DC - Business 2 (Industrial)

Industrial developments comprise factories, warehouses, telecommunication and utility buildings. These developments may be allowed on land zoned Business 1 (B1) or Business 2 (B2).

Depending on the nature of their activities, clean and light industries are allowed in Business 1 (B1) zone. General and special industries are to be located in Business 2 (B2) zone.

The National Environment Agency (NEA) would require a 100m nuisance buffer from a B2 zone to the surrounding area. The different types of industries and their associated buffer requirements can be found in NEA's Code of Practice for Pollution Control (SS593). QPs / developers / owners may also submit an Industrial Siting Consultation (ISC) to NEA to seek advice on the proposed use of their industrial premises  - more information can be found on NEA's website.

The Gross Plot Ratio (GPR) of a B2 development is guided by the GPR specified in the Master Plan (MP). This upper bound GPR may not always be achievable because of site limitations like plot size, shape of the plot, site topography or ground conditions, building setbacks, building height or technical requirements of other authorities that may affect the site.

The area of the land required to be set aside for Drainage Reserve¹ (DR) and/or Road Reserve² (RR) to be vested in the State may be included in the site area to compute the gross floor area (GFA) for a GPR – see figure below.

¹ Drainage Reserve: An area safeguarded for purposes of building or widening a public drain.

² Road Reserve: The plot of land to be vested in the State as required under the Street Works Act. It is demarcated by the line of Road Reserve in the Road Line Plan and the site boundary.

B2 sites located next to MRT stations may be zoned B2-W. The white component is to provide flexibility for industrial companies in such locations to accommodate synergistic White uses.

For such B2-W sites, a minimum GPR shall be achieved for the permissible B2 uses first. This minimum GPR for B2 uses is indicated in the square brackets on the Master Plan.

For example, in the map below, the site next to Joo Koon MRT Station is zoned “2.5 [B-2.0] W”. A B2-W site would have an overall allowable GPR of 2.5. A minimum GPR of 2.0 must be achieved and used for industrial purposes before the remaining GPR 0.5 may be unlocked for White uses.

Refer to the section on Allowable Uses for the list of allowable uses within the White component.

The Bonus GFA schemes applicable to Business 2 are:

The Built Environment (BE) Transformation GFA scheme aims to encourage adoption of higher tier Construction Industry Transformation Map (ITM) outcomes in areas of digitisation, productivity and sustainability. The incentive scheme is jointly administered by BCA and URA. Applicants may qualify for the scheme by adopting stipulated ITM outcomes as part of the development proposal. 

The incentive is applicable for new erection or major Addition & Alterations to private sites of at least 5000sqm GFA¹. Sites launched under the Government Land Sales (GLS) programme prior to 31 March 2022 may also be eligible for the incentive scheme.

The types of developments eligible for the incentive scheme are as follows:

¹Smaller developments of less than 5,000 sqm GFA may be considered on a case-by-case basis if agencies determine that sizeable productivity and sustainability outcomes relative to the development proposal can be achieved based on BE ITM measures proposed by the developers.

²The maximum allowable number of dwelling units for residential developments located outside of Central Area is derived from the Master Plan permissible intensity, which excludes any bonus GFA the site is eligible for.

Private sites may be granted up to 3% bonus GFA under the scheme³. The scheme is applicable for new proposals till 23 November 2026.

GLS sites are eligible up to 2% bonus GFA. The scheme is applicable for new GLS launched prior to 31 March 2022.

The cumulative bonus GFA shall be kept within the overall budget of 10% above the Master Plan Gross Plot Ratio (GPR), or the maximum allowable GFA of the development. It shall not form the future development potential of the site upon redevelopment. 

The quantum of allowable bonus GFA under the BE Transformation Scheme is based on the proposed uses, use quantum that complies with the Master Plan zoning, and any additional requirements imposed as part of the endorsement for the bonus GFA. 

Should development proposals fall within areas with specific planning considerations (e.g. storey height controls) or are unable to fully accommodate the additional intensity due to on-site conditions (e.g. areas with traffic concerns), the bonus GFA under the BE Transformation Scheme that can be approved may be lower than the endorsed quantum, and/or the bonus GFA may be limited to a particular use or uses.

