Industrial Warehouse Utilities Tele Communication Business Park Developments

8/2/2019 Industrial Warehouse Utilities Tele Communication Business Park Developments

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3 INDUSTRIAL / WAREHOUSE / UTILITIES / TELE-COMMUNICATION / BUSINESSPARK DEVELOPMENTS

OVERVIEW

1 The number of users within an industrial/warehouse/utilities/telecommunication development isan important determinant for development control purpose in Singapore. Therefore, this section will be

discussed in relation to:

(a) Single-user industrial/warehouse/utilities/telecommunication developmentThis refers to an industrial/warehouse/utilities/telecommunication development that isintended for use by a single occupier. No strata subdivision is allowed for this form ofindustrial/warehouse/utilities/telecommunication.

(b) Multiple-user industrial/warehouse/utilities/telecommunication developmentThis refers to an industrial/warehouse/utilities/telecommunication development that iscapable of being strata subdivided and thus could be used by multiple users. The users ofthe individual units (usually within flatted developments) are independent of one another.

(c) Business Park developmentThis refers to an area set aside for non-pollutive industries and businesses that engage inhigh technology, research and development (R&D), high value-added and knowledgeintensive activities.Although a business park development is usually multiple-user, it is discussed separatelyas the guidelines are significantly different from that of the conventionalindustrial/warehouse/utilities/telecommunication development.

(d) Warehouse Retail / Industrial Retail Building (under the Warehouse Retail Scheme)This refers to a single-user development operating on industrial sites with integratedbusiness models that encompass elements of both retail and warehouse functions(warehouse retail) or retail and industrial functions (industrial retail).

2 A development if approved as a single-user would not be allowed to be strata subdivided,whereas a multiple-user development can be allowed to be strata subdivided. It is thus important toreflect in the project caption whether a development is single-user or multiple-user.

LAND USE ZONES

3 Under the Master Plan 2008, a new impact-based zoning approach was introduced to replace theWarehouse, Light Industry and General Industry in the Master Plan 1998. The 2 new zones are Business1 (B1) and Business 2 (B2), according to their impact on the environment.

Industrial/warehouse/warehouse-retail/industrial-retail/business park developments in Singapore canalso be classified under the various Master Plan 2008 zoning as follows:

(a) Business 1 (B1)1These are areas used or intended to be used for industry, warehouse, utilities andtelecommunication uses for which the relevant authority (eg. NEA) does not impose anuisance buffer greater than 50m.

(b) Business 2 (B2)1These are areas used or intended to be used for industry, warehouse, utilities andtelecommunication uses, whereby the business uses will imposed nuisance buffer morethan 50m and within health and safety buffers. Special industries such as manufacture of


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industrial machinery, shipbuilding and repairing, may be allowed in selected areas subjectto evaluation by the Competent Authority.

(c) Business ParkThe Master Plan 2008 zoning of Business Park specifically sets aside land for non-pollutive industries and businesses that engage in high-technology, research anddevelopment (R&D), high value-added and knowledge-intensive activities. Business parksand science parks are examples of developments within this zoning.

FOOTNOTES:1 The nuisance buffers level is defined by Pollution Control Department (PCD), NEA (http://www.nea.gov.sg/cms/pcd/coppc_2002.pdf)

E-BUSINESS

4 E-businesses are classified into 2 broad categories:

(a) Type 1 e-businessWhere the nature of the business is to provide infocomm infrastructure and/ or softwareapplications.It will be regarded as an industrial activity to be allowed as part of the 60% predominantuse quantum in B1/ B2 zones. Type 1 e-business is currently allowed in Business Park

zone.

(b) Type 2 e-businessWhere the business itself uses software applications to manage and conduct businesselectronically (for example in sales, marketing, and consultancy work) but does not designand develop the software in-house.It could basically be independent dot.com offices, and will be allowed as a secondary use1within the 40% use quantum of B1 / B2 and Business Park zones, subject to payment ofDifferential Premium or Development Charges. The computation of Development Chargewill be based on commercial rates.

5 The description of various e-business activities and their classification as predominant, ancillaryor secondary uses is in Figure 3.0. Clearance from he relevant authorities and landowners (e.g. JTC,HDB) are required.

MEDIA ACTIVITIES

6 Media activities are allowed within B1 / B2 and Business Park zones under the followingguidelines:

(a) Core media activities as shown in Figure 3.1 are allowed in B1 / B2 and Business Parkzones within the 60% predominant use quantum, and

(b) Independent supporting media services as shown in Figure 3.1 can be allowed assecondary use within the 40% ancillary use quantum subject to payment of DevelopmentCharge or Differential Premium, whichever is applicable.


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Figure 3.0: Description and Classification of E-business Activities

E-BUSINESS ACTIVITIES DESCRIPTION PLANNING CLASSIFICATION

60%PREDOMINANTUSE(TYPE 1 E-BUSINESS)

40% ANCILLARY USE(TYPE 2 E-BUSINESS)

ANCILLARYUSE

SecondaryUse

Telecommunications Infrastructure

1. Telecommunication/WirelessCommunication

Provide voice/data communication servicessuch as data/information transmission,electronic message sending, voice calls adbroadcasting services.

/

2. Data Farm (data network +data storage)

Activites related to database storage,updating and access, include data entryservices, data processing, assembly andformatting.

/

3. Digital Call Centre "Virtual helpdesk, includes informationgathering and troubleshooting.

/

4. Internet Service Provider Provide access to internet and other relatedservices, eg hosting, web site building, etc.

/

Software Developers

5. Provision of Infrastructure &

Management

Software design, network integration &

customisation and maintenance.

/

Consultancy & training (to support thepredominant use like software development).

/(if supportspredominantuse)

/(if does notsupportpredominant use)

6. E-logistics Network integrator, providing platform to fulfildigital deliveries or transactions.

/

Internet Builders

7. Implementation Assistance &On-line Consultancy

Consultancy & training (linked softwaredevelopment), database updating andpublishing.



