguous with the respective strata unit and capable of
forming into a single strata lot.
7 Commercial uses are not allowed.
8 Maximum number of strata units allowable8[1]:
8[1]
Notwithstanding these guidelines, should a strata landed housing development be proposed in an area with localised problems (e.g.
severe infrastructural capacity issues), URA may impose tighter requirements including restricting the number of allowable units
further in consultation with other agencies.
166
Type of strata landed housing Formulae to calculate maximum number of DUs allowed9[2]
developments
Outside GCBAs 40% of site area
Y
Where Y = Typical footprint for the relevant conventional landed housing

form10[3]
Within GCBAs 35% of site area

Y
Where Y = Typical footprint for a Good Class Bungalow2
Mixed strata landed housing (B x Y) + (SD x Y) + (T x Y) 40% of site area

developments comprising more
than one housing form (e.g. a mix of Where B = Number of detached housing units
terrace, semi-detached and SD = Number of semi-detached housing units
detached housing units) outside
GCBAs T = Number of terrace housing units
Y = Typical footprint for the relevant conventional landed
housing form2
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9[2]
The number of units will be rounded down to the nearest round figure.
10[3]
The typical footprint of the various conventional landed housing forms is 100 m 2 for terrace and semi-detached housing, 200 m 2 for
detached housing, and 500 m2 for Good Class Bungalows.
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3 FLATS AND SERVICED APARTMENTS
Non - Condominium: Flats & Serviced Apartments
PLOT RATIO BUILDING HEGHT SITE COVERAGE BUILDING SETBACK

Master Plan control Master Plan control 40% (maximum) From Common Refer to Chart 1
Boundaries below
From Public Road Road buffer
requirements
Setback for Multi- Refer to Chart 2
Storey Car Park below
Setback for flats from Refer to Chart 3
GCBA below
BUFFER REQUIREMENTS
BUILDING Category 1 : Category 2 : Category 3 : Category 4 : Category 5 :
HEIGHTS Expressway Major Arterial (A) Major Arterial (B) Other Major Minor Roads
Roads
Up to 5 storeys 24m 12m 7.5m 7.5m 7.5m
(5m green) plus (5m green) plus (3m green) plus (3m green) plus (3m green) plus
(19m physical) (7m physical) (4.5m physical) (4.5m physical) (4.5m physical)
6 storeys or 30m 15m 10m
above (5m green) plus (5m green) plus (3m green) plus
(25m physical) (10m physical) (7m physical)
NOTES:
1) Provision of 2m green planting strip along the periphery of the site.
2) Bay Window.
a) From 1 Jan 2009, bay windows in all development types will be counted as GFA regardless of dimensions and
materials.
b) A maximum projection of 500mm is allowed within the minimum setback distance from all boundaries.
168
Chart 1: Setback Requirements for Flats and Condominiums
STOREY HEIGHT REVISED SETBACK SETBACK FROM COMMON BOUNDARIES ( in
FROM PUBLIC ROAD metres )
FOR FLATS AND
FLATS CONDOMINIUMS
CONDOMINIUMS ( in
metres )
1 3.0 3.0
2 3.0 3.0
3 3.0 3.4
4 3.0 3.8
5 3.3 4.7
6 3.6 5.5
7 3.9 6.4
8 4.2 7.2
9 4.5 8.0
10 4.8 8.7
11 5.1 9.0
12 5.4 9.2
13 5.7 9.5
14 6.0 9.8
15 6.3 10.1
16 6.6 10.3
17 6.9 10.6
18 7.2 10.8
19 7.5 11.1
20 7.8 11.3
21 8.1 11.6
22 8.4 11.8
23 8.7 12.1
24 9.0 12.4
25 9.3 12.7
26 9.6 12.9
27 9.9 13.2
28 10.2 13.4
29 10.5 13.7
30 10.8 14.0
31 11.1 14.2
32 11.4 14.5
33 11.7 14.7
34 12.0 15.0
35 12.3 15.2
36 and above 12.6 15.5
NOTE:
169
Chart 2: Setbacks for Multi - Storey Car Park (MSCP)
SETBACKS FOR MULTI-STOREY CAR PARK(MSCP)

Setback from road Road buffer requirement.
fronting open areas (ie open
>6m)
NOTE:
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.
standalone building (see Figures A6-a and A6-b). This relaxation will be assessed based on the
merits of the proposal i.e. based on the height and length of the multi-storey car park building and
its impact on the surrounding environment. It will apply if the proposal demonstrates that the
integration of the MSCP with the residential tower block and results in a better designed
development that will benefit the environment.
Figure A6-a
170
Figure A6-b
Chart 3: Setbacks of Flats and Condominiums from Good Class Bungalow Areas

