Gross Floor Area

For development control purpose, Singapore uses a Gross Floor Area (GFA) system to work out the bulk and intensity of a development. The Gross Plot Ratio (GPR) for a specific development site is defined as the ratio of the GFA of a building to its site or plot area¹ . The allowable GPR of a development is guided by the GPR specified in the Master Plan (MP). 

This GFA handbook explains which area or space of a development is included or excluded from GFA for development control purpose. As a general principle, all (a) covered floor area of a development, (b) uncovered area used for commercial purposes, and (c) strata area (covered or otherwise) of a development are included as GFA, unless otherwise exempted. This is regardless of whether the spaces are accessible or usable. 

GFA is the total area of covered floor space, including the half thickness of external walls² or other building facade elements (e.g. windows, railings, curtain walls), but excluding voids.

Bonus Gross Floor Area above MP Allowable Intensity

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 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 GFA incentive schemes, the total GFA shall not exceed the overall cap of 10% above the MP GPR. Developments are eligible for the following bonus GFA incentive schemes if they comply with the relevant guidelines:

GFA is computed to the middle of external walls¹ (excluding the thickness of wall finishes). See illustration below.

Where there are windows or doors along the external wall, GFA is likewise computed to the middle of these windows or doors. See illustration below.

Where there are other vertical structures (e.g. railings, parapet walls, curtain walls) in-lieu of external walls, GFA will be computed to the middle of the outermost vertical structures. However, if there are spaces beyond the vertical structure that is proposed to be included as strata area, this strata area will also be included as GFA. See examples below.

There is no need to account for columns, and GFA will continue to be computed to the middle of the external walls.

Where there is a change in wall thickness, a 50mm offset is used to connect the different GFA delineations.

Where there is no external wall or similar vertical structure, GFA will be computed up to the edge of the covered areas.

Where a wall is between a GFA space and space that is not computed as GFA (e.g. shop space and common carpark) the extent of the GFA space will be computed to the middle of the wall. See example (A) below.

All proposed strata areas will be computed as GFA. For example, if an AC ledge serving a residential unit is included as part of the strata area of the unit, the AC ledge will be computed as GFA.

QPs are to clearly reflect both the GFA and strata boundaries on each of the floor plans submitted to URA, and to ensure all proposed strata areas have been duly computed as GFA. Non-provision of strata boundaries may result in a delay in URA’s grant of approval.

Developers are strongly encouraged to involve surveyors early in the design process to firm up the proposed strata boundaries. This is because any proposed changes to strata boundaries downstream may affect the resultant GFA of the development. If this results in the proposed GFA exceeding the Master Plan control, URA will require the proposed GFA to be rectified (e.g. via an amendment application) before strata subdivision approval can be granted.

Exceptions where strata area need not be computed as GFA

There are some developments (e.g. mixed-use developments) where spaces intended for public/ communal use are included as part of a larger strata area, for the purpose of demarcating ownership and maintenance responsibilities. For example, covered walkways on the 1^st storey commercial floor, within a larger commercial/residential development or sky terraces on the upper hotel floor, within a larger hotel/office mixed-use development.

Such spaces can continue to be considered for GFA exemption (notwithstanding their inclusion as strata area), subject to compliance with URA’s prevailing guidelines for GFA exemptions.

If the approved development comprises more than one use, the following rules shall apply in the calculation of common areas. Such a mixed development may also arise due to the land use zone, for example the Commercial & Residential zone.

• Attributable space: Where a common area is exclusively used for a specific purpose, it will be apportioned to the specific use. See example below.

  

• Non-attributable space: Where the common area is used for two or more purposes, it will be apportioned based on the weighted average, pegged to the prescribed use quantum mix in the Master Plan zoning of the development. See example below.
  

  

The prescribed use quantum mix in the Master Plan zoning is detailed below:

The new apportionment rules will be applied on a per floor basis. If a floor is occupied by a single use (e.g. Commercial), any vertical circulation GFA areas like staircases on that floor will be apportioned to Commercial use, though they may also be used by other users (e.g. Residential) above for escape purposes.  However, if the floor is occupied by two or more uses¹ for which the staircase GFA on that floor cannot be exclusively attributed, they will be regarded as non-attributable space and apportioned based on weighted average, pegged to the prescribed use quantum in the Master Plan zoning. 

The illustrations above are not exhaustive in covering all possible building or layout designs. In evaluating the development applications, URA may, if the circumstances of a case or the planning considerations relevant to a case so warrant, depart from these rules. Persons intending to carry out a development are advised to take this into consideration and check with URA through enquiries or development applications to confirm the application of the rules on their proposals.

For sites where the tender or lease conditions state that the land is to be developed for a certain use quantum mix, non-attributable common areas will be apportioned based on the specific use quantum mix stated in the tender or lease conditions, rather than the Master Plan zoning. For example, if the lease conditions for a site zoned Commercial require that the site is to be developed for a use quantum mix of 65% Commercial and 35% Civic & Community Institution, the non-attributable spaces will be apportioned based on 65% Commercial and 35% Civic & Community Institution, rather than 100% Commercial. 