8. Web Page Development Web page, multimedia and graphics design. /(if supports

predominantuse)

/(if does not

supportpredominant use)

9. Training Centre IT related training and laboratory activities. /(if supportspredominantuse)


10. On-line ProfessionalConsultancy

Help business become e-business. Provideprofessional services through the internet.



Service Providers

11. Application Service Provider Provide software application outsourcingservices. Sometimes can include webhosting services.

/

12. Media Library (ElectronicPublishing)

Data storage and updating, softwaredevelopment & configuration, networkoperations for database accessing.

/

Intermediate & Portals

13. On-line Service for sourcing& Procurement

Primary role in promoting and aggregatingvaluable customer traffic. Proposes to be themajor starting site for users when they getconnected to the Web or an anchor site thatusers tend to visit.



E-commerce

14. E-commerce Buying and selling of goods and serviceselectronically. Includes e-retailing, gatheringof information of demographics forcommercial purposes, online transaction

security, B2B data exchange, etc.




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Figure 3.1: Planning Guidelines for Media Activities

MEDIAACTIVITIES

DESCRIPTION EXAMPLE PLANNING CLASSIFICATION

60%PREDOMINAN

T USE

40% ANCILLARY USE

ANCILLARYUSE

SecondaryUse

Core Media Activities

Pre-productionservices*

Provide creativeconceptualization, scripting,editorial editing, composingand text layout.

MCS, ESPN StarSports, SPH

/ /(independent

supportservices)

Technical training** Training and development(e.g. digital media,cinematography, lighting andsound).

MCS, TV12, MTV Asia /

ProductionServices**

Studio production (includingdressing rooms), locationproduction, audio recording,dubbing, media libraryservices, printing press.

MCS, ESPN StarSports, SPH

/

Creative Post-productionservices**

Digital video effects, renderingand animation, graphics &sound editing.

MCS, ESPN StarSports, MTV Asia

/

Technical Post-productionservices**

Video editing, digitalauthoring, audio engineering,format conversion, standardconversion, tape duplication,image & audio restoration, filmprinting, optical disk media(e.g. mastering andreplication).

MCS, CNBC, WaltDisney TV

/

NetworkProgramming**

Scheduling, programmemanagement, transmissionservices, origination playback.

MCS, ESPN StarSports, AXN

/

DistributionServices

Satellite uplink, downlink. MCS, SingTel, STTeleport, AsiaBroadcast Centre,SIMCOM

/

Sorting and packaging forprint media.

SPH /

Non-core media services

DistributionServices

Marketing and distribution. MCS, ESPN StarSports, HBO

/(in-housesupport

services)

/(independent

supportservices)

ContentAggregation

Internet portals providingaccess to media programmes

and media-related portalservices.

Asiaone.com, NBCInteractive

/(in-house

supportservices)

/(independent

supportservices)

FOOTNOTES:* Independent services, which can be accommodated within Commercial developments will be allowed as secondary uses under the 40%ancillary quantum, subject to payment of DC or DP, whichever applies.**Activities that requires technical facilities, such as: studios, rehearsal rooms, edit suites, voice-over booths, graphics edit suites, high-techproduction hardwares and softwares.


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BUILDING FORMS FOR INDUSTRIAL / WAREHOUSE DEVELOPMENT

7 Industrial/warehouse development in Singapore can broadly be categorised by building form asfollows:

(a) Detached Factory/ WarehouseThis category would also include flatted factory/warehouse.

(b) Semi-detached Factory/Warehouse

(c) Terrace Factory/Warehouse

See Figure 3.2 for the different building forms.

Figure 3.2: Minimum Setback Requirements for Industrial and Warehouse Development


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SETBACKS FOR INDUSTRIAL / WAREHOUSE DEVELOPMENT

8 The building setbacks for industrial / warehouse developments are as follows:

Boundary fronting public road Road buffer requirement

Boundary fronting a drainage reserve, backlane,non-industrial or non-warehouse development

4.5m

Common boundary to adjoining industrial orwarehouse development

No setback requirement. No openings are allowed ifthe development abuts the common boundary.

Common boundary adjoining a Place of Worshipdevelopment

No setback is required for industrial/ warehousedevelopment adjoining Place of Worship (PW)development, subject to the following conditions:

i. The PW site is located well within theindustrial estate;

ii. The PW site is not abutting a Reserve Site;iii. The maximum allowable gross plot ratio

(GPR) and building height for the respectivePW and industrial development arecomplied with;

iv. The party wall of the PW and industrialbuilding abutting the common boundaryshall not have any openings. Temporary

structures and tentages are not supported.

ROAD BUFFER REQUIREMENTS FOR INDUSTRIAL / WAREHOUSE DEVELOPMENT

9 All industrial / warehouse development are required to provide a buffer between the road reserveline and the building unless there are special setback control within the street block.

10 The minimum buffer width which determines the setback of building depends on the hierarchy ofthe category of the road the site fronts. There is no differentiation on the setback requirement based onbuilding height of the development. See Figure 3.3 for details.

Figure 3.3: Road Buffer Requirements for Industrial / Warehouse Developments

ROAD CATEGORY MINIMUM WIDTH OF BUFFER SPECIFICATION OF BUFFER

CATEGORY 1 Expressway 15m 5m green, 10m physical

CATEGORY 2 Major Arterial A 7.5m 3m green, 4.5m physical

CATEGORY 3 Major Arterial B 5m 3m green, 2m physical

CATEGORY 4 & 5 Other MajorRoads, Minor Roads & Slip Roads

5m 3m green, 2m physical

11 The buffer requirements consist of a green buffer and a physical buffer. The green buffer is meant

as a planting strip. Ancillary structures can also be allowed within this green buffer and physical buffer.See Figure 3.4.

