General Considerations for Residential Considerations in Singapore Residential Property

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General Considerations for Residential Properties

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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 skyrise greenery 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: 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 1 2 3 4 5 6 7 8 ROAD NAME Jalan Masjid(Superseded by Master Plan 2008) Lorong 23 Geylang Area bounded by Onan Road/Carpmael Road/Ceylon Lane/HDB Land The Junction of Fowlie Road/Marshall Road Ceylon Road Area bounded by Boon Teck Road/Jalan Kemamam Holland Village Area at the Junction of Holland Road & Holland Avenue Area bounded by Valley Road, Upper Serangoon Road, Tampines Road and the Existing Service Road/Back Lane(Superseded by Master Plan 2008) Area Bounded by Chuan Hoe Avenue/Parry Avenue/Phillips Avenue and Sandilands Road(Superseded by Master Plan 2008) Devonshire Road Hillview Terrace Area (Refer to URA/DC Plan Release 1/2001-E) Area Bounded by Macpherson Road, Upper Aljunied Road, Cedar Avenue, Willow Avenue, Wan Tho Avenue and Bidadari Christian Cemetery & Upper Serangoon Road Upper Thomson Road Sophia Road Flower Road (Superseded by Master Plan 2008) Everitt Road Playfair Road (Rescinded on 26.09.01) Thomson garden Estate URA/DC PLAN RELEASE NO. 1/91-E 3/91-E 4/91-E 5/91-E 6/91-E 1/92-E 1/93-E 2/93-E

9 10 11 12

4/93-E 2/94-E 3/94-E 4/94-E

13 14 15 16 17 18

2/95-E 3/95-E 4/95-E 5/95-E 6/95-E 7/95-E

19 20 21 22 23 24 25 26 27 28 29 30

Paya Lebar Gardens Hong Leong Garden Estate Sembawang Hills Drive Makepeace Road Sembawang Road Upper Bukit Timah Road Along Yan Kit Road Dido Street/ Dafne Street/ Aida Street Lowland Road Killiney Road/ Devonshire Road Jasmine Road Along Upper Thomson Road/ Jalan Keli/ Jalan Todak/ Sin Ming Road (Rescinded on 26.06.2003) Along Upper Thomson Road/ Lorong Mega/ Thomson Ridge/ Jalan Pelatina (Rescinded on 26.06.2003) Faber Avenue/ Faber Crescent/ Faber Terrace/Ayer Rajah Expressway Hillview Terrace (Addendum to URA/DC Plan Release 3/94E House No.104 - 114 and 132 - 190 Hillcrest Road Pheng Geck Avenue/Wan Tho Avenue/Puay Hee Avenue Cashew Terrace Clementi Green Estate Changi Heights Lasia Avenue Peach Garden The Inglewood Along Upper Thomson Road/Jalan Todak/Sin Ming Road/Lorong Mega/Thomson Ridge/Jaln Pelatina Along Upper Thomson Road/Jalan Keli/Jalan Todak/Soo Chow Walk/Lorong Mega/Thomson Ridge/Jalan Pelatina Chun Tin Road Along Telok Blangah Road (Lots 2592) Along Telok Blangah Road (226-184, 471, 126-183, 468 & 469) Along Telok Blangah Road/Wirshart Road Along Telok Blangah Road (Lots 561) Along Cheong Chin Nam Road Along Jalan Jurong Kechil Along Jalan Leban/Jalan Kuras and Jalan Gelenggang Along Upper Thomson Road/Casuarina Road Jalan Legundi/Sembawang Road Along Jalan Kayu Along Jalan Kayu/Lorong Samak House Nos. 57 – 87 Jalan Salang House No. 2 – 2P Jasmine Road and 2 to 30 Gardenia Road House No. 1 to 73 (odd numbers) Cheng Soon Garden and No. 2 to 68 (odd numbers) Kismis Avenue Along Seletar Road from Jalan Lebat Daun/Jalan Joran to Seletar Close

8/95-E 1/96-E 2/96-E 3/96-E 1/98-E 2/98-E 3/98-E 1/2000-E 2/2000-E 3/2000-E 4/2000-E 5/2000-E

31

6/2000-E

32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59

7/2000-E 1/2001-E 2/2001-E 1/2003-E 2/2003-E 3/2003-E 1/2004-E 2/2004-E 3/2004-E 4/2004-E 5/2004-E 6/2004-E 7/2004-E 8/2004-E 9/2004-E 10/2004-E 11/2004-E 12/2004-E 13/2004-E 14/2004-E 15/2004-E 16/2004-E 17/2004-E 18/2004-E 19/2004-E 20/2004-E 21/2004-E 22/2004-E