For White sites where the tender or lease conditions stipulate a minimum quantum control on a particular use (e.g. minimum 30% Service Apartment), this will be taken into account when apportioning the non-attributable common areas with the balance 70% distributed to the other uses in the development on a simple average basis. For example, if the White site has a requirement of minimum 30% Service Apartment use and the development also has Commercial and Hotel uses, the apportionment of the non-attributable common areas will be based on 30% Service Apartment, 35% Commercial and 35% Hotel.     

In evaluating the development applications, URA may, if the circumstances of a case or the planning considerations relevant to a case so warrant, depart from these rules. Persons intending to carry out a development are advised to take this into consideration and check with URA through enquiries or development applications to confirm the application of the rules on their proposals.

Prior to 1 Sep 1989, the intensity of residential developments was determined using the population density (i.e. persons per hectare) method while that for commercial developments was based on the nett floor area method (i.e. excluding neutral areas). With effect from 1 Sep 1989, the different methods of determining development intensity for different types of development were standardised by the current Gross Floor Area (GFA) method.

To determine the intensity of such developments approved before 1 Sep 1989, there is a need to convert the approved GFA of the developments to the standardised current GFA definition. For such developments, the approved building would need to be recomputed based on the prevailing GFA definition.

As for developments approved after 1 September 1989, the intensity of these developments are already determined using the modern GFA system. Therefore, there is no need to recompute the GFA for such developments.

Kiosk-type structures containing Automated Teller Machines (ATMs) and vending machines are included as GFA. Standalone ATMs and vending machine are equipment and they are excluded from GFA.

Balconies are included as GFA.

Balcony Incentive Scheme - Bonus GFA

Under the Balcony Incentive Scheme (BIS), balconies may be included as bonus GFA if they adhere to the BIS guidelines and submission requirements stated in the Development Control Handbooks. Refer to the links below for more information on the specific guidelines.

Basement diaphragm walls located along the periphery of the basement structure are excluded from GFA.

Bay windows refer to raised windows not exceeding one structural bay width and cantilevered at least 0.5m high from the floor. Bay windows, except those approved before 1^st January 2009, are included as GFA.

Bicycle parking spaces provided in accordance with LTA’s prevailing parking provision standards¹ are excluded from GFA. Bicycle parking spaces provided over and above LTA’s minimum requirements may be excluded from GFA if assessed by LTA and URA to be reasonable, given the context of the development.

Such bicycle parking spaces shall be located at a convenient location for cyclists, taking into consideration the alignment of adjacent cycling paths/ shared paths, public transportation nodes and amenities.

Provision of End-of-Trip facilities listed in the table below may be excluded from GFA.

URA shall consider whether the size of the facility is appropriate, taking reference from LTA’s guidelines on such facilities¹. The End-of-Trip facilities shall be located near the bicycle parking spaces for the convenience of cyclists.

Cable chambers integrated within the main building are excluded from GFA if it does not exceed 2.5m in height¹.

Standalone cable chambers that fulfil either criteria below are excluded from GFA:

• The height¹ of the cable chamber, measured from the floor to the underside of the upper floor shall not exceed 2.0m; or

• The combined height¹ (a + b) shall not exceed 4.5m for Residential developments, 5.0m for Commercial developments or 6.0m for Industrial or Warehouse developments.

  

Vehicle parking related areas on common car park floors are excluded from GFA. This includes car parking lots, driveways, residual areas¹ and corridors² leading to a car park lift lobby.

¹ Residual areas incapable of accommodating an additional car park lot.

² Can only be enclosed on up to 3 sides.

Car parking lots are excluded from GFA except under the following circumstances:

• Private car parking lots that form part of a strata-titled unit (e.g. within a strata landed residential, commercial or industrial development). Such lots shall be physically contiguous to the strata unit. Proposals for such lots to be non-contiguous with the main strata unit will be assessed on case-by-case basis, taking into consideration the proposed layout/configurations.

• Car parking lots provided above the upper bound¹ for:

  • Commercial, Hotel and Mixed-use developments;

  • Residential developments within Central Area; and

  • Business Parks within 400m of MRT or LRT stations.

Car parking space within a car porch or garage of landed housing is excluded from GFA.

Driveways are part of the vehicular circulation area. These are excluded from GFA.

Lift lobbies in car park floors are included as GFA. The GFA is limited to an area equivalent to the size of the lift shaft (including the half thickness of the shaft) or to the actual size of the lift lobby, whichever is smaller.

Car parking lots that form part of a mechanised car parking system adjacent to residential units are excluded from GFA if they meet the following requirements:

• There are no fixed concrete or metal floor slabs or platforms where the cars are parked;

• The car parking spaces are accessed through common areas (e.g. staircase landing) as private car parking lots accessible via private strata area are included as GFA;

• The car parking spaces are common property managed by the MCST and are not included as strata area; and

• The car parking spaces are used solely for car parking purposes and are annotated on plans as such.