Figure 3.4: Small Ancillary Structures Allowed Within the Green Buffer and the Physical Buffer

BUFFER SPECIFICATION ANCILLARY STRUCTURES

Green Buffer* Guard house (< 2.6m high).Bin point (


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Fire hydrantEntrance gate/postVehicular impact guardrailsInspection chamber (must be laid at least 2.0m below plant level)Minor sewer lines (must be laid at least 2.0m below plant level)

Industrial water pipes (must be laid at least 2.0m below plant level)

Physical Buffer The new objective-based guidelines replace the prescriptive guidelines.For details of the objective-based guidelines, please see "Figure 3.25 :Objective-based Guidelines On Minor Ancillary Structures Within The

Building Setback Area" in Micro Considerations.

FOOTNOTES:*Applicant can choose to either apply the above prescriptive list or the new objective-based guidelines if the structures proposed are not in thelist. For details of the objective-based guidelines, please see "Figure 3.17 : Objective-based Guidelines On Minor Ancillary Structures Within theGreen Buffer and 2m Planting Strip Along Common Boundaries" in Micro Considerations.

FLOOR-TO-FLOOR HEIGHT FOR INDUSTRIAL / WAREHOUSE DEVELOPMENT

12 There is no floor-to-floor height control for industrial, warehouse developments, including ancillaryworkers dormitory within these developments. The basement guidelines for such developments are alsono longer applicable. Any floor that protrudes more than 1m above the ground level is considered as a

storey. Notwithstanding this, developments are subject to the relevant technical height controls.

For areas with storey height control, such as Sindo Industrial Estate (see Figure 3.5), the floor-to-floorheight control for industrial/warehouse developments should not exceed 6.0m. However, this control canbe varied due to operational needs of industrial machinery on a case by case basis. The 1st storey of thedevelopment can raised by 1.2m (maximum) for loading and unloading purposes.


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Figure 3.5: Sindo Industrial Estate

EARTHWORKS, RETAINING WALL AND BOUNDARY WALL FOR INDUSTRIAL, WAREHOUSEAND BUSINESS PARK DEVELOPMENTS

13 The guidelines for earthworks, retaining wall and boundary wall for industrial, warehouse andbusiness park developments are as follows:

IF ADJOININGDEVELOPMENTIS:

INDUSTRIAL* NON-INDUSTRIAL BEYOND PUBLIC ROAD OR DRAINAGERESERVE

INDUSTRIAL* NON-INDUSTRIAL

Earthwork guidelineis lifted for thewhole site

/ X /


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FOR THEBOUNDARYADJOINING

INDUSTRIAL* NON-INDUSTRIAL PUBLIC ROAD DRAINAGERESERVE

Control on height ofretaining wall islifted

/ X X

Control on height ofboundary wall islifted

/ X X

NOTES:/ means that the existing guidelines (as given in the DC Handbook [Part 1, general considerations (micro)] are lifted.

X means that the existing guidelines (as given in the DC Handbook [Part 1, general considerations (micro)] remain.

*Industrial here also refers to warehouse and Business Park developments.

If the development beyond the public road or drainage reserve is a non-industrial development, the existing guidelines on earthwork remain.

If subject site is within an area where there is storey height control (e.g. Sindo Industrial Estate), the existing earthwork guideline of 1.0m

(maximum) applies.

(a) Where the adjoining developments are industry

There is no control on earthwork for subject site. There is no control on the height of the retainingand boundary walls where the adjoining developments are industrial. However, the existingcontrol remains for the side facing the public road (see Figure 3.6).

(b) Where the adjoining developments are non-industry

The existing earthwork guidelines remain for subject site. There is no control on the height of theretaining wall and boundary wall if they are adjoining another industrial site. However, where theretaining and boundary wall faces a non-industrial site, the existing controls on the height of theretaining and boundary walls will remain (see Figure 3.7).


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Figure 3.6: Where the Adjoining Developments are Industry

Figure 3.7: Where the Adjoining Developments are Non-Industry


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DIESEL AND PETROL PUMP POINTS

14 Only transport-related companies or certain industries requiring diesel or petrol to serve their ownfleet of vehicles or for their industrial operations are allowed to set up their own pump points subject toplanning approval. The companies own fleet would include vehicles owned by their affiliated companies(i.e. subsidiary, sister or parent companies).

Pump points for retailing of diesel and petrol to the general public will continue to be confined to onlyapproved designated petrol kiosk or petrol station sites.

Companies wishing to set up pump points to serve their own fleet of vehicles or for their own internaloperations are required to comply with the following:

(a) the premises on which the diesel/petrol pump points are to be installed must be eitherunder Business 2 or Transport Facilities zone in the Master Plan 2008.

(b) a maximum of 21 pump points are allowed per development.

(c) the pump points must be ancillary to the predominant use such as vehicles depots,garages, transport bases, motor repair/service workshops and vehicle inspection centres.

(d) the sale of fuel at these pump points to the general public and other vehicles not owned

by the company or its affiliated companies is strictly not allowed.

(e) if the premises are open to the general public (e.g. a car repair workshop that servicesvehicles owned by both the company as well as other members of the public), a prominentnotice must be displayed at the pump points to indicate that the diesel/petrol pump pointsare reserved solely for the use by companys own fleet or the fleet of its affiliatedcompanies.

Relevant clearance from the Ministry of Environment, Fire Safety Bureau and Traffic Police must beobtained for the diesel and petrol pump points.

For factories and other industrial activities that required diesel or petrol for their own internal operations(for example, to power their generators, boilers, fork-lifts, cranes, etc), ancillary pump points will continue

to be allowed subject to planning approval. The sale of fuel to the general public from these premises isnot allowed.

FOOTNOTE:1

Requests for additional ancillary pump points are considered on a case-by-case basis if justification is provided. The storage tank should alsobe placed underground so that it is not visually obtrusive.

SINGLE-USER INDUSTRIAL / WAREHOUSE / UTILITIES / TELE-COMMUNICATIONDEVELOPMENT

15 This refers to an industrial/warehouse/utilities/telecommunication development that isintended for use by a single occupier. Owners of such single-user developments can,

however, be allowed to temporarily sub-lease part of theirindustrial/warehouse/utilities/telecommunication premises to a different operator for shortduration provided they can comply with the 60/40 quantum control for the entire development.This arrangement provides flexibility to landowners to respond to market changes in tidingover temporary demand and supply fluctuations in space requirements. No strata subdivisionis allowed for this form of industrial / warehouse /utilities/ telecommunication building. There isno need to separately submit for planning permission for temporary sub-leasing of space if itdoes not result in any change in the use of the space and the approved industrial usequantum for the development.