³Applications submitted under the Strategic Development Incentive (SDI) and Central Business District (CBD) incentive schemes will have to comply with stipulated outcomes in the areas of digitalisation, productivity and sustainability. The required ITM outcomes will be separately assessed in relation to the context of the proposal, upon submission of the outline application for the SDI/CBDI development proposal. ITM outcomes will be imposed as conditions for planning approval for redevelopment proposals via the SDI/CBD Incentive scheme. SDI/CBDI proposals will not qualify for the additional GFA under the BE Transformation Gross Floor Area Incentive Scheme.

Applicants are to submit an application to BCA with supporting documents on the proposed ITM outcome concept plan and detail the proposed ITM outcome to be adopted for the development proposal. The submission can be made at this link. 

Following BCA’s grant of letter of acceptance, applicants shall submit the development proposal with the proposed quantum and use group of the proposed bonus BE Transformation GFA to URA, for detailed assessment. The development application shall be submitted within 6 months from BCA’s grant of Letter of Acceptance, and shall include a copy of the Letter of Acceptance, and the BE Transformation GFA computation form. The submission process and verification of ITM outcomes is summarised at this link.

Applicants are to comply with BE ITM outcomes for the bonus scheme based on the building type. The specific requirements for the development proposal will be shared in detail as part of the application process to BCA for the Letter of Acceptance.

Refer to section on POPS.

The scheme aims to encourage building owners to adopt either DCS or CCS for their building. This could be by collaborating with other building owners to establish new DCS or CCS networks, or tapping onto an existing DCS or CCS network in the area.

Host buildings in DCS and CCS networks will need to set aside spaces for the district cooling plant and chiller plants respectively to serve the larger network. Such Mechanical and Electrical (M&E) spaces needed to support the DCS/CCS network will be allowed as bonus Utility GFA, over and above the Master Plan allowable GFA for the site. The additional Utility GFA may be subject to payment of Land Betterment Charge (LBC), if any.  

For CCS networks:

• If the host building’s original in-building chiller plant (IBCP) spaces are computed as GFA, these can then be computed as bonus Utility GFA. The freed up GFA from the original IBCP can be put to other uses in the development. 

• If the host building’s original IBCP spaces are exempted from GFA¹, bonus GFA equivalent to the size of the IBCP room will be allowed over and above the Master Plan allowable GFA for the site. Bonus GFA may be subject to payment of LBC based on its proposed use.

The DCS/CCS-related M&E spaces may also be considered for GFA exemption if the spaces fulfil the respective criteria of the prevailing M&E-related GFA exemption schemes. 

¹Applies to IBCP spaces within the building envelope that were previously granted GFA exemption based on the relevant GFA exemption provisions. Does not apply to open-to-sky IBCP spaces (e.g. on the rooftop)

Submission requirements

The following information / documents are to be furnished to URA as part of the development application (DA): 

Developments receiving chilled water from the host building(s) in a DCS/CCS network benefit from not having to provide their own in-building chiller plant (IBCP) systems. The following GFA incentives are applicable for such receiving developments:

Submission requirements 

The following information / documents are to be furnished to URA as part of the development application (DA):

The following types of developments will not be eligible for the GFA incentives:

• Existing buildings that are already connected and part of a DCS/CCS network, as the GFA incentives will not retroactively apply to such buildings.

• Where it is a mandatory requirement for the development to adopt DCS/CCS (e.g. as part of conditions of tender in Government Land Sales sites). 

Specific to receiving developments who wish to tap onto an existing DCS/CCS network, the following criteria are to be met before the GFA incentives will apply:

• The receiving development was originally approved at a time when there was no operational DCS/CCS network in the area; or

• The receiving development shall be a minimum age of 10 years¹ (from date of original TOP).

Where necessary, the bonus GFA may be approved on temporary basis for monitoring purposes of this new scheme.

¹ This is the average lifespan of an IBCP system. The intent is to discourage the premature decommissioning of IBCP systems of newly completed buildings. Owners of newer buildings can instead consider switching to DCS as part of their planned IBCP replacement cycles (i.e. after 10 years).

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

Although a site may make use of multiple bonus GFA incentive schemes, the total bonus GFA shall not exceed the overall cap of 10% above the MP GPR.

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

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

The buffer requirements for the Road Categories 1 to 5 are in Table 1 below. The common boundary setback requirements are in Table 2 below.

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

Note: Where a building is proposed to abut the common boundary, measures shall be put in place to facilitate down-stream building maintenance at the common boundary.

