LANDED PROPERTY  

INTRODUCTION

Depending on your property and type of renovation, you may need to obtain planning permission from URA.

 

Which renovation works require approval from URA?

Additions and alterations to your property require approval if they:

 

  • affect the external facade of the building, or
  • result in an increase of the Gross Floor Area (GFA)

DEFINTION OF ADDITIONS & ALTERATIONS (LAND-TITLED RESIDENTIAL PROPERTY)

 

To qualify as an “Additions & Alterations’’ to a landed-titled residential property, the following criteria must be complied with:

  1. the proposed additional gross floor area does not exceed 50% of the approved gross floor area;
  2. the external walls that are to be removed and replaced with new walls do not exceed 50% of the approved external walls;
  3. structurally changes to the existing landed dwelling house such as replacing or constructing new columns/beams and reconstructing existing floor slabs do not exceed 50% of the existing;
  4. changes/replacement of entire roof, regardless of increase in height as long as it does not involve an additional storey;
  5. addition of an attic provided the increase in GFA is less than 50%;

Proposals that do not comply with any of the above criteria are considered as “Reconstruction’’. The following works are deemed as reconstruction regardless of whether the works exceed 50% of the existing building:

  1. Increase in storey height – Changes/replacement of any part of the roof when it involves an additional storey
  2. Change in housing form – Works which result in a change to the landed dwelling house form, for example, from semi-detached house to detached house.

RENOVATING YOUR HOME (LAND-TITLED RESIDENTIAL)

 

Check if your renovation works are covered under the Planning Permission Exemption List. If they are not, you will need to obtain approval from URA. Landed property owners can also use the Landed Housing e-Advisor to evaluate if your proposed works comply with Development Control Guidelines. Landed property owners can also engage a Qualified Person (QP) to lodge the renovation works under the Plan Lodgment Scheme (Additions & Alterations) if your property is located in certain designated landed housing estate and meet certain criteria.

 

RENOVATING YOUR LANDED PROPERTY SINGAPORE (STRATA-TITLED RESIDENTIAL PROPERTY)

Generally, internal renovation works within your strata unit do not require planning permission. However, renovation works which affect the external façade of the building or result in an increase in Gross Floor Area (GFA) will require approval from URA. In particular, for proposed Additions & Alteration works within strata units which involve an increase in GFA, the applicant is required to obtain a letter signed by the Secretary or Chairperson of the council of the MC confirming that the MC has by 90% resolution authorised the carrying out of the proposed works for the strata unit. This authorisation letter duly signed by the authorised signatory of the Council of the MC is to be submitted to URA by the applicant together with the proposal as part of the planning application. To download the format of the authorisation letter, please click here. The above requirement is only applicable to non-conservation strata-titled residential properties.

 

HOW TO APPLY?

How do I apply for planning permission?
Please refer to the step-by-step guide – How to Apply: Development Application via CORENET eSS. The application fee for additions and alterations varies. Please refer to the Fees Schedule for Development Applications (PDF).

 

CONTACT US

I need help. Who can I contact?
Contact the Development Control Group at: Tel: (65) 6223 4811 (Monday to Friday, 8:30am to 5:30pm) Email: ura_dcd@ura.gov.sg

Explanatory Notes for Application for Additions & Alterations to Existing Landed House

1. The existing landed house must sit on an individual plot of land with its own land title and access arrangement.
2. For fee, please refer to the Fees Schedule. Fee payable is subject to GST. Cheque should be crossed and made payable to “Urban Redevelopment Authority”.
3. Scale of addition, enlargement, alteration or improvement: To qualify as an additions/alterations application, the proposal must satisfy the following criteria:

a. Addition of gross floor area which does not exceed 50% of the existing and approved gross floor area of the existing landed dwelling house;
b. Less than 50% of the existing external walls of the existing buildings are to be removed and / or replaced with new walls (excluding replacement of doors and windows);
c. Structural changes to existing floor area such as replacing or constructing new columns/beams and reconstructing existing floor slabs which are not more than 50% of the existing;
d. Changes/replacement of entire roof, regardless of increase in height as long as it does not involve an additional storey;
e. Addition of an attic provided the increase in GFA complies with criterion (a); and
f. Works that do not result in a change to the landed dwelling housing form (e.g. from semi-detached dwelling houses to detached dwelling houses, linked houses to detached dwelling houses).
All works that do not fall within any of the above criteria for additions & alterations will be regarded as a Reconstruction.
Note: Works involving the demolition of the entire dwelling house will be regarded as a New Erection.
4. Definition of Owner

 

“Owner” in relation to land or premises is defined in the Planning Act (Cap 232, 1998 Ed) as the person for the time being receiving the rent of the land or premises whether on his own account or as trustee for any other person or as receiver (not being appointed by or on behalf of a mortgagee) or the person who would receive the rent if the land or premises were let to a tenant and includes —

  • mortgagee in possession; and
  • the purchaser of any newly constructed premises or part thereof in respect of which a temporary occupation permit or a certificate of statutory completion has been granted.
5. Rule 4(3) of the Planning (Development) Rules is reproduced below for your information:

 

“Any person who submits an application which contains any statement or particular which is false shall be guilty of an offence and shall be liable on conviction to a fine not exceeding one thousand dollars or to imprisonment for a term not exceeding three months or to both”.