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USE QUANTUM CONTROL

16 The types of allowable uses within single-user quantum control are given below.

QUANTUM CONTROL FOR THE TYPE OF USES IN SINGLE-USER INDUSTRIAL / WAREHOUSE /UTILITIES / TELECOMMUNICATION DEVELOPMENTS

QUANTUM CONTROL USE TYPE EXAMPLE OF ALLOWABLE USES

60%(MINIMUM) Predominant Use - Manufacturing, Assembly, Servicing/repair/workshop, type 1 e-business, core media activities

and Industrial floor space inclusive of ancillarystore / ancillary warehouse.

- Warehousing (For warehouse only)

40%(MAXIMUM) Ancillary Use Ancillary office, in-house supporting mediaservices, display area (own products), meetingroom, sick room/first aid room, +staff canteen,ancillary childcare centre, toilets, M&E services.

Secondary Use Type 2 e-business, showroom, child care centre*

USES WHICH CANNOT BE ALLOWED Restaurant, Medical clinic, Minimart,Supermarket, Clubhouse, Independent office,ATM room/bank and Other commercial uses.

*subject to evaluation on a case by case basis and if allowed, the GFA is computed under Group E for developmentcharge/differential premium purposes.

NOTES:1 Canteen is only for staff use2 Other ancillary uses which are not specified under predominant use column are to be treated as part of the 40% quantum.3 Showrooms are confined to the 1

ststorey of the development. They are assessed for development charge based on commercial rates.

4 Display area is for display of own products related to the predominant industrial/warehouse/utilities/telecommunication operations only.

17 For single-user developments, the predominant industrial / warehouse / utilities / tele-communication or type 1 e-business or core media activities use quantum shall be at least 60% of thetotal GFA.

ANCILLARY USES

18 Ancillary uses support the parent industrial / warehouse / utilities / telecommunication operationsconducted within the same premises. In respect of physical layout, they are integrated with thepredominant industrial / warehouse / utilities/ telecommunication area sharing the same access. Theseuses must not exceed 40% of the entire development.

19 Ancillary uses that can be allowed include staff recreational facilities, in-house supporting mediaservices and child-care centre. Display areas (own products), when allowed, are also computed underthe 40% ancillary quantum.

20 Display area is for display of own products related to the predominant industrial / warehouse /utilities / telecommunication operations only. No strata subdivision or sub-leasing of the display area willbe allowed. Showcased products are purely for corporate or demonstration purposed serving corporatevisitors or the industrial companies only and not for sale. Endorsement from relevant agencies (e.g. HDB& JTC for its leased premises; EDB & SPRING Singapore for private premises) may be requested for.

21 Prior to the introduction of display area, showrooms for display of own products related to thepredominant operations were approved as ancillary showrooms. The owner or operator of existingancillary showrooms in industrial / warehouse developments can apply for planning permission toconvert these areas to showroom, if they satisfy the guidelines for showroom. Existing ancillaryshowrooms that cannot comply with the guidelines for display area can continue to remain untilredevelopment. The treatment for approved ancillary showrooms is summarised below.


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SUMMARY OF TREATMENT FOR APPROVED ANCILLARY SHOWROOM

SCENARIO FOR APPROVEDANCILLARY SHOWROOM

IMPLICATIONS FOR CONVERSION

Complies with guidelines on DisplayArea

Ancillary showroom can be used for Display Area without furtherplanning permission.Expansion of Display Area can be allowed subject to change of useapproval.

Does not comply with guidelines on

Display Area

Existing ancillary showroom cannot be expanded.

Complies with guidelines on Showroom Ancillary showroom can be converted to Showroom subject to changeof use approval.Expansion of Showroom is allowed on the 1

ststorey of the

development.Entire Showroom is assessed for development charge / differentialpremium based on commercial rates.

Does not comply with guidelines onShowroom

Existing ancillary showroom cannot be expanded.Conversion of ancillary showroom to Showroom is not allowed.

22 Type 2 e-business can be allowed as secondary use within the 40% use quantum.

MULTIPLE-USER INDUSTRIAL / WAREHOUSE / UTILITIES / TELE-COMMUNICATIONDEVELOPMENT

23 This refers to an industrial/warehouse/utilities/telecommunication development that is capable ofbeing strata subdivided and thus could be used by multiple users. The users of the individualunits (usually within flatted developments) are independent from one another.

USE QUANTUM CONTROL

24 The use quantum control is summarised below while examples of the various type of uses areshown on Figure 3.8.

QUANTUM CONTROL FOR THE TYPE OF USES IN MULTI-USER INDUSTRIAL/WAREHOUSE/UTILITIES/TELECOMMUNICATION DEVELOPMENTS

USE QUANTUM CONTROL USE TYPE REMARKS

60%(MINIMUM) Predominant Use The predominantindustry/warehouse/utilities/tele-communication, type 1 e-business or coremedia activities use shall be at least 60% of thetotal GFA.

40%(MAXIMUM) Ancillary Use These are uses that support the predominantindustrial/warehouse/utilities/telecommunicationoperations conducted within the same

premises. Examples of such uses areManagement office, Corridor, Staircase, Lifts,Sick room / First aid room, ancillary childcarecentre, Communal toilets, M&E services, in-house supporting media services.

Secondary Use These uses are compatible but independentuses which can be considered in an industrial /warehouse / utilities / telecommunicationdevelopment. The allowable secondary usesare Canteen, Showroom, Child care centre*,type 2 e-business and independent supportingmedia services.


