1 Sale of Site for Commercial & Residential Development Land Parcel at Holland Road Technical Conditions of Tender Content

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Last updated on 6 February 2017

SALE OF SITE FOR COMMERCIAL & RESIDENTIAL DEVELOPMENT LAND PARCEL AT HOLLAND ROAD

TECHNICAL CONDITIONS OF TENDER

CONTENTS Page

PART I GENERAL 2

PART II PLANNING CONCEPT 2 - 3

PART III SUMMARY OF PLANNING AND URBAN 4 - 10 DESIGN REQUIREMENTS

PART IV PLANNING AND URBAN DESIGN REQUIREMENTS 11 - 29

PART V OTHER REQUIREMENTS 30 - 34

PART VI TENDER SUBMISSION (CONCEPT AND PRICE REVENUE TENDER SYSTEM) 34 - 39

PART VII DESIGN ADVISORY PANEL (DAP) 40 - 41

APPENDIX 1 42 APPENDIX 2 43 - 45 APPENDIX 3 46 ANNEX A 47 ANNEX B 48 ANNEX C 49 - 50 ANNEX D 51 - 52 ANNEX E 53 - 58

SALE OF SITE FOR COMMERCIAL & RESIDENTIAL DEVELOPMENT LAND PARCEL AT HOLLAND ROAD

TECHNICAL CONDITIONS OF TENDER

PART I

1.0 GENERAL

1.1 The Urban Redevelopment Authority (“the Authority”), acting as agent for and on behalf of the Government of the Republic of Singapore (“the Government”), is inviting offers for lease by tender for the Land Parcel at Holland Road (“Land Parcel”) for a commercial and residential development. The lease and development of the Land Parcel is subject to these Technical Conditions of Tender and the Conditions of Tender contained in the Developer’s Packet. In these Technical Conditions of Tender, where the context so admits, the expression “the Authority” includes the Government.

1.2 The successful tenderer shall in addition to the Conditions of Tender observe and comply with these Technical Conditions of Tender. The Conditions of Tender and these Technical Conditions of Tender are to be read together with the Control Plans of the Land Parcel supplied in the Developer’s Packet.

PART II

2.0 PLANNING CONCEPT

2.1 Site Context

2.1.1 Located next to the newly designated Holland Village Identity Node, the Land Parcel occupies a prime location in the heart of the Holland Village Extension and is well positioned to be redeveloped as a seamless extension of Holland Village. The close proximity of the Holland Village Circle Line (CCL) MRT station provides for easy connection to the Business Park / Industrial Headquarter developments at one-north, the National University of Singapore at Kent Ridge and the Harbourfront offices.

2.1.2 The site is also near public housing estates, private condominiums, landed housing and neighbourhood centres, markets, hawker centres, restaurants and cafes.

2.2 Vision for the Future Development

A Rare Development Opportunity

2.2.1 The location provides an opportunity for an exceptional mixed use development to contribute to the popularity and character of Holland Village and the area.

2.2.2 The development is envisaged to build upon the unplanned vibrancy of Holland Village, with high quality design and welcoming public spaces. Pedestrian malls, as extensions of the existing Lorong Liput and Lorong Mambong, will function as activity conduits, bringing activities and pedestrians into the new development. The provision of commercial uses such as retail (shop and restaurant), and offices are envisioned to synergise with the buzz and energy of Holland Village while a residential component will inject a live- in population, reinforcing the positioning of the area as a lifestyle enclave.

Well-designed and High-quality Development

2.2.3 As a landmark development, the development is envisaged to be sensitive to the scale of the adjacent low-rise Holland Village shophouses and its streetscape. It is planned to feature high-quality contemporary architecture that responds to the tropical climate and a convivial public realm that promotes a pedestrian oriented and active street life. Well designed and landscaped public open spaces and pedestrian malls will help to create a distinctive and pedestrian-friendly streetscape within the development.

Convenient Rail and Road Access

2.2.4 Served by the Ayer Rajah Expressway (AYE), Holland Road and North Buona Vista Road, the development will enjoy easy access to the city centre and other major destinations in Singapore such as the Singapore Botanic Gardens, Orchard Road, one-north and the National University of Singapore.

2.2.5 A planned pedestrian mall will connect the development to Lorong Liput in Holland Village that leads to Holland Village CCL MRT station allowing convenient access to Singapore’s rapid rail transit network.