Unless otherwise stated, the overall building height¹ of industrial developments is subject to compliance with the technical height controls of the relevant agencies such as Civil Aviation Authority of Singapore (CAAS) and the Defence Science and Technology Agency (DSTA). 

¹ Building height is based on Singapore Height Datum (SHD). 

The minimum floor-to-floor height of industrial buildings is 4.0m.

A basement storey refers to a storey of a building which may be partially or wholly below the existing ground level. In so far as storey height control is concerned, basement storeys that protrude more than 1.0m above ground level on any side shall be counted as a storey.

The physical limit for which the basement may be built up to is shown in the table below.

Basement Setback

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

Basements with vertical openings on the side walls may be allowed only if they are required for natural ventilation and to meet the building regulations. The guidelines are as follows:

• While the protrusion measured from the level at the site boundary shall not exceed 1.0m, basements may be exposed up to 2.0 m from the point where the platform level meets the basement wall (ie the earth around the basement wall may be cut to slope down to achieve the 2.0m basement exposure with openings).

• The extent of the slope within the green buffer or planting strip shall have a gradient of 1:2.5.

• Vertical cutting of the earth resulting in a trench around the basement is not allowed.

• The extent of the vertical openings or the types of cover over the vertical openings shall be subject to the requirements of the other technical departments.

• 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.

To maintain the integrity and aesthetics of the waterfront areas so that the public can have free and unrestricted access to enjoy these spaces, developments at major waterbodies¹ shall observe the design and development application submission guidelines below.

¹ Major waterbodies: rivers, canals of at least 17.5m width, reservoirs, and seas.

1. Retaining Walls

   Retaining walls along the waterbodies may be allowed subject to the following criteria:

   1. Retaining walls are less than 1.5m in height;

   2. Retaining walls are set back at least 300mm from the boundary;

   3. Retaining walls are covered with creepers.

2. Boundary Walls/Fences

   For non-industrial developments, proposed boundary fences shall be porous (eg chained-link, metal-grille, or timber fence).
   For industrial developments, the following may be allowed:

   1. Solid boundary walls not exceeding 1.8m in height. The walls shall be aesthetically treated.

   2. Chain-linked fences not exceeding 1.8m in height with close planting of shrubs/vegetation as screenings. A planting strip of 0.5m width (minimum) shall be provided within the development.

3. Slope

   There shall be no abrupt change in slope gradient at the boundary between the development and the waterbody. The slope gradient shall not exceed 1:2.

4. Conservation of Vegetation

   Mature vegetation along the waterbodies are to be saved and conserved, wherever possible.

In all waterbodies-related development application submissions to URA, the following shall be provided, where applicable:

• Site/Location Plan showing the width and alignment of Drainage Reserve²/Waterbody/Coastal Profile;

• Layout plans and cross-sections showing the area between the site and the Drainage Reserve/Waterbody/Coastal Area including existing and proposed ground levels;

• Design details of integration with waterbody including slope, retaining wall, and boundary wall/fencing (Height, Type, Screening);

• Contour lines extending to 1m beyond the side of development fronting the Drainage Reserve/Waterbody/Sea;

• Checklist for Waterbodies-related proposals.

² Drainage Reserve (DR): An area safeguarded for purposes of building or widening a public drain

The design guidelines listed above shall apply to all developments adjacent to or with waterbodies except developments adjacent to or with Drainage Reserves less than 17.5m.

All proposals involving waterbodies shall comply with the development application submission guidelines listed above.

For land use planning and development control purposes, the foreshore³ and the area within 15m on both the landward and seaward side of the foreshore line⁴ shall be kept free of structures. Some structures such as ramps may be permitted if they are constructed in connection with an approved development (eg marine industries, refineries, and pleasure-boat storage complex). These structures are subject to planning evaluation depending on merits.

³ The area between the high water mark of the Spring Tide or the top of the seawall and the low water mark of the Spring Tide.

⁴ The high water mark of the Spring Tide; the top of the existing seawall or revertment or river wall (where appropriate) for controlling landward development.

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

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

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

Setback and Height Control for Ancillary Structures

LTA prescribes the parking provision standards and requirements for motor vehicles and bicycles. The requirements are usually based on the quantum of the gross floor area or the number of units of the development uses.