Motorcycle parking lots are excluded from GFA except when they are proposed as private parking lots as part of a strata-titled unit or in excess of LTA’s mandatory requirements (upper bound¹) for new erection applications submitted on or after 1 February 2019 for the following new development types:

• Commercial, Mixed-use and Hotel developments;

• Residential development within Central Area; and

• Business Parks within 400m of MRT or LRT stations.

Non-car parking areas and all enclosed areas on car park floors, except M&E rooms within basement car park floors, are included as GFA.

Examples of such areas include staircases, storage rooms, toilets and corridors leading to non-car parking uses (e.g. shops on the car park floor). 

Pick-up/drop-off points are excluded from GFA.

Residual areas incapable of accommodating an additional car park lot and corridors leading to car park lifts are excluded from GFA.

Unenclosed metal perforated catwalks meant for maintenance purposes and not exceeding 1.0m in width are excluded from GFA.

Open to sky communal roof terraces managed by the MCST which serve to provide landscaping and communal facilities for residents in the development are excluded from GFA.

Covered or enclosed features within these communal roof terraces are included as GFA.

Covered Communal Ground Gardens (C2G2) are on-ground greenery spaces at the 1^st storey.

Such gardens should flow seamlessly between the covered and uncovered spaces of the 1^st storey

and designed to be bright and airy with quality landscaping. There are two types of C2G2:

• Secondary C2G2

• Predominant C2G2

All areas of the C2G2 shall be accessible to the public and/or building users during normal opening hours for the development. The communal ground garden shall not be enclosed and converted to any other uses in the future. Covered ornamental pond/ reflective pool that forms part of the communal landscape areas may also be considered as part of the C2G2.

A landscape plan showing the proposed landscaping scheme and areas within/beyond the 45-degree line shall be submitted as part of the development application for assessment of the proposed C2G2.

Secondary C2G2 are communal landscaped areas on the 1^st storey which are shaded by a structure or a floor or overhang above. These may be excluded from GFA up to a maximum area defined by a 45-degree line taken from the edge of the overhead projection. The communal landscaped areas excluded from GFA within the 45-degree line must be unenclosed, accessible and contain quality lush landscaping with a variety of vegetation.

For Predominant C2G2, the additional covered areas beyond the 45-degree line may be considered for exclusion from GFA if the spaces provide substantial ground greenery with good spatial quality.

For on-ground greenery to qualify as a Predominant C2G2, it shall comply with the following requirements:

• The covered garden area should occupy at least 50% of the 1^st storey building footprint;

• Within the covered garden area, a minimum of 60% shall be lushly landscaped while the remaining 40% shall be set aside for meaningful communal gathering and activity spaces and unenclosed communal facilities. These spaces may include garden paths, playgrounds and covered ornamental pools.

• Covered drop-off points may be considered as part of the C2G2 if well-integrated, paved with appropriate material and integrated with lush landscaping;

• Both the covered and uncovered landscaped area shall include suitable varieties of plants which are planted in permanent and preferably sunken planting beds to enhance the spatial and visual quality of the space.

• As the communal landscaped areas are intended to serve the public and/or building users, they shall be easily accessible to the public and/or building users during normal opening hours for the development¹. They should also not be tucked away in dark/obscure corners which will not be conducive for landscaping as well as public use.

While uses like ORA may be proposed within the C2G2, the ORA areas would be included as GFA. Appropriate design interventions shall be adopted to minimise easy conversion of areas excluded as GFA to usable commercial spaces subsequently. The C2G2 should not be easily enclosed and converted to any other uses in the future.

For scenarios where covered areas within the 45-degree line are excluded from GFA (e.g. Communal Covered Ground Garden and Sky Terraces), the area shadowed by columns are excluded from GFA.

If the column is excessively large (akin to a wall), the shadowed area shall be included as GFA. The 45-degree line for GFA exemption is not applicable in such instance.

Covered enclosed spaces regardless of accessibility, use or height are included as GFA.

Covered greenhouse / farm spaces (including rooftop urban farms) shall be computed as GFA. Netting over plants will not constitute covered areas, and will not be computed as GFA.

1^st storey, upper levels and underground pedestrian linkages are excluded from GFA if they satisfy the following specific requirements applicable pedestrian linkages.

Communal sky bridges between buildings within a single development are excluded from GFA if they comply with the following requirements:

• The sky bridge shall connect two communal areas within the development;

• The sky bridge shall form part of the communal circulation network within the development; and

• No part of the sky bridge shall be rented out or form part of any strata unit.

Covered linkways are excluded from GFA if they comply with the following requirements:

• The covered linkway shall be open sided and incorporated as part of a landscaping area; and

• The covered linkway should connect one building to another and it shall not form part of the main building.

Covered public walkways are excluded from GFA if they comply with the following requirements:

• The covered walkway shall abut an existing/ proposed road at the 1^st storey or face a public pedestrian mall, public open space/ landscaped area or link two public areas;

• The covered walkway shall be kept open at all times for public use as part of the public pedestrian network; and

• The covered walkway shall adhere to the respective width requirements depending on its location:

Elevated linkways connecting to pedestrian overhead bridges are excluded from GFA if they are at least 2.5m in width.