PART III

3.0 SUMMARY OF PLANNING AND URBAN DESIGN REQUIREMENTS

3.1 The successful tenderer is required to comply with the following planning and urban design requirements in the development of the Land Parcel to achieve a high quality, well-designed development that is public-centric and relates to the surrounding context.

3.2 A summary of the planning and urban design requirements is set out in Table 1. The detailed planning and urban design requirements are set out in Part IV.

Table 1 – Summary of Planning & Urban Design Requirements for the Land Parcel

PARAMETERS PROVISIONS / REQUIREMENTS Site Area 1 Plot 1: 22,967.0 sqm (Main Land Parcel)

Plot 2 to Plot 6 - Elevated Pedestrian Bridge (EPB)

Plot 2: 708.2 sqm (Airspace Stratum over proposed Holland Village Way)

Plot 3: 275.1 sqm (Land Lot at Buona Vista Hill Park Expansion)

Plot 4: 62.1 sqm (Airspace Stratum over Buona Vista Hill Park Expansion)

Plot 5: 62.1 sqm (Airspace Stratum over Buona Vista Hill Park Expansion)

Plot 6: 159.2 sqm (Land Lot at Buona Vista Hill Park Expansion)

Plot 7 and Plot 8 - Vehicular Tunnel

Plot 7: 525.4 sqm (Land Lot at Buona Vista Hill Park Expansion)

Plot 8: 2,360.2 sqm (Subterranean Stratum under proposed Holland Village Way)

Land Use Commercial and Residential

Permissible Maximum GFA: 59,715 sqm Gross Floor Area (GFA) Minimum GFA: 53,744 sqm & Maximum Dwelling Units (DU) Zone 1 Maximum DU: Subject to prevailing Development Control guidelines or 570 units, whichever is lower.

Zone 2 Minimum GFA: 21,000 sqm

1 Plot 2 to Plot 8 are subject to cadastral survey by the successful tenderer.

PARAMETERS PROVISIONS / REQUIREMENTS All tenderers are advised to carry out their own simulation studies to ascertain the achievable GFA for the proposed development, including any additional GFA allowable under the prevailing Development Control Guidelines (e.g. for balconies in the residential component). Such simulation studies should take into account all relevant considerations including the building height controls and existing ground conditions as well as the need to provide basement levels.

Strata Sub-Division Strata subdivision of the development can be allowed subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

Zone 2 All components in Zone 2 are to be held under a single strata lot with the airspace / subterranean / accessory lots within Plot 2, Plot 3, Plot 4, Plot 5, Plot 6, Plot 7 and Plot 8 to be made appurtenant to the said single strata lot in Zone 2, as set out in Part IV (Condition 4.4).

Uses at First Storey Activity-generating uses (AGUs) such as Shops, Restaurants, Entertainment, Sports and Recreation (such as gymnasium and fitness centres, etc.), and other similar uses, are to be provided on both sides of the pedestrian malls as set out in Part IV (Condition 4.5.1) and the Control Plans.

Building Form and The development shall be conceived as a series of buildings that are Massing connected via the pedestrian malls and public open spaces including the CFP, terracing down to the existing low-rise shophouses within Holland Village.

Buildings exceeding 2 / 3-storeys in height shall be placed sensitively further away from the existing shophouses and Holland Village Market and Hawker Centre, to create a distinctive terracing effect moving northwards away from Holland Village and towards Zone 1.

The facades of the development fronting Holland Village (including the Holland Village Market and Hawker Centre), the proposed Holland Village Way, pedestrian malls and CFP are to be treated as the main frontages with façade articulations, as set out in Part IV (Condition 4.7.5).

The maximum length of the elevation of any building exceeding 6-storeys in height shall not exceed 50m in order to avoid creating wall-like frontages.

Building Height The development is subject to the specific building height controls, as set out in Part IV (Condition 4.8) and as shown in the Control Plans:

High-rise Zone Maximum 35-storeys and not exceeding the overall technical building height of 160.0m AMSL (Above Mean Sea Level).

Mid-rise Zone Maximum 10-storeys, possibly terraced downwards towards the low-rise zone so as to relate to the existing low-rise Holland Village.