60 61 62 63 64 65

Along Li Hwan Walk, Li Hwan Close, Li Hwan Terrace, Li Hwan Place & Li Hwan Drive House No. 5 to 41 (odd numbers) and No. 2 to 18 (even numbers) Watten Rise and No. 26 to 60 (even numbers) Watten Drive House No. 11 to 69 (odd numbers) Jalan Wangi Ford Avenue Richards Place/Richards Avenue House No. 1 to 73 (odd numbers) and No. 2 to 24 (even numbers) Watten Drive, No. 2 to 28 (even numbers) Watten Close and No. 49 to 61 (odd numbers) Watten Estate Jalan Jelita, Jalan Istimewa, Jalan Tenang and Nos. 263 to 289 (odd numbers) Holland Road House No. 88, 88A, 90, 90A, 92 & 92A Yuk Tong Avenue Houses at Pang Seng Road and House Nos. 27 to 27J Wan Tho Avenue House Nos. 1 to 35 Jalan Limbok and House Nos. 183 to 205 Yio Chu Kang Road Balestier Road Between Thomson Road and Moulmein Road House No. 2 to 38 (even) Ernani Street, House No. 1 to 41 (odd & even) Rienzi Street and House No. 1 to 41 (odd) Norma Terrace House No. 2 to 12 (even numbers) Jalan Ayer

1/2005-E 2/2005-E 3/2005-E 4/2005-E 5/2005-E 6/2005-E

66 67 68 69 70 71 72

1/2006-E 2/2006-E 1/2008-E 2/2008E 3/2008E 1/2009E 1/2010E

ENVELOP CONTROL PLAN S/NO 1 2 3 4 5 ROAD NAME Beach Road Upper Circular Road Robertson Quay Mohamed Sultan / Martin Road 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. * 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.

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 Very High Density High Density Medium High Density Medium Density Low Density Landed Housing (low density)

GPR >2.8 up to 2.8 up to 2.1 up to 1.6 up to 1.4 (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):

GROSS PLOT RATIO

STOREY HEIGHT CONTROL Master Plan 4 10 20 30 >30 5 12 24 36 >36 Revised

1.4 1.6 2.1 2.8 >2.8

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); 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; sites where there are urban design requirements (eg along the Singapore River), technical height controls or security sensitivities; and 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.

(b)

(c)

(d)

Figure 2a:
TYPE OF DEVELOPMENT NORMAL HEIGHT CONTROL DC prescribed height in terms of number of storeys LANDED HOUSING It shall not exceed 3-storey height control or the prescribed height in the designated landed housing plan in the Master Plan whichever is lower. It takes into consideration the height of existing development in the surrounding areas and the prescribed height in the designated landed housing area plans or the Master Plan

Application of Building Height
SPECIAL HEIGHT CONTROL

Urban design guidelines If the site is affected by approved urban design height control ;for example, the Geylang Urban Design Guidelines

Conservation guidelines If the site is affected by approved conservation guidelines

Absolute technical height constraints If the site is affected by aviation paths restrictions , military and telecommunications installations, the absolute technical height in terms of AMSL will have to be complied with if it is more stringent than any other height control Same as above

FLATS INCLUDING CONDOMINIUMS

Same as above

Same as above

NOTE:
If any of the special height control is more stringent than the normal storey height control, it is to be complied with.

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, 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

15

The floor-to-floor height control for residential building is as follows:
TYPE STOREY 1ST STOREY TOP STOREY ALL OTHER STOREY SKY TERRACE STOREY Not applicable 4.5m 3.6m LANDED RESIDENTIAL NON-LANDED RESIDENTIAL( FLATS & CONDOMINIUMS) GPR 1.4 SITES 5.0m 3.6m 3.6m 3.6m GPR 1.6 AND ABOVE SITES 5.0m 5.0m 3.6m 5.0m

NOTES:
1 2 *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. 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.

Figure 3b:

Example of Floor-to-Floor Height Control and the Overall Allowable Height

Figure 3c:

Example of Floor-to-Floor Height Control Whereby Unused Height from Sky Terrace Floors cannot be Transferred To Other Floors

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 Of Development 7-20 21-30 31-40 41-50 >50 NOTE:
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.
1

Additional Height Allowable Over The Overall Aggregate Height For Developments With Sky Terrace Levels 10.0m 15.0m 20.0m 25.0m 30.0m

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 floorto-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).