6. The applicant/owner is strongly advised not to start work before approval is granted.

 

PART V SUBMISSION REQUIREMENTS
Nos
Items
Please Tick
1a
LOCATION / SKETCH PLANS (To be drawn to scale)  
  No. of copies/sets One copy [This plan must be scanned into a file for transmission through Electronic Development Application (EDA) ]  
  Location plan – subject site verged red [This plan must be scanned into a file for transmission through Electronic Development Application (EDA)]  
  Sketch plan comprising floor plans, cross-sections & elevation plans – existing and new works are shown [This plan must be scanned into a file for transmission through Electronic Development Application (EDA) ]  
  New works & works to be regularised – coloured pink & orange respectively  
  Existing building to be demolished – shown in yellow broken lines  
  Boundary clearances & dimensions – indicated clearly  
1b OTHER PLANS (To be drawn to scale)  
  No of copies/sets – one copy. [This plan must be scanned into a file for transmission through Electronic Development Application (EDA)]  
  Site coverage calculation plan

 

(for detached house only)

– see sample presentation attached. This plan must be scanned into a file for transmission through Electronic Development Application (EDA)  
  Gross floor area calculation plan. This plan must be scanned into a file for transmission through Electronic Development Application (EDA)  
  Location plan – for part lot submission only. This plan must be scanned into a file for transmission through Electronic Development Application (EDA)  
1c Signature of applicant/owner and agent, if any. – QP to sign on all plans and owner’s of the land by a letter of consent. This letter must be scanned into a file for transmission through EDA  
2 FEE  
  Please refer to the Fees Schedule. Fee payable is subject to GST. Cheque should be crossed and made payable to “Urban Redevelopment Authority”.  

Note:

*To facilitate the submission of addition and alteration applications, we will accept development applications showing the additions and alterations of the affected areas only. With the exception of cases that require the recomputation of gross floor area, no other details are required for the remaining development except for the building outline only (Please see example provided in Guidelines For Submission of CAD Files To URA.)

SAMPLE PRESENTATION ON SITE COVERAGE (Applicable only to detached houses)

Site coverage means the area of all buildings or structures measured along the outermost external walls where the roof projection is equal or less than 2.0m, expressed as a percentage of the nett site area (excluding road and drainage reserve, if any).

For roof eaves wider than 2.0m, a 2.0m width from the roof eaves will be excluded from site coverage computation.

Please therefore verge the outline accordingly.

Control:

Within Good Class Bungalow Area : 35%
Outside Good Class Bungalow Area : 40% (for plots > 800 m2)
  : 40% (for plots < 800 m2)
  : 45% (for plots < 800 m2) – Applicable to 2-storey mixed landed and 2-storey semi-detached housing areas

Note : The eave line must be reflected in the calculation plan.

Calculation by parcellation
1) Area with roof eaves projection > 2.0 m
 

A

= 3.1 m x 3.0 m = 9.3 m2
 

B

= 0.4 m x 5.0 m = 2.0 m2
         
2) Area under roof eaves projection < 2.0 m
 

C

= Exempted      
 

D

= Exempted      
         
3) Area with roof eaves projection < 2.0 m
 

E

= 2.8 m x 2.0 m =5.6 m2
         
4) Area with no roof eaves
 

F

= 25.0 m x 9.0 m =225 m2
         
5)
i
Total covered area   = 241.9 m2  
ii
Net site area   = 800.0 m2  
iii
Site coverage   = 241.9 x 100  
      800  
      = 30.24 %  

 

PART VI COMMON PLANNING PARAMETERS
 

Nos

 

Items

 

Complied with

 

*Waiver Sought/ Not Applicable

 

1

 

Existing & new platform levels, if any, clearly indicated.

   
 

2

 

Roof eaves (inclusive of gutters) & columns of : front patio/ terrace are setback at least 2.4m (5.1m for Good Class Bungalow Area) from the front boundary or the road reserve line whichever is greater.

   
 

car porch is setback at least 2.4m from front boundary or road reserve line whichever is the greater.

   
 

3

 

Height of boundary wall does not exceed 1.8m.

   
 

4

 

Attic

   
 
 

Roof rests on Springing Line

   
 
 

Attic floor is on the same level as the Springing Line

   
 
 

Maximum angle of pitch for the main roof = < 450

   
 
 

Maximum height of the roof, including jack roof, if any, measured from the Springing Line = 5 m

   
 

5

 

Basement

   
 
 

Basement protruding above ground is set back from green buffer / planting strip

   
 
 

Submerged basement which abut the road reserve line has a depth of 2 m below ground level within the green buffer / planting strip

   
 
 

Basement abutting the side and rear boundary complies with all technical requirements of the relevant authorities; and it does not cause any adverse impact to the adjoining property

   
 
 

No openings are provided along the basement wall which abuts the adjoining property

   
 
 

Where the existing ground slopes upward from the front to the rear, or from side to side:

  • The protrusion for an exposed basement is kept at 2.5 m (max), and
  • The earth cut at a lower level for an access driveway is limited to a maximum width of 4.0 m.
   
 

6

Air-conditioning ledges and air conditioning condensers    
  Air-conditioning ledges and air conditioning condensers are not to be located within the 2m minimum side and rear set back distance  

Seek Approval :

LANDED HOUSING

Landed Housing

landed

 

Landed housing refer to terrace houses, semi-detached houses, detached houses (bungalows), strata-landed houses (cluster housing).

Approved Use

Planning Permission Required

Not Allowed

  • Change of use to other non-residential uses.
ContactUs.com