PARAMETERS PROVISIONS / REQUIREMENTS Low-rise Zone a. Maximum 6-storeys fronting Holland Road and Lorong Mambong; and

b. Maximum 3-storeys next to Holland Village and not exceeding the surcharge loading of 75kPA within the MRT 1st Reserves.

Building Platform Level The minimum platform level for the development shall comply with the requirements of the relevant Competent Authority. All pedestrian access routes and public open spaces within the development, including the pedestrian malls, covered walkways / linkways and the EPB shall be maintained at a constant platform level as much as possible to achieve an attractive and barrier-free environment at the first storey.

Where stairs are needed to navigate the level differences (e.g. Transition Zone), the appropriate vertical circulation such as lifts and/or ramps shall be provided so as to comply with the relevant codes on barrier-free access, as set out in Part IV (Condition 4.9.2).

The development shall capitalize on the existing level changes within the site to avoid creating a uniform and monotonous landscape. Varied platform levels can be employed to create interesting vistas and delightful public open spaces, as set out in Part IV (Condition 4.9.3). Excessive levelling of the site is not permitted.

Building Edge A minimum 2-storey building edge along the proposed Holland Village Way is to be provided, as set out in Part IV (Condition 4.10) and as shown in the Control Plans.

The development shall be built up to the lines of Road Reserve along Lorong Liput and the rear service road. The pedestrian malls and CFP shall also be adequately defined by the building elevations.

Building Setback The development is subject to the following building setbacks, as set out in Part IV (Condition 4.11) and as shown in the Control Plans:

Zone 1 a. Minimum 7.5m from the lines of Road Reserve along Holland Road, Lorong Mambong and the proposed Holland Village Way; and

b. Prevailing Development Control guidelines on building setback along the common boundaries with the future adjacent development.

Zone 2 a. Minimum 3.0m from the line of Road Reserve along the new proposed Holland Village Way;

b. Minimum 7.5m from the line of Road Reserve along Lorong Mambong and from the common boundary with 35 Lorong Mambong; and

c. Minimum 3.4m from the common boundary with Holland Village Market and Hawker Centre.

Fine-grained, Street- Pedestrian malls Orientated and At-grade, landscaped, and open-to-sky pedestrian malls, conceived as Pedestrian friendly extensions of the existing Lorong Liput and Lorong Mambong, are to be environment provided within the development, as shown in the Control Plans and as set out in Part IV (Conditions 4.12.2 and 4.12.4).

PARAMETERS PROVISIONS / REQUIREMENTS These pedestrian malls should minimally be 6.0m wide (clear pedestrian path, excluding ORAs and landscaping) and link to key access points along the proposed Holland Village Way, CFP, Lorong Liput and Lorong Mambong.

Elevated Pedestrian Bridge (EPB) To improve the connectivity to the surrounding public housing estates, a minimum 3.0m wide (2.4m clear) covered EPB shall be built within Plots 2 to 6, as set out in Part IV (Condition 4.12.5) and as shown in the Control Plans. Vertical circulation points with lifts and two-way escalators are to be provided within the building envelope to connect the EPB to the at- grade pedestrian network.

Transition Zone A series of steps / or two way escalators within the Transition Zone are to be provided to interface between the EPB and the CFP on the first storey, as set out in Part IV (Condition 4.12.10) and as shown in the Control Plans. The Transition Zone shall also be designed as a public open space and be appropriately wide.

The at-grade pedestrian malls, EPB and pedestrian passage through the Transition Zone are to remain open for public use, at all times, as set out in Part IV (Condition 4.12.12).

Covered Walkways Minimum 3.0m wide (2.4m clear) covered walkways are to be provided within the development fronting the new proposed Holland Village Way and the pedestrian malls, as set out in Part IV (Condition 4.12.13) and as shown in the Control Plans.

Central Focal Point A Central Focal Point (CFP), of at least 500 sqm in size is to be provided at the convergence of the pedestrian malls, as set out in Part IV (Condition 4.12.17) and as shown in the Control Plans. This CFP shall be well designed as a signature community node within the development that will encourage informal gatherings, as well as organised community gatherings and activities.

Landscaped Pocket Park A lushly landscaped pocket park of at least 1,000 sqm in size shall be provided within Zone 2 between the high and mid-rise zones, as set out in Part IV (Condition 4.12.18) and as shown in the Control Plans.