Figure 3d:

Illustration on the Relaxation of the Overall Aggregate Heights for Developments with Sky Terrace Floors

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; Developments with height control of 6 storeys or less, to ensure that the planning intention for these low-rise developments is not compromised; and Developments within areas with special detailed control plans, including street block and envelope control.

(c)

(d)

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).

SKY TERRACES 23 Sky terraces play a key role in contributing towards to our vision to make Singapore a City in Garden. The objectives are: i) ii) To serve as quality communal spaces and; To contribute towards the overall greenery and environmental quality of the surrounding area.

24 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. 25 i) ii) Perimeter Opening for sky terraces: At least 40% of the perimeter of the sky terrace is to remain open and unenclosed. 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. Lush Greening on sky terraces: i) ii) iii) The sky terrace is to be lushly landscaped* with a suitable variety of plants; The greenery on the sky terrace should be enjoyed by the building users as well as be visible from the surrounding environment; 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. Quality Communal usage* on sky terraces: i) ii) The sky terrace should be as meaningful and effective communal gathering and activity spaces. 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. 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. 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.

26

27

iii) iv)

*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 3e)

Figure 3e: Example on submission a landscaping plan

28

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 The primary access to the attic is to be taken from the internal staircase within the unit below. 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); 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 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.

(b) 30

An attic space (see Figure 4a) should satisfy the following conditions: (a)

(b)

(c)

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.

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.

Figure 4c:

Allowable Attics

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.

Figure 4d:

Allowable Attics

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.

Figure 4e:

Allowable Attics

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.

Figure 4f: SHOPPING QUANTUM

Non-allowable Forms

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) (b) (c) (d) the scale of the development as reflected in the total gross floor area; the location of the site in relation to the main road; the character of the surrounding developments; and 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) (b) shops for personal service trades are allowed. Independent offices are not allowed. the allowable shopping quantum is 3m² per 1000m² of the proposed residential gross floor area. For example, If the flat development has 20,000 m² of residential gross floor area, it can have 60m² 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. 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.

ii)

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). Figure 5: Road Buffers and Building Setbacks
ROAD BUFFER (MINIMUM) 30 m 24 m 15 m 15 m 12 m 7.5 m 10 m 7.5 m
3

RESIDENTIAL DEVELOPMENT 1

GREEN BUFFER 2 (WITHIN ROAD BUFFER) 5m 5m 5m 5m 5m 3m 3m 3m 3m -

Category 1

Residential (6 storeys or above) Residential (up to 5 storeys) Multi-Storey Carpark (MSCP)

Category 2

Residential (6 storeys or above) Residential (up to 5 storeys) Multi-Storey Carpark (MSCP)

Category 3

Residential (6 storeys or above) Residential (up to 5 storeys) Multi-Storey Carpark (MSCP)

7.5 m -

Category 4-5 & Slip Road NOTES:
1

Residential

4 3

Multi-Storey Carpark (MSCP)

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 objectivebased 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. 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.

(iii)

3

The road buffer for MSCPs 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. 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. 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. 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. The classification of the road category is obtainable from LTA through the purchase of the Road interpretation Plan (RIP).

4

5

6

7

Figure 5a:

Map showing Central Area Boundary

Figure 5b:

Detached House with Front and Side Facing Roads

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.

Landed housing (including Strata Landed)
Within setback from common boundary GCBA Main building roof eaves Secondary building roof eaves, RC ledges
(light weight cantilevered awning or RC ledge without vertical supports to provide weather protection over window openings or doors. Normally provided as a horizontal extension of the floor slab)

Non – landed housing
Within setback from common boundary

Appendages

Within road buffer

4

NonGCBA

Within road buffer


Allowed to protrude 2.0m into road buffer


Allowed to protrude 1.4m into setback


Allowed to protrude 1.0m into setback


Allowed so long as it is not within green buffer


Allowed so long as it is not within 2.0m planting strip


Allowed to protrude 1.0m 5 into road buffer

Other horizontal sun-shading devices, fins or any other mirror decorative features
(includes light weight cantilevered screens spaced apart for sun-shading purpose without vertical supports)