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*Subject to evaluation on a case by case basis and if allowed, the GFA is computed under Group E for developmentcharge/differential premium purposes

NOTES:1 Canteen is only for staff use.2 Showroom, independent supporting media services and Canteen can be individual strata units or within the communal area.3 Showrooms are confined to the 1

ststorey of the development. No retailing activities are allowed in these showrooms.

4 Other ancillary uses which are not specified under predominant use column are to be treated as part of the 40% quantum.5 For coffin workshop and its showroom, the GFA of the premises must not exceed 1% of the total GFA of the development or 1,000sqmwhichever is lower; waiver can be considered if the conversion involves 100% of the individual strata units in the development. See details inpara 25a.

Figure 3.8: Allowable Uses within Multi-user Industrial / Warehouse / Utilities /Telecommunication Developments

USE TYPE MULTI-USER (E.G. FLATTED FACTORIES)

INDIVIDUAL STRATA UNIT COMMON AREA

PREDOMINANT USE ManufacturingWarehouseAssembly Servicing/ repair/workshopType 1 e-business

Core media activitiesUtilitiesTelecommunication

Not Applicable

ANCILLARY USES WHICHCAN BE ALLOWED

Ancillary officeDisplay area (own products)In-house supporting media servicesMeeting roomInternal toiletsM&E servicesSick room/first aid room

Management officeCorridorsStaircaseLiftsCommunal toiletM&E servicesSick room/first aid room

ALLOWABLE SECONDARYUSES

Not applicable Canteen

Showroom2& 3

Child care centre*Type 2 e-businessIndependent supporting media services

SECONDARY USESWHICH CANNOT BEALLOWED

Restaurant,Medical clinicMinimartSupermarketClubhouseIndependent officeATM room/bank andOther commercial uses

*Subject to evaluation on a case by case basis and if allowed, the GFA is computed under Group E for developmentcharge/differential premium purposes

NOTES:1 Canteen is for staff only.2 Showroom can be strata subdivided but confined to the 1

ststorey of the development.

3 Showroom, independent supporting media services and canteen can be individual strata units or within the communal area.4 Coffin workshop and its supporting showroom can be considered for 3-year temporary permission in the multi-user development provided it:4.1 is not used as a funeral parlour or for any other funeral related uses (e.g embalming, prayers, rites/rituals, etc.);4.2 is located at the 1

ststorey to minimise the use of common lifts and corridors or have its own separate access from other units. They can be

located on upper floors only if they are an integral part of the 1st

storey unit with their own separate access;4.3 does not face the front of the development where vehicular access is taken;4.4 is to be screened from the publics view. All activities are to be confined within the premises and there shall be no spillin g over of anyactivities, storage or display of coffins or other funeral related paraphernalia outside the premises;4.5 the operator to take appropriate measures to minimise any inconvenience or adverse impact on the neighbours; andIf the operator and owner fail to take satisfactory remedial measures to address the concerns and the use creates excessive disamenities, the

permission may be terminated or not renewed upon expiry.


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5 Proposals for coffin workshop and its supporting showroom in light industrial flatted factories and warehouse developments should separatelysecure clearance from Pollution Control Department (NEA) on whether the details of the carpentry operation (e.g. the making, assembling ofcoffins and finishing works) can be allowed.

PREDOMINANT USES

25 For multiple-user developments, the predominant industrial / warehouse / utilities /telecommunication / type 1 e-business / core media activities use quantum shall be at least 60% of thetotal GFA on a global basis (i.e. the industrial/warehouse/utilities/telecommunication / type 1 e-business /core media activities use within the entire development must be at least 60%).

Within each strata subdivided unit, the predominant industrial/warehouse/utilities/telecommunication/type 1 e-business / core media activities use quantum shall be at least 60%.

25a Coffin workshops, being sensitive uses, will be evaluated based on the merits of the proposal.They may be considered on a temporary basis in industrial and warehouse developments subject to thefollowing conditions:

a) the premises not being used as a funeral parlour or for any other funeral related uses (e.g.embalming, prayers, rites/rituals etc.),

b) the premises being located at the 1st storey to minimise the use of common lifts and corridorsor have its own separate access from other units; they can be located on upper floors only if theyare an integral part of the 1st storey unit with their own separate access;

c)the premises should locate away from the front of the development where vehicular access istaken;

d)the premises being screened from the publics view. All activities are to be confined within thepremises and should not spill outside the premises (either in the form of any activities, storage ordisplay of coffins or other funeral related paraphernalia);

e) the operator taking appropriate measures to minimise any inconvenience or adverse impact onthe neighbours.

If the use creates excessive disamenities and the operator and owner fail to take satisfactory remedialmeasures to address the problems, the temporary permission may be terminated or not renewed uponexpiry.

The activities of a coffin workshop may include the making, assembling of coffins and finishing works.Applicants for coffin workshop and its showroom will need to secure clearance from Pollution ControlDepartment (NEA) for the carpentry operations within sites zoned for Business 1 use for clean and lightindustrial flatted factories and warehouse developments.

ANCILLARY USES

26 The ancillary uses within the entire development must not exceed 40% of the overall GFA.Individual strata subdivided units are allowed to have up to 40% of the strata unit GFA for their own

ancillary uses. This is over and above the 40% quantum for the ancillary and secondary uses proposedin the common areas.

SECONDARY USES

27 Secondary uses are compatible but independent uses that can be considered within the 40% usequantum. Allowable secondary uses are canteen, child care centre, showroom and type 2 e-businessand independent supporting media services.

28 Canteen and showroom and independent supporting media services can be individual strata unitor within the communal area.


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29 Showrooms shall be confined only to the 1st storey. No retailing activities are allowed in theseshowrooms. The showrooms are allowed to be strata subdivided.

30 Commercial uses like minimart, supermarket, medical clinic, restaurant, clubhouse, independentoffice and ATM room/bank are not allowed in industrial developments.