Public Open Spaces Pockets of public open spaces of various sizes and configurations are encouraged along the pedestrian malls and throughout the development.

Perimeter Treatment A high degree of visual and physical porosity is envisioned across the site at the first storey. The use of fences or boundary walls for access control is not allowed. Alternative methods of access controls which are well integrated with the public realm and greenery should be proposed by the successful tenderer, if required, as set out in Part IV (Condition 4.12.21)

Greenery Replacement The design of the development is to create a distinctive, garden-like and Landscaping environment and include Landscape Replacement Areas equivalent to 35% of the site area. These landscaped areas to be provided at the 1st, 2nd and upper levels of the developments in the form of sky terraces and roof gardens, as set out in Part IV (Conditions 4.13).

PARAMETERS PROVISIONS / REQUIREMENTS

Vehicular and Servicing Vehicular Access Access Vehicular ingress / egress to the basement car parks, service areas, passenger drop-offs / pick up points and taxi lay-by are to be taken off the new proposed Holland Village Way, at the approximate positions as set out in Part IV (Condition 4.14), and as shown in the Control Plans, subject to the approval of the relevant Competent Authority.

An additional ingress / egress to the basement car park is to be provided within Plots 7 and 8, as set out in Part IV (Condition 4.14.2) and as shown in the Control Plans.

Service Areas The service areas, loading / unloading bays, refuse bin centre, mechanical and electrical (M&E) rooms (such as electrical substation) are to be located within the basement level(s) of the development, as set out in Part IV (Conditions 4.14.4 to 4.14.7).

Car, Motorcycle and The development is to include sufficient car, motorcycle and bicycle parking Bicycle Parking spaces to meet the needs of the proposed uses, and to comply fully with the Provision physical parking requirements subject to the prevailing guidelines issues by the Land Transport Authority (LTA), as set out in Part IV (Condition 4.15).

All parking spaces are to be located within the basement level(s) of the development only. At-grade / above-grade parking spaces for cars and motorcycles are not allowed. At-grade / above-grade bicycle parking spaces could be considered provided they are well designed as part of the public realm features and are consistent with the design objectives for the public spaces within the development.

The parking structure serving Zone 2 shall incorporate an additional 308 car parking spaces and 56 motorcycle parking spaces for public use, over and above the parking requirements for the uses within Zone 2, as set out in Part IV (Condition 4.15.3).

As set out in Part IV (Conditions 4.15.3 and 4.15.4), the successful tenderer is required to incorporate bicycle parking lots within the development at the following rates:

Zone 1 1 bicycle parking lot for every 6 dwelling units.

Zone 2

a. 1 bicycle parking lot for every 6 dwelling units; and

b. 1 lot per 300sqm of the first 15,000sqm of commercial GFA, and 1 lot per 1000sqm of subsequent commercial GFA.

Bicycle parking areas that meet LTA’s requirements can be considered for GFA exemption.

Roofscape and The roofs of the development are to be designed as the ‘fifth’ elevation Screening and integrated with the overall building form and architectural treatment. Landscaped roof terraces are strongly encouraged.

Any M&E equipment, water tanks, etc, if located at the top of the buildings, are to be fully integrated within the overall building envelope and visually well-screened from the top and all sides of the development, as set out in

PARAMETERS PROVISIONS / REQUIREMENTS Part IV (Condition 4.16).

Road Improvement and The successful tenderer is required to carry out road improvement works Other Works within the adjacent Road Reserves and other improvement works, as indicated in the Control Plans and as set out in Part IV (Condition 4.17) and Clause 3.0 and 7.0 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees, including (but not limited to) the following:

a. Construction of the new 26.2m wide road (Holland Village Way) connecting Holland Drive to Holland Avenue and leading to the part of the development within Zone 1. Provision of an at-grade pedestrian crossing within Holland Village Way (as set out in Part IV, Condition 4.17.1 and as shown in the Control Plans) is to be provided. Construction of a new 400mm diameter sewer with manholes along the proposed 26.2m wide road;

b. Reconstruction of the existing open roadside drains to closed roadside drains and upgrading of the roadside tables within the adjacent Road Reserves;

c. Widening of Lorong Liput into a 9.6m wide single carriageway road; and

d. Reconstruction of the existing open drains within the 1.6m Drainage Reserve outside the Land Parcel, along the eastern boundary, into closed drains.