Separately, to enhance commuter experience and reduce congestion at Pick-up and Drop-off Points (PUDOs), LTA and URA collaborated with the industry to develop a design guide for PUDOs containing best practices that building owners and professionals can consider applying to new and existing PUDOs.

Under LTA’s Range-based Parking Provision Standards (RPPS), developments are subject to car and motor-cycle¹ parking provision requirements.

Unless explicitly approved as private parking lots in the approved plans, all car and motor-cycle parking lots shall be treated as common property.

¹ Motor-cycle parking provision is mandatory in all non-residential developments.

The RPPS allows developments to provide any level of car and motor-cycle parking provision within a specified range, defined by a lower bound and an upper bound – see figure below. The range varies according to location zones and land uses. Details may be found in LTA’s Code of Practice for Vehicle Parking Provision in Developments.

New B2 developments shall be subject to a process of waiver evaluation by LTA, if one wishes to provide surplus car and motor-cycle parking lots, ie parking provision above the upper bound based on the new RPPS.

Within multi-user developments, industrial strata units may be allowed to have their own private car/lorry parking lots subject to the following:

• The private parking lots are surplus parking lots over and above LTA’s minimum parking provision;

• The floor area of the private parking lots shall be computed as GFA under the 40% ancillary quantum of each strata-unit;

• The private parking lots are physically contiguous to the industrial strata unit.

For approved private car/lorry parking areas that were previously not computed as GFA, they may be converted to other allowable useable area subject to the following:

• These areas are computed as GFA and the resultant GFA does not exceed the current MP GPR Control for the development site;

• The proposed conversion is authorised by the MCST via a 90% resolution;

• The remaining number of parking lots after conversion still meet LTA’s minimum parking provision;

• SLA may levy Land Betterment Charge, where applicable.

To promote a car-lite society, B2 developments may be required to provide bicycle parking facilities within the developments. Refer to LTA’s Code of Practice for Vehicle Parking Provision in Developments here for the list of requirements.

Unless explicitly approved as private parking lots in the approved plans, all bicycle parking lots shall be treated as common property.

Bicycle parking lots provided according to LTA’s new standards are exempted from GFA computation. Surplus provision of bicycle parking lots may be exempted from GFA computation depending on merits and context of the development.

The minimum size of an industrial unit is 150sqm. This is deemed a meaningful space to meet the operational needs of industrial uses.

At least 60% of the total B2 industrial GFA (ie minimum 60%) shall be used for industrial purpose¹. The remaining 40% may be used for ancillary (or supporting) uses. Tables 1 and 2 below shows the applicable use quantum control for a single-user or multi-user industrial development respectively.

¹ This is also applicable to to B2-White sites.

Table 1: Single User Development

Note: For single-user developments, strata subdivision is not allowed. Sub-leasing of space is allowed.

Single-user/owner developments (i.e. not strata subdivided) that sub-lease space to other tenants are subject to the same quantum controls as multi-user developments (see Table 2 below).

Table 2: Multi-User Development

 Up to 40% of the floor area of the development is for ancillary quantum at the development level, which comprises all common areas outside the units (such as common corridors, staircases, lifts, toilets, M&E spaces) and all secondary uses (see the ‘Guidelines for Allowable Uses’ section here).

Within each strata-subdivided industrial unit, at least 60% of the floor area shall be used for industrial uses. Ancillary uses (e.g. ancillary office, meeting rooms) shall not occupy more than 40% of the unit’s floor area.

Examples of allowable uses on B2 sites under the predominant and ancillary (or supporting) use categories are shown below. Uses not indicated below shall be evaluated on the merits of the case.

Allowable Predominant Uses

Core media activities, which are production services that require technical facilities such as studios and high-tech production software/hardware, are allowed as part of the 60% predominant use quantum in Business 1, Business 2 and Business Park developments.

Types of Core Media Activities

*Pre-production activities provide creative conceptualisation, scripting, editorial editing, composing and text layout.

^Production activities may include studio production (including dressing rooms), location production, audio recording, dubbing, media library services, printing press.

^#Network programming activities may include scheduling, programme management, transmission services, origination playback.

^@Post-production and distribution activities may include video editing, digital authoring, audio engineering, format conversion, standard conversion, tape duplication, image and audio restoration, film printing, optical disk media (e.g. mastering and replication), sorting and packaging for print media.