PROVISION OF PRIVATE CAR/LORRY PARKING LOTS WITHIN STRATA-TITLED INDUSTRIALDEVELOPMENTS

31(a) Private car/lorry parking lots can be allowed within industrial developments provided the followingcriteria are met:

i. The private parking lots are surplus parking lots over and above LTAs minimum parkingprovision;

ii. The actual floor area of the private parking lots are computed as GFA; andiii. The private parking lots are physically contiguous with the respective industrial strata unit

(b) All applications involving new erection of industrial developments with private car/lorry parkinglots no longer qualify to be submitted under the lodgment scheme.

BUSINESS PARKS

32 Business Parks are specifically set aside for non-pollutive industries and businesses that engagein high-technology, research and development (R&D), high value-added and knowledge-intensiveactivities.

33 The two main features that distinguish business parks from industrial estates are:

(a) the range of permitted uses that are generally non-production in nature but arecharacteristic of high-technology and research-oriented industries; and

(b) the emphasis on landscaping, quality building designs and provision of amenity facilities to

reflect the importance companies placed on the image of the business park and thewelfare of their employees.

34 Business parks may be strata subdivided. The units in business park and science parkdevelopments can be leased out for a period of up to 21 years without having to obtain strata subdivisionpermission and comply with requirements under the Land Titles (Strata) Act such as allocation of sharevalue, forming a Management Corporation etc.

LOCATION

35 Business parks are allowed on land zoned Business Park and Business Park White

USE QUANTUM

36 (a) Business Park Zone

The use quantum controls for developments in the Business Park zone are as follows (see Figure3.10):

(i) A maximum of 15% of the overall gross floor area(GFA) of a business Parkdevelopment will be allowed for White uses.


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Examples of uses allowed and not allowed within the White component of a BusinessPark development are shown in Figure 3.11. As the list of uses is not exhaustive, otheruses may be considered subject to planning consideration on a case-by-case basis.Clearances from relevant authorities and landowners are required for proposals whichintroduce White uses into existing Business Park developments.

(ii) A minimum of 85% of gross floor area (GFA) will be retained for Business Parkcomponent, which will comprise the usual 60% for pure Business Park uses and40% for ancillary uses See Figure 3.10.

The Business Park and White components within a site zoned Business Park can beproposed as separate buildings provided there is no land subdivision. The Whitecomponent may also be sold off as separate strata titles.

(b) Business ParkWhite (BP-W) Zone

The business Park-white zone will allow a larger white quantum than the 15% allowable in aBusiness Park zone.

(i) The allowable use quantum for BP and white uses depends on location criteria

such as public accessibility and compatibility with neighbouring land uses. Forexample, prime sites closer to MRT stations can have a higher white component.Rezoning of the site BP-W zone with the approved use quantum would berequired.

(ii) Examples of uses allowed and not allowed within the White components of aBusiness Park development are shown in Figure 3.11. As the list of uses is notexhaustive, other uses may be considered subject to planning consideration on acase-by-case basis. Clearances from relevant authorities such as LTA andlandowners such as JTC are required for Business Park White developments.

(iii) The Business Park and White components within a site zoned Business Park

White can be proposed as separate buildings provided there is no landsubdivision. The White component can be sold off as separate strata titles.


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QUANTUM CONTROL FOR TYPE OF USES IN BUSINESS PARK COMPONENT

QUANTUMCONTROL

USE TYPE EXAMPLES OF ALLOWABLE USES

60% (minimum) Predominant Use Manufacturing of high technology products using advancedprocesses

Test laboratory

Research and development

Product design/development

Data processing/computer centre

Software development

Industrial training

Central Distribution centre

Type 1 e-business

Core media activities

40% (maximum) Ancillary Use Office

Leisure facilitiesCreche

In-house clinic

Maintenance office and store

Security facilities

Showroom

Canteen

Warehouse / storage

In-house supporting media services

Secondary Use Type 2 e-business

Independent supporting media activities

Exclusionary Uses Uses with the following characteristics are not allowed:Pollutive

Bad neighbour

Services principally to the public

Independent warehousing

Retail

NOTES:1 The definitions of the listing and criteria for evaluation are found in Figure 3.12.2 The allowable and combined activities in the Business Parks are found in Figure 3.13.

Figure 3.10: Use Quantum Controls for Business Park Developments


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Figure 3.11: Examples of Allowable and Non-allowable Uses within the White Component

ALLOWABLE USES WITHIN THE WHITE COMPONENT

S/NO BUILDING/ UNIT USE (INDEPENDENT USE)

Subject to Planning Permission and Compliance with DC guidelines

1 Shop (includes medical/ dental clinic)

2 Office (includes bank), commercial school

3 Restaurant

4 Showroom

5 Motor vehicle renting/ trading showroom or office

6 Residential (includes staff quarters and serviced apartments)

7 Hotel

8 Child day-care centre, before & after school care, kindergarten

9 Association use, civic cultural & community

10 Sports & recreation facilities, fitness centre

Subject to Special Consideration

11 Medical centre

12 Light industrial

USES NOT ALLOWED WITHIN THE WHITE COMPONENT

S/NO BUILDING/ UNIT USE (INDEPENDENT USE)

1 General industrial, special industrial

2 Warehouse

3 Workers dormitory

4 Religious use

5 Bus/ MRT depot

6 Petrol station

7 Vehicle park (car/ lorry)


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Figure 3.12: Definition and Criteria for Evaluation (continued)

DEFINITION

1 Manufacturing of high technology products using advanced processes Uses falling under Permitted and Conditional categories of allowable activities in Figure 3.13whereadvanced manufacturing processes are used to produce high technology products.

2 Test LaboratoryScientific investigation and testing of products and processes including food and feed additives, bio-tech,pharmaceuticals, textiles and geological analysis.

3 Research and Development/Product Design and DevelopmentActivities which include research, development and/ or design of new or substantially modified productsor processes, prototype production, laboratory testing and software development.