Elevated pedestrian linkages within developments that are identified as key connections under the Jurong Gateway Elevated Pedestrian Network Plan (JGEPN) are excluded from GFA if they comply with the following requirements:

• The clear width of the walkways shall be a minimum of either 5.0m or 6.0m, as shown in the JGEPN. Elevated walkways exceeding the required width may be excluded from GFA depending on merits of the proposal;

• Vertical circulation points that connect the Elevated Pedestrian Network (EPN) with the at-grade pedestrian network shall be provided along the EPN at locations shown in the JGEPN via stairs, lifts and/or escalators;

• The walkway shall be open and accessible to the public during the opening hours of the MRT. Portions of the EPN that also function as public pedestrian overhead bridges (POB) across public roads shall always be accessible to the public;

• The internal walkway route within the building that links the connection points with adjacent buildings shall be as direct as possible. A winding internal walkway route provided with the intention of maximising pedestrian flow to retail or other commercial uses for commercial considerations shall be deemed an internal corridor space and included as GFA;

• The walkway shall be used strictly for pedestrian movements only. Commercial uses are not allowed within the walkway; and

• Way-finding signages within the elevated walkway shall comply with the guidelines stated in the J-Walk Signage Guidelines. Generally, clear and prominently displayed signage shall be provided at the entrances of the elevated walkways within a development to inform pedestrians that they are accessible for public use. Adequate signage along the EPN shall be provided to guide pedestrians to the MRT Station and other key developments along the EPN.

Through-block pedestrian links are excluded from GFA if they comply with the following requirements:

• The pedestrian link shall run through a building block and connect two parcels of public areas (ie main road (excluding service road and back lane), public pedestrian promenade /mall and public open space/landscaped area);

• The internal clear width of the pedestrian link shall be at least 4.0m but no more than 7.0m;

• Changes in the floor levels of the linkage shall be accommodated by ramps; and

• The pedestrian link shall always be kept open for public use. Clear and prominent signages with minimum size of 4.0m² shall be displayed above the entrances to inform the public that the linkage is open 24 hours for pedestrian use.

Underground pedestrian links are excluded from GFA if they have a clear pedestrian walkway width of:

• Between 6.0 – 7.0m for walkway without shops or with shops on only one side; or

• Minimum width of 7.0m for walkway with double-loaded uses.

Walkways greater than 7.0m wide may be excluded from GFA depending on the merits of the proposal.

Upper level pedestrian links between different developments are excluded from GFA if they comply with the following requirements:

• The link shall connect two common public areas at upper floors and be used for circulation only;

• The link shall span across a minor road. However, links that span across the development boundary may be considered;

• The internal clear width of the link shall be at least 4.0m and up to 7.0m. If the connection is to a pedestrian overhead bridge, the minimum width shall be 2.5m; and

• The link shall remain open during normal business operation hours for public use. The link shall be directly accessible via lifts or staircases from the 1st storey public lobby. 

Covered ornamental pond/ reflective pool that forms part of the communal landscape deck at the 1^st storey is excluded from GFA. Such area is delineated by the 45-degree line taken from the edge of the floor or overhang above the landscaped deck.

For buildings with curtain walls fixed onto the main structure, the GFA is measured up to the middle of the outermost vertical facade element (e.g. the glass panel).

For every development, only one entrance canopy is excluded from GFA.

If the height of the roof measured from the springing line to the ridge is equal to or greater than 1.5m, the floor under the roof is included as GFA.

If the height of the raised platform measured from the floor to the underside of the raised platform is greater than 1.5m, the area under such raised platform is included as GFA.

Intermediate load-bearing floors are included as GFA.

Covered perforated floors (including areas covered by such perforated floors) are included as GFA regardless of the type of material used for the floor.

Guardhouse and sentry posts, regardless of size, are included as GFA.

Household shelters are included as GFA.

Specific areas created as a result of a household shelter may be excluded from GFA:

• The part of the household shelter core that extends into the building foundation.

• If the reinforced concrete (RC) slab is located at an intermediate level between floors.

• If the reinforced concrete (RC) slab is located at the roof level.

Indoor recreation spaces are included as GFA.

Indoor Recreation Space Incentive Scheme – Bonus GFA

Under the Indoor Recreation Space Incentive Scheme (IRSIS), indoor recreation spaces for private non-landed residential developments and the residential component of mixed-use developments may be included as bonus GFA if they adhere to the IRSIS guidelines and submission requirements stated in the Development Control Handbook. Refer to the link below for more information on the specific guidelines.

Air-conditioner (A/C) ledges that are included as strata area will be computed as GFA. The extent of GFA demarcation for the AC ledge will align with the strata area boundary, regardless of the position of the vertical railings or screens on the AC ledge.