The e-business activities shown in the table below are regarded as industrial uses allowed as part of the 60% predominant use quantum. Data Farms/Data Centres would require prior planning permission for an assessment to be made in consultation with the relevant technical agencies on the suitability of the premises for such uses.

E-Business Activities regarded as Industrial Uses

A list of allowable uses within the White component is shown in the table below. The actual allowable uses shall be subject to planning evaluation.

List of uses which are allowed within White component

The White component within industrial developments may be strata-subdivided. The industrial and White uses within B2 developments may be contained in separate buildings provided that there is no land subdivision.

Showroom in industrial premises are meant primarily for the display of two categories of products as follows:

• Products that are not typically transacted or exchanged over the counter (eg bulky items such as furniture, motor vehicle).

• Products that are predominantly delivered and installed off-site (eg floor tiles)

Incidental sales of small items or “cash-and-carry” products may be considered only if the main activity of the showroom is for display of the two categories of products listed above.

Showroom proposals will only be considered as part of a Change of Use application, after the building has obtained a Temporary Occupation Permit (TOP) and when the prospective end-user or business operator for the showroom space is known.

Showroom may be considered subject to the following:

• Showroom shall be confined to the 1^st storey of the development.

• SLA may assess such showrooms based on Group A Commercial rate for the purpose of computing Land Betterment Charge.

An ancillary display area is meant only for the display of products related to the predominant industrial operations in the development.

Ancillary display area may be considered subject to the following conditions:

• Displayed products are purely for corporate or demonstration purposes that serve corporate customers of the industrial companies only and not open to public;

• These products cannot be sold on-the-premises or on site;

• There shall be no strata-subdivision or sub-leasing of these areas; and

• Endorsement from relevant agencies (eg HDB & JTC for leased premises; EDB & ESG for private premises) may be required.

SLA may assess such ancillary display areas based on Group D Industrial rate for the purpose of computing Land Betterment Charge.

If an existing industrial development has a previously approved ancillary showroom (now re-termed Display Area), the owner or operator of such ancillary showroom may apply for planning permission to convert it to a showroom in accordance with the showroom definition and guideline stated above.

Alternatively, the previously approved ancillary showroom may be expanded to function as an enlarged ancillary display area in accordance with the current definition for ancillary display area and guideline stated above.

The table below shows what can or cannot be done to a previously approved ancillary showroom.

Guidelines for Previously Approved Ancillary Showrooms

Industrial canteens within industrial developments may include food stalls, cafeteria, food court primarily to serve workers in the industrial estate and may include members of the public.

These may be approved on Temporary Permission for up to 5 years subject to the following:

• The size of the industrial canteen is capped at 700sqm or 5% of the total proposed GFA of the development, whichever is lower.

• SLA may assess such industrial canteens based on Group D Industrial rate for the purpose of computing Land Betterment Charge.

To provide basic amenities to workers in industrial estates located away from commercial centres, selected commercial uses namely; clinics, banking halls/ATMS, mini marts, fitness centre/gyms, may be considered on Temporary Permission for up to 3 years subject to the following:

• The industrial development is located within one of the outlying industrial estates (PDF, 216 KB).

• The commercial uses are located on the 1^st storey of the development.

• The total GFA of these commercial facilities shall not exceed 200sqm or 10% of the total GFA of the development, whichever is lower.

• SLA may assess such commercial uses based on Group A Commercial rate for the purpose of computing Land Betterment Charge.

Workers' dormitory are premises used to house migrant workers who are engaged to carry out industrial or production or construction activities. Dormitories may comprise new extensions to existing buildings or new building blocks within an industrial development or may be converted from existing spaces within an industrial development.

New workers’ dormitories located outside specified areas (refer to Table 1 and 2 below) or renewal of existing dormitories may be considered on Temporary Permission (TP) for up to 5 years subject to compliance with prevailing guidelines and the use not causing disamenities.

To provide more temporary housing options for migrant workers while additional purpose-built dormitories are being constructed, URA and technical agencies will now assess applications for (i) new temporary workers’ dormitories and (ii) increase in the number of workers in existing dormitories located within the specified industrial areas (refer to Table 1 below) on individual basis. If supported, the use will be on 3-years TP, and may not be renewed subsequently.

Note: The following guidelines are for workers’ dormitories located within industrial developments. Independent workers’ dormitories located separately from the industrial development may be allowed only on land zoned Civic and Community Institution. Click here for Guidelines for independent workers’ dormitories.