  
Allowed to protrude 0.5m into road buffer Allowed to protrude 0.5m into building setback Not allowed within 2m setback for st nd 1 and 2 storey Only allowed to protrude 0.5m into 3m setback applicable rd for 3 storey and strata landed housing

Baywindows
(raised windows, not exceeding one structural bay width and cantilevered at least 0.5m high from the floor)


Allowed to protrude 0.5m into road buffer


Allowed to protrude 0.5m into building setback

Planters
(cantilevered box structures for planting purposes)

Air-Conditioner ledges
(ledge for the placing of air-con equipment only)


Not allowed within 3m setback

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 carporch of minimum 3m width (of pitched roof, a light weight roof or an RC roof with a gradient of at least 1:10). 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.

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 carparks 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 4.05m² to every 56m2 of gross floor area. This is subject to the following: (a) a minimum plot area for open space of 1000m²; (If the computed open space requirement is < 1000m², a plot smaller than 1000m² based on the same rate may apply subject to confirmation from N'Parks.) it should be suitably located within the proposed development and be conveniently accessible to the public; 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; the terrain of the open space plot should generally be flat. It should not be low lying nor subject to flooding; and 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.

(b)

(c)

(d)

(e)

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) (b) the depth of the open space plot is 3m (minimum); and the configuration or the open space plot is reasonably regular.

*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.

Figure 6a:

Buildable Area and Setback Area

Figure 6b:
Note:

5-storey flat development in GPR 1.4 area

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) (b) (c) the height shall be less than 1.0m for landed housing; the height shall be less than 1.5m for non-landed housing developments which are usually on large sites; retaining walls higher than 1.0m/1.5m may be considered if alternative measures like terracing are found not practical because of site constraints and the need for extensive excavation; 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;

(d)

44 In areas where the Drainage Department stipulates a minimum platform level for drainage purpose, the raised platform level can be extended to the edge of the site. Such retaining walls along the boundaries1 need not be tiered as these are temporary measures, pending the redevelopment of the neighbouring land to the same minimum platform level.
NOTE:
1 except along boundaries that abut foreshore, a major road (Category 4 and above) and a waterbody with drainage reserve equal or more than 17.5m wide

Figure 6c: BASEMENT

Guidelines for Retaining Walls

45 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.

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).

Figure 7a:

Basement Protrusion for Landed Houses on Sloping Ground

BASEMENT SETBACKS 47 The setbacks for basements, as illustrated in Figure 7b, are;

From Road Reserve Line (a) (b) Basement protruding above ground can be built right up to the green buffer/planting strip. 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. 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 neighbour’s 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 For good Class Bungalow area, the side and rear setback shall remain at 2m.

From Side or Rear Boundary (a)

(b)

Figure 7b: BASEMENT OPENINGS

Basement Setbacks

48 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 Non-residential Flats & Condominium Strata Landed 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

Vertical openings * Allowed Allowed Not Allowed

Horizontal openings Allowed Allowed Allowed

Guidelines for Vertical Openings 49 Basement with higher vertical openings on the side walls is only allowed if they are for natural ventilation to meet Building and Construction Authority’s 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. The extent of the slope within the green buffer or planting strip shall comply with NPark’s gradient control of 1:2.5. Vertical cutting of the earth resulting in a trench around the basement is not allowed.

(b)

(c)

Figure 7c:

Vertical Openings

50 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) 51 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). 52 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.

Figure 7d:

Horizontal Openings

Figure 7e: ANCILLARY STRUCTURES

Screening Details

53 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: http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf) 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:
TYPE OF ANCILLARY STRUCTURES Electric substation (ESS) 1: 22 KV/6.6KV (1.5 storey) 22 KV/LV (1.5 storey) 6.6 KV/LV (1 storey) Water tank 2 Sunken swimming pool
3

Setback Requirement for Ancillary Structures
REQUIRED SETBACK FROM THE ROAD 5m from Category 1 road 3-5m from Category 2 road 4 3m from Category 3 road 3m from Category 4 road 3m from Category 5 road To follow road buffer standards 5m from Category 1 road 3-5m from Category 2 road 4 3m from Category 3 road 3m from Category 4 road 3m from Category 5 road To follow road buffer standards To follow road buffer standards REQUIRED SETBACK FROM THE OTHER BOUNDARY LINE 2m

2m 2m

Raised swimming pool Air-conditioner condenser & airconditioning ledges 5 NOTES:

2m 2m

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. 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 1.8m 1.8m(In line with the maximum height for boundary wall) 2.6m FRONTAGE CONTROL Total frontage of all these structures within the green buffer should not exceed 3m or 25% of the road frontage available, whichever is greater.