Non-strata AC ledges not exceeding 2.0m in width (as measured perpendicularly from the external wall) are not computed as GFA. For non-strata AC ledges exceeding 2.0m in width, the area to be excluded from GFA is only up to 2.0m in width.

All AC ledges should continue to comply with BCA’s design for maintainability guidelines to ensure that they are adequately sized for ease of downstream maintenance.

Reinforced Concrete (RC) ledges meant for sun-shading or firefighting purposes (i.e. firemen's ledges) are excluded from GFA if they comply with the following requirements:

• Does not exceed 2.0m in width;

• No railing or parapet wall; and

• Located at the external façade.

For RC ledges exceeding 2.0m in width, the area to be excluded from GFA is only up to 2.0m in width.

Letter boxes located within car park are excluded from GFA except when they form an enclosed area. The enclosed area, including the letter boxes will be included as GFA.

Lift motor rooms with headroom exceeding 1.8m are included as GFA.

Lift shafts, including the half thickness of the walls, are included as GFA once at the lowest floor.

Loading and unloading bays on the same level as a driveway are excluded from GFA.

Raised loading and unloading platforms, which are not on the same level as a driveway, are included as GFA.

M&E floors with headroom of up to 1.8m are excluded from GFA. The height of the M&E floor is measured from the floor to the underside of the upper floor. As suspended or false ceiling is not a floor per se, such ceiling is not considered an upper floor.

For M&E floors with varying headroom (i.e. the height of the headroom varies from below 1.8m to exceeding 1.8m), the entire floor is included as GFA.

M&E rooms (including bin centres, substations, energy storage system and M&E equipment supporting District Cooling System/Centralised Cooling System) within fully sunken common basement carparks are excluded from GFA.

Under the Landscaping for Urban Spaces and High-Rises (LUSH) scheme, activity-generating and sustainability-related uses are encouraged on the rooftop of either new commercial and hotel developments or commercial and hotel developments undergoing major additions and alterations / re-development.

Activity-generating uses include F&B and sustainability-related uses include urban farms¹, communal roof gardens, greenery and solar panels.

Rooftop M&E services may be transferred from the roof to one of the top three floors directly below the roof and only one such floor may be excluded from GFA provided the use of the freed-up roof space adhere to the following requirements:

• The urban farm area, solar panels and communal roof gardens shall take up a meaningful part of the roof. Any M&E services such as lift motor rooms or staircase cores that need to remain on the rooftop shall be clustered and neatly integrated with the roof design. Applicants shall consider the site context in deciding the most appropriate use for the rooftop.
  

• URA will take into consideration whether the proposed use on the roof top would pose dis-amenity concerns to neighbouring developments (e.g. noise, glare). For example, F&B uses are not allowed on the rooftops of commercial and hotel developments that share common boundaries with residential developments.

Applicants are to take note of the following considerations:

• F&B uses, whether covered or open-to-sky, are to be included as GFA.
  

• For crop protection, covers over rooftop urban farms may be allowed. Such covered areas are included as GFA;
  

• Covered spaces under solar panels used for landscaping purpose are excluded from GFA.

Note: Proposals for activity-generating and sustainability-related uses on the roof and the associated GFA exclusion for the M&E services transfer shall be considered based on the merits of the proposal and subject to URA’s evaluation at the development application stage.

M&E spaces enclosed by chain-link fencing or low parapet wall on common car park floors (eg. above basements) are excluded from GFA.

Non load bearing roof covers meant to screen off rooftop services (e.g. M&E and other service equipment) may be excluded from GFA.

Ceiling grids located directly above a stage area within an indoor performance venue are excluded from GFA.

Meter compartments incorporated inside gateposts are excluded from GFA.

Open courtyards and air wells are recognised as existing GFA only for developments that existed before or in 1960. For post-1960 developments, the covering up of such areas are included as GFA.  

From 2013 onwards, courtyards and air wells located within strata areas are to be included as GFA whether they are open or covered, whereas open courtyards and air wells located in the common areas are excluded from GFA.

Outdoor refreshment areas (ORAs) are included as GFA.

Landscaping for Urban Spaces and High-Rises Scheme – Bonus GFA

Under the Landscaping for Urban Spaces and High-Rises (LUSH) scheme, rooftop ORAs may be included as bonus GFA if they adhere to the LUSH guidelines and submission requirements stated in the Development Control Handbooks. Refer to the links below for more information on the specific guidelines.

Orchard Planning Area – Bonus GFA

Under prevailing guidelines for Orchard Planning Area, ORAs located next to the Orchard Pedestrian Mall belt may be included as bonus GFA if they adhere to the guidelines and submission requirements stated in the Orchard Planning Area Urban Design Guidelines and Plan. Refer to the link below for more information on the guidelines.

Singapore River Promenade

ORA located along Singapore River Promenade is computed as GFA. This ORA shall be confined to the boundary of the subject development and defined by markers, e.g. planters or flower pots. Only retractable awnings mounted on the development facades are allowed for the ORA to add more interest and diversity to the streetscape.