• Ancillary dormitories may house only workers employed by the owner or lessee of the industrial development and workers who work on-site in the subject development.

• Secondary dormitories may house workers not employed by the owner or lessee of the industrial development as well as workers who work on- and off-site.

• All new proposed workers’ dormitories or increase in capacity within industrial developments are assessed on the merits of the case.

• New applications located within 13 specified industrial areas (refer to Table 1) will only be considered if the proposals meet prevailing guidelines, and can be supported by existing infrastructure as assessed by technical agencies. Please refer to the circular dated 10 Feb 2023 for more information.

• Prior clearances from NEA, PUB, SCDF, and LTA shall be obtained before a proposal is submitted to URA for evaluation.

• New workers’ dormitories shall not fall within NEA and SCDF’s health and safety buffer zones, sub-areas reviewed by PUB where there are existing sewer capacity constraints or specified areas listed in Table 2 below.

Table 1: List of Specified Areas where new temporary workers’ dormitories and increase in number of workers for existing dormitories may be considered

Table 2: List of Specified Areas where no new temporary workers’ dormitories and increase in number of workers for existing dormitories are allowed

• Workers’ dormitories are not allowed within the Central Area and on land zoned Business Park/Business Park-White.

• For multi-user industrial developments, new workers’ dormitories shall be located within a separate building within the site. They are not allowed within the same building as other industrial units.

• Workers’ dormitories converted from existing spaces within the industrial development shall comply with existing industrial building setback requirements.

• New dormitory extensions or blocks shall comply with prevailing road buffer requirements and provide a 3m (minimum) setback along common boundaries.

The use quantum of the temporary workers’ dormitories and other ancillary supporting amenities for the dormitory use shall not exceed 49% of the overall GFA of the development, as stated in the circular dated 10 Feb 2023. 

A maximum 3.6m floor-to-floor height control shall apply to new dormitory extensions or blocks on site. There are no height controls for workers’ dormitories converted from existing spaces within the industrial development.

The maximum number of workers/residents allowed in a dormitory is subject to planning assessment by URA and requirements of technical agencies such as LTA, PUB, SCDF, NEA, MOM, and SPF. It is also subjected to the living space standard of minimum 4.2sqm of living space per resident*, whichever is lower.

*Living space per resident was set out in MOM-MND-MOH's press release dated 17 Sept 2021. See details in Amenity Provision Guidelines.

To enhance liveability for workers/residents in a dormitory and strengthen resilience against future pandemics, adequate facilities and amenities shall be provided as part of the dormitory development based on the requirements stated in the table below. 

Applications for new workers’ dormitory use are to comply with all the requirements (e.g. living space per resident, occupancy per bedroom unit, etc) as stated in the press release issued by MOM, MND and MOH dated 17 Sept 2021.

Amenity Provision

Industrial developments (excluding full ramp-up developments) shall have a minimum provision of goods lifts and loading bays to support the needs and operations of industries. The required number of good lifts and loading bays is shown below:

Goods Lifts and Loading Bays Requirements

Transport-related companies or industries requiring diesel/petrol to serve their own fleet of vehicles or industrial operations may set up pump points within B2 industrial developments subject to the following:

• The site on which the pump points are to be installed is zoned either B2 or Transport Facilities in the Master Plan.

• The pump points shall be ancillary to the predominant use such as vehicle depots, transport bases, motor repair/service workshops etc.

• There shall be no retail of diesel and petrol to the general public and other vehicles not owned by the company or its affiliated companies.

• If the development is open to and serves the general public (eg a car repair workshop that serves the public), a prominent notice shall be displayed at the pump point to indicate that the pump points shall be reserved solely for the use by the company’s own fleet or the fleet of its affiliated companies.

• The number of pump points shall be limited to 2.

• Storage tanks shall generally be placed underground so that it shall not be visually obtrusive.

• Relevant clearances for the pump points shall be obtained from NEA and FSSD.

RC flat roofs shall remain inaccessible except for maintenance purposes only¹. Activating the rooftop for uses such as roof terraces and landscaped gardens may be allowed depending on the merits of the proposal. No structures shall be allowed unless otherwise approved by URA. Where allowed, structures (including any safety barriers) shall comply with height controls² and the following guidelines.