Night Lighting The development is to include night lighting to express the building form and architectural design as well as to illuminate the public open spaces, as set out in Part IV (Condition 4.18)

Temporary 24hr The successful tenderer is required to maintain a safe, convenient 24hr Pedestrian Connection pedestrian connection from the temporary surface car park at Holland to existing Holland Drive to the existing Holland Village Lorongs and taxi stand. This Village temporary pedestrian connection is to be constructed before the existing surface and deck car parks at Zone 2 are hoarded up. The details of the temporary pedestrian connection are to be submitted for evaluation and approval by the Competent Authority and relevant technical agencies before implementation.

Design Advisory Panel The development proposal will be reviewed by a Design Advisory Panel (DAP) (DAP), as part of the formal development control submission process in relation to the application and grant of planning permission, as set out in Part VII (Condition 7).

3.3 A summary of the additional planning and urban design provisions that are encouraged for the Land Parcel is set out in Table 2. The details are set out in Part IV.

Table 2 – Summary of Additional Planning & Urban Design Provisions that are encouraged for the Land Parcel

PARAMETERS PROVISIONS / REQUIREMENTS Roof Gardens / Sky Roof gardens, sky terraces, and balconies are strongly encouraged to be Terraces / provided as part of the development and integrated with the overall building form Balconies and architectural treatment, as set out in Part IV (Condition 4.13.4).

Vista from Zone 2 The successful tenderer is strongly encouraged to locate the residential blocks to Zone 1 in Zone 1 such that there is an extension of the view corridor from the pedestrian malls within Zone 2. The communal landscaped areas within Zone 1 are encouraged to be located such that there is ‘borrowed’ greenery when the spaces are viewed from the Landscaped Open Space and pedestrian malls in Zone 2.

Public Art Public art works within publicly accessible or visible areas are strongly encouraged to be integrated in the design of the development. These can be in the form of free-standing sculptures or art works which are integrated into the building facades or form part of a building element, as set out in Part IV (Condition 4.12.20).

PART IV

4.0 PLANNING AND URBAN DESIGN REQUIREMENTS

4.1 General

4.1.1 The Planning and Urban Design Requirements as set out in Part IV are to be read in conjunction with the Control Plans and the Conditions and Requirements of Relevant Competent Authorities & Public Utility Licensees provided in the Developer’s Packet.

4.1.2 The planning and urban design requirements relating to location, height, size, area or extent of uses, etc. as set out in this Part are specified with a view of achieving the prevailing planning objectives as outlined or indicated in the provisions in this Part. The successful tenderer may submit alternative proposals to any of such requirements for the Authority’s consideration. Where the Authority is satisfied that the alternative proposal will also serve to achieve the planning objective relevant to the requirement, the successful tenderer may be allowed to adopt such alternative proposal instead, in which event the relevant provisions in this Part shall be deemed to be complied with. The Authority, however, reserves the absolute discretion to decide whether or not to allow any alternative proposal to be adopted.

Development Site

4.2 Development Site

4.2.1 The Land Parcel comprises eight plots as listed below:

a Plot 1 is the main Land Parcel comprising two zones - Zone 1 and Zone 2.

b Plot 2 to Plot 6 demarcate the maximum areas for the construction of the Elevated Pedestrian Bridge (EPB) and its structural supports and associated structures connecting the proposed development to Buona Vista Hill Park Expansion.

c Plot 7 and Plot 8 demarcate the maximum areas for the construction of a tunnel for vehicular access (vehicular tunnel) to the basement car park of the proposed development.

Land Use and Quantum

4.3 Land Use and Quantum

4.3.1 The Land Parcel is envisaged to be developed for a mixed use development which complements and synergises with the commercial uses in Holland Village. The proposed mix and nature of uses within the development should leverage on the positioning of the area as an inclusive lifestyle enclave catering to all walks of life and should add to the diversity of offerings. The live, work and play environment within the development is to capitalise on the site’s proximity to Holland Village, the creative industries at one-north and the tertiary educational institutions at Singapore Polytechnic and the National University of Singapore.