Meter Compartment Bin point

Not Applicable Not Applicable

Guardhouse

Not Applicable

Figure 10:

Minor Ancillary Structures Allowed within the Green Buffer

Figure 11:

Minor Ancillary Structures within the Green Buffer

ROOF GARDEN or FLAT ROOF 54 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 Setback from public road Setback from property boundary Setback from property boundary fronting open areas (i.e. open space, drainage reserve of width >6m wide) 6m 4.5m

Setbacks for Tennis Courts on Flat Roof
MINIMUM SETBACK REQUIREMENT Road buffer requirement

55 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 56 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). (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 57 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. 58 For landed housing developments, the maximum allowable height for the parapet wall located within minimum setback distance is 500mm.

WINDOWS 59 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 URA’s evaluation and approval. DRAINAGE RESERVE 60 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. 61 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. GUIDELINES TO ENCOURAGE THE PROVISION OF BALCONIES IN RESIDENTIAL DEVELOPMENTS 62 In line with government’s efforts to enhance our Garden City ambience, building owners/developers are encouraged to provide balconies in residential developments. 63 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.

64 For balconies to enjoy the additional GFA, they must have a continuous perimeter opening of at least 40% (see Figure 14a). This is to safeguard a reasonable degree of openness in 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. 65 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

Figure 14b:

Balcony Forms that can be considered as long as they meet the min 40% perimeter opening control

66 To enhance the functionality and usability of balconies to meet homeowners changing needs (eg. enclosing the balconies for safety and security reasons at some time but keeping the balcony open at other times), balcony screens can be allowed, provided that they comply with the following performance criteria: a) The proposed balcony screens allow for natural ventilation within the balcony at all times; 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. 67 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. 68 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 changes or replacement of the approved screen design will be regulated and decided by the MC and need not be referred to URA for approval. 69 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 in the type of balcony enclosures being installed. This will avoid inconsistent ad-hoc enclosures by individual owners which could detract from the original building design and result in a messy and unattractive look, hence adversely affecting the property value. 70 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

Example 3 Figure 14c: Possible Designs of Balcony Screens

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.

WATERBODIES SUBMISSION AND DESIGN GUIDELINE 71 Development projects adjacent to major waterbodies like rivers, canals, reservoirs and water frontages shall refer to Figure 15 below:

Figure 15:
I II III IV V

Guidelines for developments adjacent to the various types of waterbodies
Developments adjacent to rivers and canals of at least 17.5m wide drainage reserve Developments with rivers or canals of at least 17.5m wide drainage reserve cutting through the site Developments with a frontage to the sea Developments with or adjacent to reservoirs and stormwater collection ponds Developments adjacent to rivers or canals with drainage reserve less than 17.5m

SCREENING REQUIREMENT FOR DEVELOPMENTS WITHIN SPECIAL CONTROL AREAS 72 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. 73 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

Figure 17:

Special Control Area

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 b c blank wall external concrete/metal fins 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 b c d e

Claddings Natural Light and ventilation Energy Conservation Requirements 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) Prohibited Construction Material (Reflective Glass)

Details of the above regulations are available from BCA’s Building Control Regulations 2003.

Figure 18:

General Guidelines on Screening for Special Control Areas

OBJECTIVE-BASED GUIDELINES 74 A new objective-based guidelines have been introduced to give architects and developers greater design flexibility to suit their needs and requirements. 75 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 when designing the development proposal. Whenever possible, the development proposal should satisfy the main intention, objectives and performance criteria of the design element. 76 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 Objective This elaborates the main intention and indicates the desired outcome to be achieved in completed developments 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

(b)

(c)

OBJECTIVE-BASED GUIDELINES FOR ANCILLARY STRUCTURES 77 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: http://www.corenet.gov.sg/einfo/circulars/htmlandpdf/NPARKS_2005071901.pdf). 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. 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.

(b)

Figure 19:

Objective-based Guidelines on Minor Ancillary Structures within the Green Buffer and 2m Planting Strip Along Common Boundaries
Parameter Details 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.

No 1

Main intention

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 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. 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 be any "tree under tree" situation1. 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 & Clarifications

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.