4 Data ProcessingA main-frame or mini-computer facility that handles high-volume transactions over a telecommunicationsnetwork supporting a large user base. Examples of these could include computer reservation systems,

seismic data analysis centres, supercomputing centres, financial or manufacturing back-end processingcentres, regional marketing/ customer support centre, online directories, value-added networks, etc. Thefeature that would distinguish a data processing centre from an in-house information systemsdepartment is the scale involved. The scale of the project would most likely demand equipment. Thefloors on which the computer equipment rests may have to be reinforced to bear the heavy loading of theequipment. The scale of the data processing centre would also require greater electricity supply to powerthe mini/main-frame computers, back-up generators, and perhaps high speed telecommunicationnetworks.

Activities in a data processing centre could include:* Transaction processing* Hardware/ software maintenance/ upgrades

* Systems performance tuning* Trouble shooting* Network management and monitoring* Reports/ statements/ charts generation* Supporting on-line enquiries* Data backups/ disaster recovery

5 Software DevelopmentThe process of developing electronic code which enables devices to process data and transactions,control processes and physical devices. It can be broadly categorised into industrial applications andbusiness applications.I) Industrial Applications:Examples of Industrial applications could include:* Process control systems* Vision systems* CAD/CAM/CIM/CAE systems* Machine control systems* Operating systems* Telecommunication/ networking systems* Industrial automation systems/ Robotics* Simulation systems* Avionics* Microprocessor application development

Most of the industrial applications systems are linked to the development of physical devices such as


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controllers, valves, machining equipment, board testers, sensors, PCBs, computer processors andperipherals. These projects are better viewed as total systems development activities rather than stand -alone software development activities.

(II) Business Applications:Business applications could include:* General management software* Financial/Accounting software* Desktop publishing software* Education software* Distribution management software* Legal software* Database management systems* Personal computer applications* Computer aided software engineering

6 Industrial TrainingTraining, teaching and application (or use) of industrial machinery, industrial systems, industrialequipment and industrial components.

7 Central Distribution Centres(CDC)These centres provide total logistics support for MNCs regional/ international business. In addition to theoperational aspects of warehousing such as freight management, inventory control, storage, packagingand consolidation; CDCs also undertake regional marketing, sales, technical support and training. CDCsalso undertake regional marketing, sales, technical support and training. CDCs that are predominantlywarehousing in nature would be required to site within a warehouse zone because of nuisance fromexcessive goods vehicle movement

8 PollutiveA pollutive activity includes any of the following:(a) Use or storage of significant quantities of chemicals.(b) Use of machinery and processes which require pollution control equipment to abate pollution.(c) Use of solid or liquid fuel burning equipment.

9 Bad NeighbourA bad neighbour activity includes:(a) intense glare or heat discernible from the edge of the plot(b) noise levels exceeding any public regulation or likely to cause nuisance to adjoining uses(c) ground vibration that is perceptible without instruments at any point on the edge of the plot(d) any other nuisance to neighbouring business park occupants( including excessive movement ofgoods), where it is agreed that the activity constitutes a nuisance by the relevant business parkmanagement committee or organisation

10 Services Principally to the PublicServices which are aimed primarily at the public will involve frequent visits to the premises by members

or the public.


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Figure 3.13: Allowable & Conditional Activities In The Business Parks

PERMITTED

1 Development/ production of software,maintenance of software and usertraining

21 Electronic Control Systems Design

2 Upgrading of software 22 Mechatronics Components Design & Development

3 Computer system integration 23 Tooling Design4 Computer-related services 24 Prototype Making

5 Plastic Product Design & Development 25 Production Planning, Technology & EngineeringDevelopment

6 Fashion, Furniture, Jewellery &Exhibition Design

26 Quality Assurance, Technical Inspection & TestingServices

7 Oil Rig Design 27 Engineering Design & Development Centre

8 Offshore Structure Design 28 Technical Service Centre

9 Ships Design 29 Diagnostic Product Design e.g. Medical, Biotech

10 Computer Systems Design 30 Systems Customising Centre

11 Communication Equipment Design 31 Materials Application Centre

12 Electronic Instruments & DeviceDesign e.g. IC

32 Publishing

13 Audio/ Video Product Design 33 CAD/CAM/CAE Support

14 Electrical Appliances & Devices Design 34 Factory Automation/ CIM Design & Development

15 Automation Equipment & SystemsDesign

35 Information Systems Design & Development

16 Storage Device( Disk Drives) Design &Development

36 Product Demonstration

17 Office Automation Equipment Design 37 Project Planning & Management18 Opto-electronics Devices Design &

Development38 Equipment & Component Applications Engineering

19 Hybrid Circuit Modules Devices Design 39 R&D laboratory

20 Electric Motors Design 40 Geological analysis on well samples and rocks

41 Industrial training


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Figure 3.13: Allowable & Conditional Activities In The Business Parks (continued)

CONDITIONAL

1 Agricultural services 13 Postal services

2 Plastic product services 14 Communication services

3 Manufacture and repair of material handlingequipment

15 Art and graphic design services

4 Manufacture of machine tool accessories 16 Medical and health services( exceptveterinary services and environmental healthservices)

5 Manufacture and repair of semi-conductormanufacturing equipment

17 Services allied to motion picture/ videoproduction/ video distribution

6 Manufacture of electronic products andcomponents

18 Computer system integration includingservicing and repair assembly of computerequipment

7 Manufacture of instrumentation equipment,photographic and optical goods

19 Electronic workshop for repair and systemintegration of data communication equipmentand consultancy services

8 Other manufacturing industries 20 Petroleum, mining and prospecting services

9 Supporting services to electricity, gas andwater distribution

21 Engineering consultancy services, oilexploration

10 Air transport 22 International specialist engineering andconsultancy services

11 Services allied to transport 23 Central distribution centres

12 Services allied to transport not elsewhereclassified

PARAMETERS

37 The parameters for business parks are:

(a) Land Area

The minimum land area of an entire business park is 5 hectares. This is to ensure the land islarge enough to landscape and create a park-like environment. Within the business park,individual plots are demarcated to be developed.

(b) Intensity

The maximum allowable GPR is stipulated in the Master Plan 2008. The intensity will vary

depending on the planning intention and surrounding developments.