The full frontage of the development along the promenade and pedestrian mall can be considered for ORA uses, subject to detailed evaluation on the maximum allowable extent based on the existing site conditions and compliance with technical requirements. As the proposals sit on state land, applicants will have to obtain the Temporary Occupational License (TOL) from SLA or its appointed agent.

Within Privately-Owned Public Spaces (POPS) – Bonus GFA

ORAs within POPs are computed as commercial GFA.

ORAs within POPS may be included as bonus GFA if they adhere to the POPS guidelines and submission requirements. Refer to the link below for more information on the guidelines.

Outdoor refreshment kiosks (ORKs) are included as GFA.

Orchard Planning Area – Bonus GFA

Under prevailing guidelines for Orchard Planning Area, ORKs located next to the Orchard Pedestrian Mall belt may be included as bonus GFA if they adhere to the guidelines and submission requirements stated in the Orchard Planning Area Urban Design Guidelines and Plan. Refer to the link below for more information on the guidelines.

Communal pavilions accessed from common areas and sited within lushly landscaped areas at the 1^st storey and rooftop are excluded from GFA if they meet the requirements listed below:

Communal planter boxes are excluded from GFA if they comply with the following requirements:

• Maximum width of 1.0m¹;

• Minimum depth of 500mm (for planting purposes);

• To be sufficiently externalised;

Communal planters shall be designed with safety and maintainability provisions in mind. Low height railings can be provided for safety purposes.

Planter boxes provided behind full height screening and internalized planter boxes are included as GFA.

For planter boxes that do not satisfy the abovementioned requirements, the entire planter box is included as GFA. There is no partial exclusion.

Private planter boxes located within strata units of both residential and non-residential developments are included as GFA.

Private enclosed spaces (PES) approved on or after 12th January 2013 are included as GFA. 

Balcony Incentive Scheme – Bonus GFA

Under the Balcony Incentive Scheme (BIS), PES for non-landed residential developments may be included as bonus GFA if they adhere to the BIS guidelines and submission requirements stated in the Development Control Handbooks. Refer to the links below for more information on the specific guidelines.

Private roof terraces (PRT) approved on or after 12^th January 2013 are included as GFA.

Balcony Incentive Scheme – Bonus GFA

Under the Balcony Incentive Scheme (BIS), PRT¹ for non-landed residential developments may be included as bonus GFA if they adhere to the BIS guidelines and submission requirements stated in the Development Control Handbooks. Refer to the links below for more information on the specific guidelines.

¹ Including private staircases leading directly to the PRT

1^st storey covered public spaces may be excluded from GFA under the Privately-Owned Public Spaces (POPS) scheme if they satisfy the urban design, operational and eligibility requirements below.