1-2 storeys* 3m or road buffer requirement (if fronting road)*
3-5 storeys 25m
6-35 storeys Setback to be increased by 1m beyond 25m for each storey height
increase: eg
a 6 storey flat would be setback 26m;
and so on.
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171
4 CONDOMINIUM FLATS
Condominium Flats Developments
PLOT RATIO BUILDING HEGHT SITE COVERAGE BUILDING SETBACK

Master Plan Master Plan 40% (maximum) From Common Refer to Chart 1
control control Boundaries below
From Public Road buffer
Road requirement
Setback for Multi- Refer to Chart 2
Storey Car Park below
Setback from Refer to Chart 3
GCBA below
BUFFER REQUIREMENTS
BUILDING Category 1 : Category 2 : Category 3 : Category 4 : Category 5 :
HEIGHTS Expressway Major Arterial Major Arterial Other Major Minor Roads
(A) (B) Roads /Slip /Slip Roads
Roads
Up to 5 24m 12m 7.5m 7.5m 7.5m
storeys (5m green) (5m green) (3m green) (3m green) (3m green)
plus (19m plus (7m plus (4.5m plus (4.5m plus (4.5m
physical) physical) physical) physical) physical)
6 storeys or 30m 15m 10m
above (5m green) (5m green) (3m green)
plus (25m plus (10m plus (7m
physical) physical) physical)
NOTES:
1) Provision of 2m green planting strip along the periphery of the site.
2) Bay Window.
a) From 1 Jan 2009, bay windows in all development types will be counted as GFA regardless of dimensions and
materials.
b) A maximum projection of 500mm is allowed within the minimum setback distance from all boundaries.
172
Chart 1: Setback Requirements for Flats and Condominiums
STOREY HEIGHT REVISED SETBACK SETBACK FROM COMMON BOUNDARIES ( in

FROM PUBLIC ROAD metres )
FOR FLATS AND
FLATS CONDOMINIUMS
CONDOMINIUMS ( in
metres )
1 3.0 3.0
2 3.0 3.0
3 3.0 3.4
4 3.0 3.8
5 3.3 4.7
6 3.6 5.5
7 3.9 6.4
8 4.2 7.2
9 4.5 8.0
10 4.8 8.7
11 5.1 9.0
12 5.4 9.2
13 5.7 9.5
14 6.0 9.8
15 6.3 10.1
16 6.6 10.3
17 6.9 10.6
18 7.2 10.8
19 7.5 11.1
20 7.8 11.3
21 8.1 11.6
22 8.4 11.8
23 8.7 12.1
24 9.0 12.4
25 9.3 12.7
26 9.6 12.9
27 9.9 13.2
28 10.2 13.4
29 10.5 13.7
30 10.8 14.0
31 11.1 14.2
32 11.4 14.5
33 11.7 14.7
34 12.0 15.0
35 12.3 15.2
36 and above 12.6 15.5
NOTE:
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Chart 2: Setbacks for Multi - Storey Car Park (MSCP)
SETBACKS FOR MULTI-STOREY CAR PARK(MSCP)

Setback from road Road buffer requirement.
fronting open areas (ie open
>6m)
NOTE:
(lesser setback as adjoining developments will not be affected in terms of noise, fumes, or car headlights.
standalone building (see Figures A6-a and A6-b). This relaxation will be assessed based on the
merits of the proposal i.e. based on the height and length of the multi-storey car park building and
its impact on the surrounding environment. It will apply if the proposal demonstrates that the
integration of the MSCP with the residential tower block and results in a better designed
development that will benefit the environment.
Figure A6-a
174
Figure A6-b
Chart 3: Setbacks of Flats and Condominiums from Good Class Bungalow Areas

1-2 storeys* 3m or road buffer requirement (if fronting road)*
3-5 storeys 25m
6-35 storeys Setback to be increased by 1m beyond 25m for each storey height
increase: eg
and so on.
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5 GEYLANG URBAN DESIGN GUIDELINES (GUDG)
1 The objective of the GUDG is to guide development works within the area bounded by Sims
Avenue, Paya Lebar Road, Sims Way and Guillemard Road and create a consistent
streetscape. See Figure 1 for the boundary where the GUDG applies.
2 The design guidelines are stipulated in terms of the main street block and the inner street
block. The main street block refers to developments along Geylang Road, Sims Avenue and
Guillemard Road, while the inner street block refers to the remaining developments along
the lorongs within the GUDG boundary.
PARAMETERS
3 The following parameters apply:
(a) Building Form

