View Full Version : is this illegal covering PES area
look.at the ground floor unit. legit?
http://s24.postimg.org/61aoyh7ib/20130420_100351.jpg
the MC must be fairly liberal...
http://www.ura.gov.sg/pr/forum/2013/forum13-02.html
Snippet:
With the recent introduction of new guidelines on private enclosed spaces (PES) and private roof terraces, semi-outdoor spaces like the PES and private roof terraces in new condominium and flat developments approved on or after Jan 12 are now counted together with balconies as part of the gross floor area (GFA) allowed for the development.
Coverings over PES and private roof terraces as well as screenings on balconies are allowed in these new developments if the coverings conform to designs that have been pre-approved for the development.
The management corporation strata title (MCST) can also use the pre-approved designs to guide home owners who wish to install the covers.
For developments approved prior to Jan 12, the PES and private roof terraces were not computed as GFA.
Home owners planning to cover such areas must first seek the necessary endorsement from the MCST before making a submission to the Urban Redevelopment Authority (URA).
On receipt of a submission endorsed by the MCST, the URA will then assess such requests on a case-by-case basis, taking into account the extent of the proposed cover and the impact of the proposed covering on the rest of the development.
Is allowed only for development approves from Jan 12 2013. Such development approved in Jan 2013, not yet even lay building foundation.
http://www.ura.gov.sg/pr/forum/2013/forum13-02.html
Snippet:
With the recent introduction of new guidelines on private enclosed spaces (PES) and private roof terraces, semi-outdoor spaces like the PES and private roof terraces in new condominium and flat developments approved on or after Jan 12 are now counted together with balconies as part of the gross floor area (GFA) allowed for the development.
Coverings over PES and private roof terraces as well as screenings on balconies are allowed in these new developments if the coverings conform to designs that have been pre-approved for the development.
The management corporation strata title (MCST) can also use the pre-approved designs to guide home owners who wish to install the covers.
For developments approved prior to Jan 12, the PES and private roof terraces were not computed as GFA.
Home owners planning to cover such areas must first seek the necessary endorsement from the MCST before making a submission to the Urban Redevelopment Authority (URA).
On receipt of a submission endorsed by the MCST, the URA will then assess such requests on a case-by-case basis, taking into account the extent of the proposed cover and the impact of the proposed covering on the rest of the development.
I think URA meant Jan 2012? Rather than 12 Jan 2013?
Edit: My bad, its 12 Jan 2013.
http://www.ura.gov.sg/circulars/text/dc13-01.htm
invisible grills is nothing compared to the way this family is covering the PES. the neighbours upstairs could enclose their balcony as well?
Tony Blair
21-04-13, 08:19
look.at the ground floor unit. legit?
http://s24.postimg.org/61aoyh7ib/20130420_100351.jpg
D'ont be so Kaypoh lah.
so before buying into such units with roof terrace or pes need to check with developer on the approved covering? or better still list of approved cover design should be attached in the S&P? if not how can buyers be protected?
CondoInterested
21-04-13, 10:10
It's rather stupid to have this kind of open space area, no thanks to stupid rules and greed of developers. It will only serve as an open rubbish collection for inconsiderate neighbours above. And it sometimes may collect dead body too :scared-1:
PES is for people have green fingers but does not want to stay in landed as there are no facilities or cannot afford one.
It's rather stupid to have this kind of open space area, no thanks to stupid rules and greed of developers. It will only serve as an open rubbish collection for inconsiderate neighbours above. And it sometimes may collect dead body too :scared-1:
PES is for people have green fingers but does not want to stay in landed as there are no facilities or cannot afford one.
could also be for security reasons.
D'ont be so Kaypoh lah.illegal, must report, tat is the basic duty of a good citizen.
The illegal A&A for landed is far worst.
This is not a big problem by just installing a security system.
could also be for security reasons.
The illegal A&A for landed is far worst.
This is a common irresponsible behavior as well as "entitlement" mentality of some of our people....
Buy landed also want road outside "choped" for parking...
Buy penthouse or ground floor, then build illegal structure for PES...
Buy expensive car, cheat on parking coupon...
At times, I feel like guilty for not being vocal enough...
Regards
This is a common irresponsible behavior as well as "entitlement" mentality of some of our people....
Buy landed also want road outside "choped" for parking...
Buy penthouse or ground floor, then build illegal structure for PES...
Buy expensive car, cheat on parking coupon...
At times, I feel like guilty for not being vocal enough...
Regards
we are singapore singapore singaporeans....:spliff2:
This is a common irresponsible behavior as well as "entitlement" mentality of some of our people....
Buy landed also want road outside "choped" for parking...
Buy penthouse or ground floor, then build illegal structure for PES...
Buy expensive car, cheat on parking coupon...
At times, I feel like guilty for not being vocal enough...
Regards
And your point is that when people stays in HDB, they do not put potted plants outside or put alter at the walk way which is a general public area ?
Putting shoes outside the corridor is a norm , but its also consider illegal, then again who cares..