4.3.2 The maximum permissible Gross Floor Area (GFA) for the development on the Land Parcel is 59,715 sqm and the total GFA to be built is not to be less than 53,744 sqm. The GFA to be built within Zone 2 is not to be less than 21,000 sqm. In addition, not more than 6,800 sqm of the maximum permissible GFA is to be for:-

a Shop and Restaurant (including any Outdoor Refreshment Area (ORA) uses; and

b Other commercial uses (excluding office and commercial school uses) such as those for Bar/ Pub, Health centre, Amusement centre, etc., if permitted by the Competent Authority under the Planning Act.

4.3.3 Within the 6,800sqm, there should be a mix of shops and restaurant uses, including ORAs along the pedestrian malls and within the public open spaces. The proposed mix of uses shall not lead to significant parking problems that would adversely affect the amenity of the existing neighbourhood.

4.3.4 Any additional GFA, over and above the maximum permissible GFA specified for the development accrued from incentive GFA schemes will be subject to the prevailing Development Control Guidelines and the approval of the Competent Authority under the Planning Act. This additional GFA may be subject to the payment of Differential Premium, if applicable.

4.3.5 No commercial or residential use is allowed on Plot 2 to Plot 8. Hotel use is not allowed on the Land Parcel.

Zone 1

4.3.6 Zone 1 is intended for residential development. The types of housing units that can be allowed in Zone 1 are flats, serviced apartments and / or strata landed houses (with prior approval). The number of Dwelling Units (DUs) within Zone 1 will be subject to the prevailing Development Control Guidelines or a cap of 570 units based on LTA’s traffic consideration, whichever is lower . Any commercial quantum proposed in Zone 1 should only be for personal services

and trades as specified in the prevailing Development Control Guidelines for residential development.

Zone 2

4.3.7 Zone 2 is intended for commercial and / or serviced apartment uses and of such types and quantum as the Competent Authority under the Planning Act may approve.

4.4 Strata Sub-Division

4.4.1 Strata subdivision of the development is subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act, and

Zone 2 All components in Zone 2, including the following, are to be held under a single strata lot and the airspace / subterranean / accessory lots within Plot 2, Plot 3, Plot 4, Plot 5, Plot 6, Plot 7 and Plot 8 to be made appurtenant to the said single strata lot:

a Shop and restaurant (inclusive of any Outdoor Refreshment Area (ORA)) uses and other commercial uses, if permitted by the relevant Competent Authority, and/or serviced apartment uses as approved by the Competent Authority under the Planning Act;

b Public spaces, including the pedestrian malls, Central Focal Point (CFP), Transition Zone, Landscaped Open Space, etc;

c Car park serving Zone 2, including the additional 308 car parking spaces and 56 motorcycle parking lots for public use;

d The proposed EPB connecting the proposed development in Zone 2 to Buona Vista Hill Park Expansion; and

e Vehicular tunnel to the basement car park in Zone 2.

4.5 Uses at First Storey

4.5.1 As a planned street-orientated development, Activity-Generating Uses (AGUs), such as Shops, Restaurants, Entertainment, Sports and Recreation (such as gymnasium and fitness centres, etc.) and other similar uses, are to be provided at the first storey of the development within Zone 2, on both sides of the pedestrian malls at the following locations and as shown on the Control Plans:

a Between Lorong Mambong and the CFP;

b Between Lorong Liput and the CFP; and

c Between proposed 26.2m wide road (Holland Village Way) and the CFP.

4.6 Outdoor Refreshment Areas (ORAs)

4.6.1 Where allowed, ORAs are intended to provide an opportunity for outdoor seating that forms a natural extension to a restaurant or café within the development. The location and use of these ORAs should not compromise on pedestrian circulation or traffic safety.

4.6.2 ORAs are encouraged along the pedestrian malls and within the public open spaces to enliven the public realm and contribute to an active pedestrianised street life. ORAs along the pedestrian malls shall not exceed a maximum depth of 2.0m on each side so as to safeguard sufficient width for unobstructed pedestrian movement. The ORAs can be located between the landscaping / tree planting, as shown in Figure 1.

4.6.3 ORAs if proposed within the building setback from the new proposed Holland Village Way shall not exceed a maximum depth of 2.0m and be located between the trees within the 2.0m green buffer, as shown in Figure 2.

4.6.4 If the ORAs are proposed on the roof terrace areas, the ORAs are to be accessed from the F&B unit on the storey immediately below.