Parameters	Requirements
Urban Design Guidelines	Size and Configuration The public space area should be large enough to improve the amenity of the local area and serve as a meaningful space for users. As a guide, the public space area should be at least:- 1sqm of public space area for every 50sqm of total development GFA; or 25% of the development's building footprint. (whichever is lower) Covered public spaces should have high volume of at least two storeys or an appropriate height in proportion to its size. At least 75% of the total public space area should consist of a contiguous space which is regular in shape, subject to detailed evaluation. Access and Location The public space should be located at the first storey with a frontage onto a major street or pedestrian thoroughfare. The public space frontage should be open and unobstructed to allow for easy pedestrian access and be highly visible from the adjoining street or pedestrian thoroughfare. The access and circulation within the public space should be barrier-free and comply with BCA’s universal design guidelines. Public Seating and Amenities Public seating should be provided. The minimum requirement is one seat per 20sqm of public space area (1m of bench/ledge = 2 seats). A variety of seating to cater to different users, age groups and physical abilities is encouraged, e.g. seats with back and arm rests are highly encouraged to cater to the elderly; movable seats to allow for interaction, etc. The public space may include other amenities to encourage public use of the space such as: Design Features: Public Art, Water Features; Furniture + Equipment: Tables, Play/Exercise Equipment, Built-in Lighting and Audio Equipment for events; and Services: Drinking Fountains, Wi-Fi Connection, Phone Charging Points. Shade The public space should be well shaded to encourage public use throughout the day. Shade can be provided by integration within the building form, by adjacent buildings, trees, canopies/pergolas, adjustable umbrellas/awnings, and/or landscape elements. The material used to provide shade must not result in additional heat retention in the public space. Sun shadow study should be undertaken to demonstrate that sufficient shade is provided between 9:00am and 4:00pm. Shadow diagrams are to be studied for shadow cast on 21 Jun: at 9:00am, 12:00pm and 4:00pm. For each shadow diagram: At least 50% of the total public space area is to be shaded; and At least 50% of public space seating is be shaded. Signage An information plaque shall be installed at a visible and fixed location near the main entrance of the public space. The plaque should include the following information: Public Open Space logo measuring at least 30 cm by 30 cm; “Open to public 24 hours” statement; Public space owner and their contact information. No smoking sign Refer to Annex 1-1 for the template file in PDF (editable in Adobe Illustrator) and high resolution logo image. All text on the signage should be highly contrasting with the background colour of the sign, at least 20mm in height, and in a highly legible font. The signage must be constructed of highly durable material such as metal or stone that is fully opaque and non-reflective. The signage should be integrated with other signage in the same vicinity (if any), to reduce visual clutter.
Operational Guidelines	The public space: Must be open to the public at all times; Cannot be enclosed and cannot be converted to any other permanent uses in the future; and Must remain as common property, in the event of strata subdivision. ORA within POPS, if any, must remain as common property (i.e. as part of the public space), in the event of strata subdivision.
Eligibility for GFA Exemption for First-Storey Covered Public Space	To be eligible for GFA exemption, the first-storey covered public space should be within a development that is frequented by the general public and situated along popular pedestrian routes. These are typically: Commercial developments/developments with significant commercial component (e.g. offices, business parks, shopping centres, hotels) or Civic & Community institutions and Educational institutions; and Located in Central Area, a Regional/Sub-Regional/Fringe Centre, a Growth Area (e.g. Tampines, Jurong East, Paya Lebar, Woodlands etc.) or a Town Centre.
Extent of GFA Exemption for First-Storey Covered Public Space	The GFA exemption applies to the entire covered area of the public space excluding Outdoor Refreshment Areas, if any.
(Optional) Outdoor Refreshment Area within POPS	Definition An outdoor unenclosed seating area serving a Food & Beverage (F&B) unit. Use Primarily used for seating. ORA seating is not to be counted towards the required POPS seating provision. Location To be located within Privately Owned Public Spaces (POPS) of commercial or mixed-use developments. ORA within POPS should not impede pedestrian movement, obstruct fire engine access, safeguarded through-block links, view corridors and any other public open spaces. Height Maximum 5m, single storey. Size The maximum allowable size for ORAs within POPS is up to 10% of the POPS area (see Fig.1); The area of the ORA shall not be calculated as part of the minimum required size for POPS as stipulated in the Design Guidelines for POPS1. The remaining area of the POPS after deducting the ORA should be equal to or larger than the minimum size required for POPS; Structure Designed as outdoor, unenclosed dining areas; Umbrellas, retractable canopies and lightweight structures are allowed; Only loose tables, chairs and approved structures by relevant authorities are allowed; All furniture or opaque structures should not exceed 1.2m high; The extent of the ORAs is to be clearly demarcated with boundary markers which are not easily removable e.g. planters. All structures and furniture, including menu stands, displays and signage, must not encroach beyond the extent of the approved ORA. Outdoor Kiosk for food preparation Outdoor kiosk for food preparation can be allowed within the ORA boundary if they comply with the following guidelines:- Ancillary food preparation area up to 30sqm. Larger food preparation areas may be considered on a case-by-case, subject to evaluation; No major food preparation is allowed; All furniture or opaque panels, including doors and internal partitions should not exceed 1.2m high; Up to 4m width, with an additional 1m return, of the lightweight structure (if any) can be walled with full height opaque panels to conceal equipment and storage. A wider width may be considered on a case-by-case basis, subject to evaluation; Designed as contiguous with the seating area; For proposals in which an ORA within POPS is integrated with an Outdoor Kiosk for food preparation, the combined seating area and the Outdoor Kiosk should not exceed 150sqm. Signage Business names are allowed to be displayed on the awnings / structures.  Any third-party advertisement signs or sponsor logos are not allowed as freestanding structures or to be displayed on the ORA structures. Any signs will require the written approval of Building and Construction Authority (BCA) prior to the installations. Gross Floor Area ORA within POPS will be considered as commercial GFA. For developments which have maximised their development potential, the proposed ORA within POPS can be considered over and above the maximum intensity stipulated in the Master Plan for the site, subject to the overall 10% GFA bonus cap[1] for each development and the payment of Land Betterment Charge as assessed by SLA. As per current practice, all additional GFA granted under the bonus GFA incentive schemes will not form the future development potential of the site upon redevelopment. The additional GFA granted under this scheme will not be transferable for other uses elsewhere in the development. [1] Refer to Circular No: URA/PB/2009/03-DCG dated 29 April 2009 – Framework for Managing Bonus Gross Floor Area Incentives

Racking systems are excluded from GFA if they are standalone modular racking systems that do not form an integral component of the building (e.g. not of reinforced concrete construction), and are used for storage purposes¹ in industrial developments.

Please be reminded to seek the necessary clearances from other relevant agencies for the proposed racking system, such as BCA for structural safety and SCDF for fire safety.

¹The storage use should be related to the main industrial use of the unit/development, and human access to the racking systems should be for the storage and retrieval of goods only. 

Area under a recessed window, regardless of height of the window, is included as GFA.

Refuse chutes are excluded from GFA.

Refuse chambers and Discharge Valve (DV) chambers (part of a pneumatic system) located within fully sunken basement carparks are excluded from GFA.

Outside of basement carparks, refuse chambers and DV chambers with headroom of up to 1.8m are excluded from GFA.

Covered RC slabs within voids (including service riser voids and voids beside storey shelter) are included as GFA.