¹ RC flat roofs that are accessible via ladders for maintenance purposes only are subject to agencies’ requirements for safety barriers to ensure the safety of maintenance personnel. Safety barriers shall not exceed 1m in height.

² Height controls applicable, include:

• Absolute technical height constraints^@ (e.g. Aviation paths restrictions, military and telecommunications installations).

• Conservation guidelines (available at URA SPACE)

• Urban design height controls (available at URA SPACE)

^@ The absolute technical height (Based on Singapore Height Datum [SHD]) shall take precedence if it is stricter than any of the other height controls.

Communal pavilions are small-scale, ancillary landscaping features that function as sheltered, open-sided resting points. Access to communal pavilions shall be from common areas only. The pavilions shall be computed as GFA unless they meet the following criteria:

• Maximum 500sqm¹ or 50% of roof coverage, whichever is lower.

• For developments which have reached the allowable storey height control, the pavilions shall remain open-sided when viewed externally. This is to ensure that the pavilions do not form an additional storey.

• For developments which have not reached the allowable storey height or are not located within areas subject to storey height control, maximum 50% perimeter enclosure of the rooftop pavilions may be allowed.

• Communal pavilions shall be integrated with lush greenery. The greenery on the rooftop shall be both enjoyable by the building users and visible from the surroundings.

• Plants shall be incorporated on permanent and preferably sunken planting, planned with sufficient soil depth based on the types of plants proposed. Some space shall be set aside for the provision of communal facilities and furniture to enhance the rooftop.

• A Landscape Plan and relevant sections for ground/rooftop spaces containing communal pavilions, showing the proposed landscaping scheme, pavilion dimensions, planting palette, soil depth, communal facilities, shall be submitted with the Development Application.

¹ The area is defined as the area of pavilion measured up to the roof eaves line.

The installation of solar panels on RC flat roofs may be considered if they meet the following criteria:

1. Solar panels are installed between 10 to 15 degrees relative to the horizontal plane to optimise the performance of solar panels and minimise glare to the buildings in the vicinity; and

2. The installation of solar panels shall not result in the removal of any greenery approved under the Landscaping for Urban Spaces and High-Rises (LUSH) Programme.

Installation of solar panels and M&E equipment such as inverters for the solar panel system does not require planning permission except in locations and contexts described below.

1. Areas subject to urban design guidelines and Conservation Areas² shall require planning permission due to their impact on the roofscape.
   ² For Conservation Areas, installation of solar panels without any additional works are treated as localised works for the purpose of repair and maintenance and are considered Category 3 works for Conserved Buildings. Applications for such Category 3 works can be made by owners and contractors. Refer to the Conservation Guidelines here and information on submission procedure here.

2. Elevated solar panels³ located in developments on the following land use zones shall require planning permission:

³ A solar panel is deemed to be elevated if it is raised more than 1m from the roof level for landed housing developments or 1.8m from the roof level for other developments.

3. Spaces under solar panels are enclosed or put to commercial use
   Planning permission shall be required if the spaces under elevated or non-elevated solar panels are enclosed or put to commercial uses such as Outdoor Refreshment Areas. In such instances, the spaces shall be computed as GFA.

Elevated solar panels that require planning permission may be assessed as an additional storey for storey height control purposes unless they comply with the guidelines below:

Guidelines for Elevated Solar Panels

B2 Industrial developments with expected high pedestrian and cyclist traffic are required to provide a WCP as part of the Development Application. As a guide, development types listed in the table below are subject to WCP requirement.

Development Types that require WCP as part of TIA¹

Developments not listed in the table above may also be required to submit a WCP if they fall under the following criteria:

• Developments located in car-lite precincts⁴; or

• Developments located within 400m of major transport nodes, ie within Zone 2⁵; or

• Retail, Office, Mixed Use developments.

Applicants of developments meeting the above criteria are strongly encouraged to check in early with LTA for the requirement of a WCP. See the diagram below for the submission flowchart to LTA and URA.

¹ Developments that have a master developer, and consist of two or more plots that staged at different time will also be required to submit a WCP at the concept design stage.

² LTA and URA will work with HDB on the WCP requirements.

³ Only industrial developments located within car-lite precincts or 400m of major transport nodes ie within Zone 2, will be required to submit a WCP.

⁴ The five car-lite precincts are Bayshore, Jurong Lake District, Kampong Bugis, Marina South and Woodlands North.

