No more new flats crammed into small blocks: URA
New rules stipulate minimum plot size for apartment blocks, provide for landscaping or facilities
Published on Nov 25, 2011
ON A LITTLE STREET IN SINGAPORE...
LORONG N, TELOK KURAU: Two houses wedged between two condominiums, an example of the rapid proliferation of small apartments in the traditionally landed area. -- ST PHOTOS: KEVIN LIM
By Esther Teo, Property Reporter & Melissa Tan
Relief is on the way for residents fed up with the ever-increasing numbers of new flats being crammed into small blocks and adding to congestion and strained amenities.
New rules will set minimum plot sizes for apartment blocks and restrict the number of flats that can be built on certain sites, ensuring that some ground will be free for landscaping or facilities.
The move is in response to a growing clamour from residents about overcrowding, which has worsened in recent years with the popularity of shoebox apartments.
Background story
Extracts from the URA circular
- 'Developments are being built on increasingly smaller plots, with some being built on plots previously occupied by one landed house.'
- 'There is increased usage of mechanised parking systems... which allows developers to build many more units and yet provide the minimum number of car parking spaces. Such developments include many small shoebox units. These new developments inject a much larger number of housing units in an area than what was planned for.'
- 'The proliferation of such developments will result in... a strain on the existing road system, resulting in traffic friction and congestion.'
- 'Due to their small plot sizes, flat developments tend to provide minimal landscaping or communal open areas.'
- 'Such residential estates are becoming increasingly cramped and dense with many fragmented plots containing small flat developments with minimal greenery and landscaping. This compromises the living environment, both within the developments and the overall estate.'
Blocks of flats have even been built on the site of a single landed home.
var subrenderfile="/Subscription/Breaking+News/Singapore/Story/STIStory_737906.html"; Estates such as Telok Kurau, Kovan and Joo Chiat have become increasingly cramped, prompting gripes about traffic congestion and a drop in the overall quality of life.
A circular sent to industry players on Wednesday and obtained by The Straits Times shows that the Urban Redevelopment Authority (URA) is acting to address these issues.
The new regime kicked in on Thursday and applies to all developments without provisional planning permission, which is conditional approval from the Government.
The URA has set a minimum plot size of 1,000 sq m for all non-landed residential projects. There were no restrictions previously.
The new plot size will allow for more open space and ensure that areas are set aside for landscaping and communal facilities, the URA said.
It has also limited the maximum number of flats on land parcels with a gross plot ratio of 1.4. The gross plot ratio determines how intensely the land can be used. A ratio of 1.4 allows developers to build up to five storeys.
These areas are usually intended for low-density housing - mostly landed homes with a mix of low-rise flats.
The maximum number of homes for such sites will now be determined by a formula where a site's maximum gross floor area (GFA) will be divided by 70 sq m. The aim, said the URA, is to 'safeguard livability'.
The rule will be even more stringent in the Telok Kurau estate where the URA has noted a rapid proliferation of small apartments. The GFA on sites there will be divided by 100 sq m, which will result in even fewer units.
'For Telok Kurau, we note that existing landed houses have been redeveloped into five-storey flat developments at a rapid pace with a proliferation of small units,' said the URA.
'This rapid injection of a large number of units has resulted in significantly higher traffic volumes along the existing narrow local access roads.'
Areas like Joo Chiat/Jalan Eunos and Kovan, which like Telok Kurau have many sites with gross plot ratios of 1.4, have also been identified as possible congestion hot spots.
Redevelopment in these areas could put a more severe strain on infrastructure than in other parts of the island, said the URA, which is conducting a study with the Land Transport Authority to determine if more stringent guidelines are also needed.
The agency noted that developers will still be able to build units of various sizes as long as the total number meets the new formula.
It added that there has been a trend of projects built on increasingly smaller plots in recent years, with some on sites previously occupied by just one landed home.
Many of these new projects consist of shoebox units. If left unchecked, the sheer numbers of new residents could overwhelm infrastructure such as roads.
Experts noted that while some will welcome the measures, other home owners looking to sell older estates in collective sales might find their asking price whittled down.
Mr Lee Liat Yeang, a partner in Rodyk & Davidson's Real Estate Practice Group, said the en bloc potential for sites of gross plot ratio 1.4 will 'certainly be affected' by these new planning rules.
He added that developers will find it harder to achieve higher selling prices for their new units which have to be larger than 'shoebox size' so as to satisfy the maximum number of new units to be built. 'Developers will take into account these new planning rules in their decision-making process, which will definitely affect their tender prices for such sites,' Mr Lee added.
Some collective sale sites on the market with gross plot ratios of 1.4 include Green Lodge on Toh Tuck Road and Henry Park Apartments, off Holland Road.
Mr Jason Chee, 36, a bank executive who has lived in Telok Kurau for seven years, hailed the new rules as they will reduce the number of cars, and consequently congestion.
But he noted the 'possibility' of the new rules affecting home owners who want to sell their land to developers.
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