(i) Buildings within the GUDG area shall be party wall developments.
(ii) For developments along the main street block, the full party wall is to be
provided.
(iii) For developments in the inner street block, a minimum depth of 4.0m full
height party wall is required. The 4.0m party wall shall begin exactly at the
front setback.
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(iv) There shall be no openings along the common party wall.
(b) Minimum Plot Size

(i) New developments within the GUDG area, except for institution
developments, are required to meet a minimum plot size of 600sqm to
facilitate better communal spaces and car parking facilities.
(ii) The aggregate land area of the left behind plots must also meet the minimum
plot size of 600sqm before any redevelopment can be approved. This is to
ensure that the development potential and quality of left behind plots will not
be compromised.
(iii) Any infill plots with site areas of less than 600sqm, which are sited between
two existing developments which have been redeveloped, will be assessed
on a case-by-case basis.
(c) Storey Height & Overall Building Height

(i) For developments along the main street block, the storey height control is at
5-storeys. The overall building height, excluding the attic, is not to exceed
18m (See Figure 2A).
(ii) For developments along the inner street blocks, the storey height control is at
8-storeys. The overall building height, excluding the attic, is not to exceed
26m (See Figure 2B).
(iii) The overall building height is to be measured from the minimum platform
level stipulated by the PUB.
(d) Setback
Main Street block (see Figure 2A)
(i) The front faades of the buildings, except for residential & institutional
developments along Guillemard Road, are required to abut the road reserve
line/service road exactly.
(ii) Residential & institutional developments along Guillemard Road are to be set
back exactly 3.0m from the road reserve line/ service road at the front of the
building.
(iii) The rear faades of the buildings are allowed to abut the road reserve line/
service road.
Inner Street blocks (see Figure 2B)

(i) The front facades of the building are to be set back exactly 3.0m from the
road reserve line. A 2m green buffer for tree planting is to be provided within
the 3.0msetback area.
(ii) For sites along Lorong 22 and Aljunied Road, the front faades of the
buildings are to be setback by exactly 7.5m from the road reserve line. A 3m
green buffer for tree planting is to be provided within the 7.5m setback area.
For sites along the eastern side of Lorong 27A, the front facades of the
buildings are allowed to abut the road reserve line.
(iii) The exact front setback requirement is to ensure a consistent alignment of the
front building facade.
(iv) The rear setback shall be 1.0m (minimum) from the road reserve line of any
rear service road/back lane, or 4.0m from the common boundary line where
there is no rear service road/ back lane.
177
(e) Vehicular Access
Vehicular access to the developments, including the car park and service areas (e.g.
bin centre) shall be taken from the rear service road. Vehicular access from the front
of the developments is discouraged.
(f) Covered Walkway

(i) For developments along the main street blocks and on the eastern side of
Lorong 27A, a covered walkway of 3.0m width is to be provided along the
front of the building to open out onto the open walkway within the adjacent
Road Reserve.
(ii) Where columns are provided, the internal clear width of the covered
walkways is to at least2.4m.
(iii) Covered walkways need not be provided for full residential & institutional
developments along Guillemard Road, nor for other developments along the
inner street blocks.
(g) Roof
The roof form is to be determined on individual merits. Attics can be permitted,
provided they comply with the prevailing attic guidelines.
SUMMARY OF GEYLANG URBAN DESIGN GUIDELINES (GUDG)

MAIN STREET BLOCK INNER STREET BLOCK
DESCRIPTION/ Design Controls for redevelopment Design Controls for redevelopment

proposals along the lorongs within
LOCATION proposals along Geylang Road, Sims the inner street blocks
Avenue and Guillemard Road
BUILDING HEIGHT The overall height of the development, The overall height of the
excluding the attic, should not exceed 5 development, excluding the attic,
storeys and an overall building height of should not exceed 8 storeys and
18.0m. an overall building height of 26.0m
The overall height of the building is to be measured from the minimum platform
level stipulated by PUB.
SETBACK Front Front
To about road reserve line/service road For inner Lorongs

except for residential & institutional
3.0m from road reserve (including
developments along 2.0m green buffer for tree
planting).
Guillemard Road
For Lorong 22/Aljunied Road
7.5m from road reserve (including