(c) Building Height

The maximum allowable building height is expressed in terms of number of storeys stipulated inthe Master Plan. However, the resultant building height must also comply with the technicalheight controls imposed by other authorities such as aviation path restrictions, telecommunicationand military installation.

(d) Building Setback & Road Buffer Requirements

The building setback and road buffer requirements for BP developments are set out in Table Aand Table B below:


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Table A: Building setback for Business Park

Boundary fronting public road Road buffer requirement

Boundary fronting a drainage reserve backlane,or other developments

4.5m

Table B: Road buffer requirements for Business Park

ROAD CATEGORY MINIMUM WIDTH OF BUFFER SPECIFICATION OFBUFFER

CATEGORY 1 Expressway 15m 5m green, 10m physical

CATEGORY 2 Major Arterial A 7.5m 3m green, 4.5m physical

CATEGORY 3 Major Arterial B 5m 3m green, 2m physical

CATEGORY 4 & 5 Other MajorRoads, Minor Roads & SlipRoads

5m 3m green, 2m physical

(e) Floor-to-floor height

No Control. Developments are subject to the relevant technical height controls. For areas withstorey height control, the floor-to-floor height control is 6.0m (maximum).

(f) Landscaping

To allow flexibility in providing attractive landscaping within developments on Business Park andBusiness Park-White zones, there is no minimum provision requirement for green areas. A 2.0m(minimum) wide planting strip is to be developed along all sides of the development siteboundary. For the boundary fronting a public road, the width of the green buffer shall be providedin accordance with the category of the road. The planting strip shall be continuous except where

an access road is required.

(g) Amenity Centre

There is no requirement for a separate amenity center within the business park.

(h) Earthworks, boundary and retaining walls

Please refer to Para 13 on guidelines under industrial and warehouse developments.

WAREHOUSE RETAIL SCHEME

38 Warehouse Retail Scheme (WRS) is a new pilot scheme intended to facilitate businesses withintegrated business models that encompass elements of both retail and warehouse functions(warehouses retail) or retail and industrial functions (industrial retail) on industrial sites. Details of thescheme are explained in the EDB press release on 28 April 2004.

Applicants interested in this scheme should first submit their proposals to one of the economic agenciesinvolved [i.e. Economic Development Board (EDB), SPRING Singapore or Singapore Tourism Board(STB)]. After the proposal is endorsed, the applicant can then follow up with a development applicationto URA for planning approval. The approval letter from the relevant economic agency must be attachedto the development application.


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PLANNING PARAMETERS

39 If an operation qualifies for the WRS based on the criteria set out by EDB, the following planningparameters will apply:

(a) Zoning

The proposed warehouse retail or industrial retail sites will be rezoned from Business 1 orBusiness 2 to Business-White to better reflect the allowable uses comprising both retail andwarehouse or retail and industrial functions. The allowable GPR will be based on assessment ona case by case basis.

(b) Use Quantum and Allowable Uses

The allowable use quantum under this pilot scheme is indicated in Figure 3.14.

As the WRS is set up to facilitate new business models which genuinely require the integration ofwarehouse / industrial function with retail use, the allowable 40% ancillary retail quantum mustsupport the warehouse / industrial use. Independent retail unrelated to the warehouse / industrialuse will not be supported. The endorsing economic agency (EDB, SPRING or STB) will bescreening the proposals on this particular aspect.

The ancillary use quantum for ancillary warehouse/industrial uses must not exceed 24% and theancillary retail uses must not exceed 40% of the total GFA. The 24% use quantum for ancillaryindustrial/warehouse uses should be mainly set aside for ancillary industrial purposes such as

circulation space, M&E services, toilets, meeting rooms, sick rooms/first aid room etc. If there arecanteens proposed as part of the 24% ancillary industrial/quantum, it must be meant for staff useonly and not opened to the public.

Figure 3.14: Quantum Control and Examples of Allowable Uses

QUANTUM CONTROL USE TYPE EXAMPLE OF ALLOWABLE USES

60%(min) 36%

(min)

PredominantWarehouse/IndustrialUse

All industrial uses allowed fordevelopments in B1/B2 zone such as

- Manufacturing, Assembly,Servicing/repair/ workshop, type 1 e-business, core media activities

24%

(max)

AncillaryWarehouse/IndustrialUse

Ancillary office, in-house supporting mediaservices, meeting room, sick room/first aidroom, toilets, M&E services, circulationspace.

40%(max) Ancillary Retail Use Must be supporting & ancillary to thewarehouse / industrial activities.

USES WHICH CANNOT BE ALLOWED Independent retail unrelated to thewarehouse/ industrial use

NOTES:WRS is applicable to sites zoned B1 or B2 in the outlying area (Refer to EDB press release - Annex 1). Other sites proposed for the scheme willbe subjected to evaluation and approved on a case by case basis.


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40 Single User and Operator Requirement

Proposals under the WRS must be carried out in single user developments and operated as a singleentity. No subletting of space within the development will be allowed.

Proposals will be approved on a temporary basis for 5-years at the first instance and could be subject totemporary development levy (TDL).

(a) Renewal of planning permission after the first 5 years is subject to re-endorsement by theoriginal endorsing economic agency (EDB, SPRING or STB). The temporary permissioncan either be extended for up to 10 years and pay TDL or converted to a permanentpermission that ties in with the remaining lease period of the site or for 25 years, whichever is lower. Development charge will be payable in this situation.

(b) For the industrial / warehouse component of proposals under the WRS, developmentcharge will be computed using the prevailing industrial rates in the Table of DevelopmentCharges, which are based on 50% of the enhancement in land value. For the ancillaryretail component, development charge will be based on the full enhancement in landvalue.

(c) Proposal submitted under the WRS is to reflect in the caption as Proposed ___ storeyWarehouse Retail / Industrial Retail* Building comprising . The floor area used forthe ancillary retail uses must be clearly indicated in the submission floor plans.

*delete where appropriate

Industrial Warehouse Utilities Tele Communication Business Park Developments

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