For areas covered by roof eaves located below the 6^th storey, up to 2.0m of the area is excluded from GFA subject to the following requirements:

• The roof eaves and sun shading devices shall be column-free and shall not be accessible except for maintenance purpose only;

• The roof eaves and sun shading devices shall comply with the setback requirements from the common boundaries of the development;

• Roof eaves and sun shading devices facing public roads may be allowed within the physical buffer and not within green buffer.

For area covered by the roof eaves located at the 6^th storey and above, the entire area is excluded from GFA subject to the following requirements:

• The roof eaves and sun shading devices shall be column-free and shall not be accessible except for maintenance purpose only;

• The roof eaves and sun shading devices shall comply with the setback requirements from the common boundaries of the development;

• Roof eaves and sun shading devices facing public roads may be allowed within the physical buffer and not within green buffer.

For areas covered by building projections (e.g. ledges, planter boxes, bay window, balconies and design features) located below the 6^th storey, up to 2.0m of the shadowed area is excluded from GFA subject to the following requirements:

• The covered area must not fall within a walled-up enclosed space and balcony area;

• The covered area must be column free and shall not be enclosed on the sides.

For areas covered by building projections (e.g. ledges, planter boxes, bay window, balconies and design features) located at the 6^th storey and above, the entire shadowed area is excluded from GFA subject to the following requirements:

• The covered area must not fall within a walled-up enclosed space and balcony area;

• The covered area must be column free and shall not be enclosed on the sides;

Area shadowed by link bridges or elevated linkways (regardless of height) is excluded from GFA.

Service ducts, including the thickness of the walls, are included as GFA once at the lowest floor, if the vertical shaft is entirely a void space.

If the service ducts are slabbed over at every floor, the service duct at each floor is included as GFA. Non- load bearing fire-stop material to compartmentalise the service ducts are excluded from GFA.

Sky terraces are communal garden spaces provided at the intermediate storeys of a building. The following requirements shall be complied with for sky terraces to be excluded from GFA.

¹ Parapet walls shall not exceed 1.3m in height to allow for more openness.

² The 45-degree GFA exemption area may be taken from all external parapet walls (including recessed external parapet walls) surrounding the sky terrace.

For scenarios where covered areas within the 45-degree line are excluded from GFA (e.g. Communal Covered Ground Garden and Sky Terraces), the area shadowed by columns are excluded from GFA.

If the column is excessively large (akin to a wall), the shadowed area shall be included as GFA. The 45-degree line for GFA exemption is not applicable in such instance.

Area shadowed by solar panel is excluded from GFA unless the shadowed area is enclosed, used for commercial uses (e.g. outdoor refreshment area) or storage purpose.

Staircases are included as GFA. The flight of the staircase is to be projected upwards and be included as GFA on that particular floor.

Staircases at intermediate levels not connected to any floor are not included as GFA. 

Scissors staircase comprises two separate sets of staircases intertwined within a single stairwell, with each set of staircase having its own flight of steps. Each set of set staircase is included as GFA.

Staircase connecting between two floors with virtual levels in between are included as GFA even if there is no access to the in-between the virtual levels.

All uncovered external perforated staircases, regardless of materials, are included as GFA. 

For pure industrial/warehouse developments, uncovered external mild steel perforated staircases are excluded from GFA provided the development already provides a covered internal staircase to serve users of the building. If the width of the uncovered external mild steel perforated staircase (including the staircase landing) is more than 1.0m, the developer shall provide an undertaking not to cover up the external staircase subsequently.

Uncovered staircase to ESS are excluded from GFA.

Building features which are excluded from GFA can be allowed to extend from the building wall line to serve different needs. These features are typically short appendages and not extensive overhangs.

In situations where one building feature is added on to another, the width of projection of these structures are measured from the building wall line. If the proposed feature as measured from the wall line exceeds the dimension prescribed for exclusion from GFA, it is to be included as GFA as illustrated below.

The width of the projection of each item that is excluded from GFA measured from the external building wall line cannot exceed the maximum allowable width. Otherwise, the entire structure would be included as GFA.

Reinforced Concrete (RC) ledges and non-strata AC ledges not exceeding 2.0m in width, as measured perpendicularly from the external wall are excluded from GFA. If the combined width of the structural protrusion as shown in Example 1 exceeds 2.0m in width, the entire structure would be included as GFA.

Covered swimming pool is included as GFA.

nenclosed façade articulation (previously known as Urban Verandahs) are included as GFA.

Façade Articulation – Bonus GFA

Under prevailing guidelines, unenclosed façade articulation within Orchard Planning Area may be included as bonus GFA if they adhere to the guidelines and submission requirements stated in the Orchard Planning Area Urban Design Guidelines and Plan. Refer to the link below for more information on the guidelines.

Void decks are included as GFA.

Walls and columns are included as GFA.

Water tanks, including sprinkler tanks, balancing tanks and storm water detention tanks, are excluded from GFA. Rooms that house water tanks are included as GFA.