3.0m green buffer for tree planting)
178
MAIN STREET BLOCK INNER STREET BLOCK
Rear Rear
To abut rear service road. The rear building line is to be taken

either from the rear boundary line
or the road reserve line where
applicable.
Minimum setback:
With back lane: 1.0m
Without back lane: 4.0m
COVERED WALKWAY A 3.0m-wide covered walkway, is to be Not required, except for along the
provided along the front of the building with eastern street block of Lorong 27A.
column expressed. Not required for full This will follow the guidelines
residential & institutional developments indicated for the main street block.
along Guillemard Road.
OTHER REQUIREMENTS
BUILDING FORM Buildings are to be built from party wall to party wall.
For inner street blocks, the minimum depth of the party wall is 4.0m
MINIMUM PLOT SIZE The plot size for all new Commercial developments and Residential flat
FOR developments within the GUDG area is to be at least 600sqm.
REDEVELOPMENT
ROOF FORM To be determined on individual merits.
ACCESS TO CAR To be taken from the rear service road. Access from the main street is
PARK & discouraged
SERVICE AREAS
AIR CONDITIONER Air conditioner units are to be located out of sight from the main roads and
UNITS & LEDGES lorongs. Air conditioner ledges are allowed to encroach up to 0.5m onto the rear
setback for the inner street blocks.
For Conservation buildings, the prevailing guidelines regarding the location and
screening of mechanical and electrical services will apply.
179
Back to Main
180

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Table of Contents

Part 2 The Guidelines at a Glance

DEVELOPMENT CONTROL PARAMETERS FOR

URBAN REDEVELOPMENT AUTHORITY

* Parameters for Non-Residential Development

URBAN REDEVELOPMENT AUTHORITY, 45 Maxwell Road, The URA Centre, Singapore

PURPOSE OF THIS HANDBOOK

1 Residential developments in Singapore are broadly classified according to the

3 A relationship of the 3 ways of classifying residential development is shown in

Figure 1: Classification of Residential Developments

BONUS GROSS FLOOR AREA (GFA) ABOVE MP ALLOWABLE INTENSITY

STREET BLOCK PLANS

2 Lorong 23 Geylang 3/91-E

ENVELOP CONTROL PLAN

HEIGHT CONTROLS FOR FLATS AND CONDOMINIUMS

>2.8 >30 >36

TYPE OF NORMAL SPECIAL HEIGHT CONTROL

OVERALL HEIGHT AND FLOOR-TO-FLOOR HEIGHT

Figure 3a: Floor-to-Floor Height Control *

1-1 Kallang Riverside

1-2 Jurong East Planning Area

1-3 Paya Lebar Planning Area

1-4 Tampines Planning Area

1-5 Punggol Planning Area

1-6 Woodlands Planning Area

1-7 Ang Mo Kio Planning Area

1-8 Bedok Planning Area

1-9 Bishan Planning Area

1-10 Boon Lay Planning Area

1-11 Bukit Batok Planning Area

1-12 Bukit Merah Planning Area

1-13 Bukit Timah Planning Area

1-14 Choa Chu Kang Planning Area

1-15 Clementi Planning Area

1-16 Hougang Planning Area

1-17 Marine Parade Planning Area

1-18 Novena Planning Area

1-19 Pasir Ris Planning Area

1-20 Punggol Planning Area

1-21 Sembawang Planning Area

1-22 Sengkang Planning Area

1-23 Serangoon Planning Area

1-24 Toa Payoh Planning Area

1-25 Yishun Planning Area

24 RESIDENTIAL LANDSCAPE REPLACEMENT REQUIREMENTS

Overall greenery provision

On-ground greenery provision

EXAMPLE OF LANDSCAPE PLAN AND INFORMATION REQUIRED

Guidelines to Qualify for GFA Exemption for Predominant Covered Communal

(a) In line with providing an alternative option to developers to constructing fully

5. Boundary wall Porous fence is encouraged so that the

27 COMMUNAL PLANTER BOXES

Figure 4b: Isometric View*

32 The allowable shopping quantum is therefore subject to planning evaluation. If allowed in a

33 For flat and condominium developments, the following guidelines apply:

Figure 5d: Setback requirement for appendages allowable in residential developments

OPEN SPACE PROVISION

(b) the configuration or the open space plot is reasonably regular.

A) Within setback distances

B) Within the build-able area (i.e. outside the setback distances)

C) Entire development site

BASEMENT PROTRUSION FOR LANDED HOUSES ON SLOPING GROUND

Figure 7b: Basement Setbacks

Guidelines for Vertical Openings