Lately, killer litters potential are appearing again, but because everyone mind their own business, life goes on.
i can't see the picture.
just right-click and open image in new tab
maybe mcst oversight? Because look like its part of the development itself and who know where can i find the blinds in the pic?
maybe mcst oversight? Because look like its part of the development itself and who know where can i find the blinds in the pic?
is that like a town house because ground and second floor blind looks the same?
is that like a town house because ground and second floor blind looks the same?
nope not a town house.
http://www.ura.gov.sg/pr/forum/2013/forum13-02.html
Snippet:
With the recent introduction of new guidelines on private enclosed spaces (PES) and private roof terraces, semi-outdoor spaces like the PES and private roof terraces in new condominium and flat developments approved on or after Jan 12 are now counted together with balconies as part of the gross floor area (GFA) allowed for the development.
Coverings over PES and private roof terraces as well as screenings on balconies are allowed in these new developments if the coverings conform to designs that have been pre-approved for the development.
The management corporation strata title (MCST) can also use the pre-approved designs to guide home owners who wish to install the covers.
For developments approved prior to Jan 12, the PES and private roof terraces were not computed as GFA.
Home owners planning to cover such areas must first seek the necessary endorsement from the MCST before making a submission to the Urban Redevelopment Authority (URA).
On receipt of a submission endorsed by the MCST, the URA will then assess such requests on a case-by-case basis, taking into account the extent of the proposed cover and the impact of the proposed covering on the rest of the development.
The URA has allowed all PES and RT units developed before Jan 12 to enjoy the same ruling. Check their circular dated 28 Feb14.
princess_morbucks
27-03-14, 22:34
The URA has allowed all PES and RT units developed before Jan 12 to enjoy the same ruling. Check their circular dated 28 Feb14.
Thanks for this useful info!
What about RT and PES in landed?
If wanna enclose, who to write to?
NorthernStar
28-03-14, 07:39
i guess the ruling is not exactly the same as those approved after Jan 12.
owner still can't enclose the area for old development whereas new development can put on the screenings as long as it is pre-approved.
Details of Revised Measures
The latest revisions, which are the subject of this circular, seek to accord owners of units in existing and earlier approved developments (i.e. those on which the earlier revised guidelines introduced on 12 January 2013 do not apply) the same flexibility to erect additional covering structures in their outdoor spaces (e.g. PES and private RT).
Under the latest revised guidelines, the covering of outdoor spaces such as PES and private RT will be exempted from computation as GFA. For covering structures over PES and private RT which extend beyond 2m of the external wall of the unit, planning permission from URA is required. URA will assess all proposals on the basis of prevailing development control guidelines to ensure that such structures are not excessively large and are in compliance with the building setback and/or height controls. The covered spaces shall retain a semi-outdoor character. GFA exemption will not apply if the covered area is enclosed at the sides.
Applications to URA for planning permission need not be submitted by Qualified Persons, but home owners should ensure that the erected structure is safe and meets the requirements of other relevant agencies such as the Building and Construction Authority (BCA) and the Fire Safety and Shelter Department (FSSD, SCDF).
We wish to emphasise that planning permission from URA granted under the Planning Act does not, in any way, supersede any requirements or by-laws that the MCST may have or impose on the development within its powers under the Building Maintenance & Strata Management Act. Home owners are still obliged to comply with the by-laws which are administered by the development’s MCST and should separately seek the consent of the MCST before erecting the proposed structures.
For developments with multiple units in which owners wish to either erect new covers or regularise existing ones, the MCST is encouraged to guide owners towards a consistent design which is agreeable to residents in the development. The MCST should decide on standard design guidelines for the covering structures and pass them in the form of a by-law at the general meeting. For such cases, the MCST may wish to coordinate a joint submission to URA on behalf of the affected units.
i guess the ruling is not exactly the same as those approved after Jan 12.
owner still can't enclose the area for old development whereas new development can put on the screenings as long as it is pre-approved.
I believe it applies to all developments from now. Owner can cover the whole area but cannot enclosed it. Example, owner with private roof top, can decide to put up a full cover for the roof top by selecting a design from MCST. Owner cannot put vertical walls or windows to enclose this area.
For development before 12Jan2013, PES and RT are not calculated in GFA, so developer is in fact selling free space to buyer. After 12Jan2013, developer has to include in the GFA, as such, you notice PES and RT are much smaller in size in new development
This new circular benefits buyer who bought development with PES or RT before 12Jan2013. :rolleyes::D
I believe it applies to all developments from now. Owner can cover the whole area but cannot enclosed it. Example, owner with private roof top, can decide to put up a full cover for the roof top by selecting a design from MCST. Owner cannot put vertical walls or windows to enclose this area.
For development before 12Jan2013, PES and RT are not calculated in GFA, so developer is in fact selling free space to buyer. After 12Jan2013, developer has to include in the GFA, as such, you notice PES and RT are much smaller in size in new development
This new circular benefits buyer who bought development with PES or RT before 12Jan2013. :rolleyes::D
The MSCT will have designs for selection? What if it's a new MA?
....
For development before 12Jan2013, PES and RT are not calculated in GFA, so developer is in fact selling free space to buyer. After 12Jan2013, developer has to include in the GFA, as such, you notice PES and RT are much smaller in size in new development
.....
imo, the effect will be felt further down the road when enbloc.
developer have to pay for bigger area.
yet can only sell smaller area, since no more free PES and RT.
The MSCT will have designs for selection? What if it's a new MA?
In last year circular, it is stated that MCST or developer has to come up with design. But this year's circular, this is not address. My guess is if CSC is obtained, all hell goes loose, do whatever u want, :scared-4:
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