⁵ Zone 2 as defined in the Zonal Car Parking requirement in the Code of Practice on Vehicle Parking Provision in Development proposals. Please refer to LTA's website for more details.

The WCP shall consider the safety, convenience, and accessibility of pedestrians and cyclists, and incorporate the following elements in the design of the development:

• Provision of convenient and direct access from nearby public transport facilities and adjacent developments;

• Provision of measures to minimise conflicts between pedestrians, cyclists and motor vehicles at locations such as the vehicular ingress/egress, car park entrances, and drop-off points;

• Provision of sufficient and conveniently located bicycle parking spaces and supporting amenities such as shower facilities and lockers;

• Provision of way-finding signage to public transport facilities and amenities for cyclists; and

• Provision of barrier-free access and routes for children, elderly and the mobility challenged groups.

The detailed guidelines on WCP and submission requirements are summarised in LTA’s Code of Practice “Street Work Proposals Relating to Development Works”.

To provide assistance on developing active mobility-related infrastructure in a holistic manner, a Walking & Cycling Design Guide has been produced as a supplement to the respective agencies’ prevailing COPs, engineering and development standards. The Guide can be downloaded here.

Earthworks are defined as any operations or works in, on, or over land which result in substantial modification to the existing ground terrain, land form, or slope. These include excavation, formation of a new slope or embankment, and cut and fill operations.

Extensive earthworks are discouraged as it may change the existing terrain. Earthworks may also result in the building of high retaining walls that mar the streetscape and have adverse impacts on the surrounding areas. Earthworks on any development site, where necessary, shall be minimised.

Planning permission is required if earthworks involve more than 2,000sqm of land or change in the level of the land of more than 1.5m anywhere in the development site or relative to the neighbouring land.

The guidelines for earthworks are dependent on where the earthworks are carried out.

Earthworks may not be allowed within the building setback area, except in the following circumstances:

• When the proposed earthworks are to match the existing platform levels of the neighbouring sites;

• 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;

• When the earthcut is necessary to build a fully submerged basement. The area within the building setback shall be reinstated to the original platform level upon the completion of the basement.

Earthworks within the build-able area of more than 1m are subject to evaluation depending on merits. If the earthfill of more than 1m is allowed, the earthfilled area shall not be counted as an additional storey provided the overall aggregate building height complies with the maximum allowable building height measured from the allowable platform level.

Earthfill involving the entire development site may only be considered if the proposed earthworks are required to meet the technical requirements of PUB. Such earthfill may be allowed up to the Minimum Platform Level (MPL)¹ stipulated by PUB.

¹ Minimum Platform Level (MPL): The minimum 1^st storey level to be provided within the site. The MPL is determined by the Public Utilities Board (PUB).

The maximum allowable height for boundary walls is 1.8m.

High retaining walls shall be avoided wherever possible, particularly for small in-fill plots. If they have to be built and can be allowed, they shall meet the following requirements:

• the height shall be less than 1.5m;

• retaining walls higher than 1.5m may be considered due to 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.

If the retaining walls are to meet the MPL requirement stipulated by PUB for drainage purposes, the retaining walls along the site boundaries (except along boundaries that abut foreshore, roads, or waterbodies with drainage reserve equal to or more than 17.5m wide) need not be tiered as these are transitory, pending the redevelopment of the neighbouring land to the same MPL.

The above are general guidelines for earthworks and retaining walls. For industrial developments, these guidelines will apply differently depending on the type of development on the neighbouring parcels of land.

1. Where the boundary is shared with an industrial development (B1/B2) or a business park:

   • The existing earthworks guidelines and controls on retaining and boundary walls shall not apply.

2. Where the boundary is not shared with an industrial development (B1/B2) or a business park:

   • The existing earthworks guidelines and controls on retaining and boundary walls shall apply.

3. Where the boundary abuts a public road:

   • The existing controls on earthworks, retaining, and boundary walls shall apply.

   • Earthworks guidelines shall not apply if the development beyond the public road is an industrial development (B1/B2) or a business park.

4. Where the boundary abuts a drainage reserve⁴:

   • The existing controls on retaining and boundary walls shall not apply.

   • Earthworks guidelines shall not apply only if the development beyond the drainage reserve is an industrial development (B1/B2) or a business park. If the development beyond the drainage reserve is not an industrial development or business park, the earthworks guidelines shall apply.