5

Technical Recommendations

This provides on how the criteria, or certain aspects of them, might be addressed. It does not preclude other measures that could be 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 green buffer or planting strip requirement less than 4m), or 16m2 (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 planting strip), 4 x 3 (for 3m tree planting strip) or 16m2 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). 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 Guidelines

a) Can be applied to all developments that have green buffer or 2m 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 Requirements

Proper annotated Landscape Plan and justification in line with the 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 treeplanting 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.

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

Figure 19.2a: A List of Recommended Tree Species
Approximate Height When Mature (m) MEDIUM SIZED TREES Acacia mangium 12 Amherstia nomilis (Pride of Burma) 12 Arfeuillea arborescens (Hop Tree) 12 Bauhinia blakeana (Hong Kong Bauhinia) 8 Cananga odorata (Kenanga) 15 Cassia fistula (Golden Showers) 18 Cinnamomum iners (Wild Cinnamomum) 12 Citharexylum quadrangulare (Fiddle-wood) 12 Cochlospermum religiosum (Buttercup 10 Tree) Eucalyptus botryoides (Gum Tree) 15 Eucalyptus viminalis (Gum Tree) 15 Eugenia cumini (Jambolan) 15 Eugenia jambos (Rose Apple) 8 Eugenia polyantha (Buah Salam) 15 Gnetum gnemom (Meninjau) 15 Gustavia sp 5 Lagerstroemia speciosa (Rose of India) 12 Maniltoa browneoides (Handkerchief Tree) 15 Melaleuca leucadendron (Gelam) 12 Melia indica (Nim Tree) 15 Mimusops elengi (Bunga Tanjong) 12 Plumeria spp (Frangipani) 8 Podocarpus rumphii 15 Pongamia pinnata (Mempari) 15 Podocarpus polystacyus (Sea Teak) 15 Saraca indica (Sorrowless Tree) 8 Saraca thaipingensis (Yellow Saraca) 12 Tamarindus indica (Tamarind Tree / Asam) 12 Xanthostemom chrysanthus 12 Eugenia oleina 10 Eugenia spicata 12 Eugenia longifolia 12 SMALL TREES Brassaia actinophylla (Australian Ivy Palm) 10 Callistemon citrinus (Bottle Brush Tree) 6 Callistemon viminalis 8 Carallia brachiata 8 Cratoxylum formosum (Pink Mempat) 10 Crotoxylon cochinchinense 12 Erythrina glauca (Coral Tree) 8 Kopsia flavida (Penang Sloe) 8 Kopsia singaporensis 8 Melaleuca genistifolia cv Golden Gem 6 Species Recommended Spacing (m) 8 16 10 12 10 12 10 8 10 12 8 12 12 12 8 8 12 12 10 12 18 10 12 12 8 12 12 12 12 12 12 12 6 8 8 6 8 8 10 8 8 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

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)

Figure 19.6: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the Required Tree Planting

Figure 19.7: Illustration (Site Plan View) Of Green Buffer / Tree-planting Strip and the Required Tree Planting

Figure 20:

Objective-based Guidelines on Minor Ancillary Structure within the Physical Buffer and the Building Setback Area
Parameter Details 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.

No 1

Main Intention

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 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. 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. 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 opensided 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 & Clarifications a) Due to religious sensitivity, the above performance criteria is not 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 adjoining development. 5 Application of Guidelines This new set of objective-based guidelines will replace the prescriptive guidelines. The positive examples as shown in Figure 20.1 are deemed to have satisfied the performance criteria.

Figure 20.1: Positive Examples of Various Types of Ancillary Structures
Utility Electrical substation Bin Centre OG Boxes Water bulk meter Lamp post Flag pole Inspection chamber & minor sewer lines Gas pressure regulator kiosk Gas governor houses, type A&B Fire hydrant Metering compartment Fire engine hardstanding areas Above ground electrical boxes Guardhouse Vehicular impact guard rails Covered link ways Functional Open sided carpark sheds Entrance gate/post Car porch Driveways / ramps Aesthetic Landscape furniture Entrance archway Development signage Landscaping features Landscaping lighting Communal Unenclosed tennis court Unenclosed basketball court Pavilions BBQ pits Swimming pools Operational for industrial and warehouse development only: Temporary storage shed Loading and unloading shed Industrial water pipes for industrial and warehouse development only: Incense burner

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 more than 6m in height Oil tank / LPG tank / Storage tank Air cooler Exposed Water tank structures Silo Mobile crane / Gantry crane Cooling tower Hopper shed

Any structures more than 6m in height (for substation this height is measured to the roof springing line)

Any structures more than 6m in height Raised RC platform more than 1m in height

Any structures more than 6m in height

Any structures more than 6m in height Raised swimming pool more than 1m in height

GUIDELINES FOR LANDSCAPE DECK IN RESIDENTIAL FLAT AND CONDOMINIUM DEVELOPMENT 78 In line with providing an alternative option to developers to constructing fully submerged carparks or multi-storey carparks, 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 carparks can be tucked beneath it. 79 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. 80 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. 81 In general, the guidelines stipulate the allowable envelope, 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. 82 The detailed guidelines on landscape deck are shown in Figure 21. Figure 21: Guidelines for Landscape Deck In Residential Flat and Condominium Developments
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. 1. Envelope An envelope stipulation would be able to regulate the bulk of the deck structure without dictating its design configuration. 2. Height cap A height cap ensures that the landscape deck would not result in excessive increase in the building’s height. a. Deck structures are to start outside the planting strips/green buffers. b. Deck structures are to be contained within a 1:2.5 gradient envelope.

Locational Criteria

Detailed Guidelines See Figures 21.1 and 21.2 for possible deck treatments

a. The height of the landscape deck should not exceed 5m (max), as measured from the existing platform level. Otherwise, it would be counted as an additional storey, subject to the 40% site coverage control.

3. Storey height definition / basement protrusion By having at least 60% of the basement wall covered into the earth, the deck would not appear as a totally above-ground structure. There is a need to limit the extent of exposed building wall so that the streetscape would not be marred.

a. At least 60% of each façade the basement wall area is to be covered by means of earthberms/earthfills. The earth-berms/earthfills are to be contained within the 1:2.5 envelope and properly landscaped rather than just turfed over. b. Earthfills are allowed within the planting strip/green buffers. However, excessive earthfill to raise the landscape deck height (as measured from the existing platform level) to beyond 5m is not allowed. c. Conversely, openings (basement access 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). a. At least 30% (min) of the deck surfaces is to be provided with greenery. Artificial turfing, water features, including water bodies with 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.

4. Greenery provision To ensure that the landscaped deck provides additional greenery

5. Boundary wall To enhance the visibility of the greenery provision along the roads as well as along the common boundaries, the boundary wall / fencing should be appropriately designed. 6. Site coverage The envelope stipulation is deemed sufficient enough to control the bulk of the landscape deck at the ground level, there is hence no need for an additional coverage cap.

Porous fence is encouraged so that the landscaping / planting on the earth berm on all facades, is visible from the street level. Solid walls are not encouraged.

a. Landscape decks that comply with the detailed guidelines are not counted as site coverage. However, the residential blocks on top of the deck will still be subject to the 40% (max) site coverage control.

Figure 21.1: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat and Condominium Developments (not to scale)

Figure 21.2: Possible Deck Treatment Guidelines for Landscape Deck in Residential Flat and Condominium Developments (not to scale) ELEVATED PEDESTRIAN LINKAGES WITHIN DEVELOPMENTS IN JURONG GATEWAY ELEVATED PEDESTRIAN NETWORK (EPN) 83 The Jurong Lake District is planned to be developed into a unique lakeside destination for business and leisure, and a vibrant Regional Centre serving the western region of Singapore in the next 10 to 15 years. One of the key strategies to enhance the attractiveness of the area is to improve the pedestrian connectivity within the Jurong Gateway, the mixed-use precinct of Jurong Lake District (Appendix 1 - http://www.ura.gov.sg/circulars/text/dc10-03App1.pdf). 84 A comprehensive Elevated Pedestrian Network (EPN) is planned in the Jurong Gateway area to provide seamless and all-weather pedestrian connectivity between the above ground Jurong East MRT station and the surrounding developments. It consists of elevated public walkways which connect through developments that are identified as key connections under the EPN and linkages

between developments. The schematic plan of the EPN is shown in Appendix 2 http://www.ura.gov.sg/circulars/text/dc10-03App2.pdf.

85 To facilitate the realisation of the EPN specifically in Jurong Gateway, elevated walkways and the associated vertical circulation points that are located within developments that form part of the larger pedestrian network as shown in Appendix 2 - http://www.ura.gov.sg/circulars/text/dc1003App2.pdf can now be considered for GFA exemption subject to the guidelines in para 7.14.2.3 of the GFA handbook.

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