Fig 1 – Possible Section of Pedestrian Mall

Fig 2 – Typical Section along Proposed Holland Village Way

4.6.5 The GFA for the ORAs will be computed as part of the maximum permissible commercial GFA and will be subjected to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

4.6.6 The detailed location, design and layout of the ORAs will be subject to approval of the Authority and the relevant Competent Authorities. The materials and finishes of the ORA shall be of good quality and shall be easy to maintain. This is to ensure that these materials do not deteriorate over time and appear presentable at all times. The storage of any utensils or preparation of food and beverages are not allowed within these ORAs.

Building Form and Massing

4.7 Building Form and Massing

4.7.1 The development is to be conceived as a seamless extension of Holland Village and as a series of buildings connected via the pedestrian malls and public open spaces, in keeping with the fine-grained streetscape and low-rise character of Holland Village.

4.7.2 The building form and massing is to relate sensitively to the existing topography. Buildings exceeding 2 / 3-storeys in height shall be placed sensitively further away from the existing shophouses and Holland Village

Market and Hawker Centre, to create a distinctive terracing effect moving northwards away from Holland Village and towards Zone 1.

4.7.3 In order to maintain an appropriate scale along the pedestrian malls and around the public open spaces, the parts of the development within the 10- storey building height zone are to step down to 2 and 3-storeys in height fronting the pedestrian malls and public open spaces. The terracing of the building heights down towards Holland Village, pedestrian malls and public open spaces is to be sensitive to avoid inappropriate juxtaposition of widely differing storey heights.

4.7.4 Consideration is to be given to how the building forms and massing, as well as the architectural treatment, relation to the existing topography, impact on the views from major approaches to the Land Parcel, including from Lorong Liput, Lorong Mambong, and the at-grade pedestrian crossing and EPB across the new proposed Holland Village Way. Similarly, consideration is also to be accorded to the framing of views of Holland Village when viewed from the pedestrian malls and public open spaces within the Land Parcel.

4.7.5 The facades of the development fronting Holland Village (including the Holland Village Market and Hawker Centre), the new proposed Holland Village Way, pedestrian malls and public open spaces are to be treated as the main frontages. The design of the façade and use of materials shall ensure a high degree of transparency as far as possible to ensure greater visibility of activities within the development. Landscaped terraces on the stepped building forms are encouraged to provide for articulation of the facades and additional visual interest. Parts of the development can be allowed to be cantilevered over the pedestrian malls on either side up to a maximum of 2.0m.

4.7.6 The maximum length of the elevations of any of the parts of the development above 6-storeys in height shall not exceed 50m in order to avoid creating wall- like frontages.

4.8 Building Height

4.8.1 The development is guided by a series of terraced building height bands to relate sensitively to the topography, as well as the surrounding context, including the existing low-rise shophouses at Holland Village. These building height zones also take into consideration the planning intention to create an attractive and tiered skyline profile when viewed from Holland Village, stepping up towards the residential towers within Zone 1.

4.8.2 The building height zones, as shown in the Control Plan, are as follows:

a High-Rise Zones Maximum building height of 35-storeys.

b Mid-Rise Zone Maximum building height of 10-storeys. This is envisaged as transitional height zones between the high-rise zone of the development and the shophouses in Holland Village.

c Low-Rise Zone Maximum building height of 6-storeys fronting Holland Road to relate to the mid-rise residential developments across Holland Road.

Maximum building height of 3-storeys next to Holland Village subject to the surcharge loading of 75kPa within the MRT 1 st Reserves. This is to relate sensitively to the 2-storey shophouses and single-storey market and hawker centre in Holland Village and maintain an appropriate scale along the pedestrian malls and around the CFP.

4.8.3 All construction equipment and temporary structures, such as cranes, piling rigs, etc. as well as permanent structures, such as water tanks, mechanical and electrical (M&E) equipment, lift motor rooms, TV antennae, etc., are subject to a maximum allowable technical height control of 160.0m AMSL, and are to comply with the requirements of the relevant Competent Authorities.

4.8.4 A variety of terraced building heights shall be gradually proposed within the low and mid-rise zones to transition from the low to high-rise zones, as well as to contribute to finer grain streetscape.

4.9 Building Platform Level

4.9.1 The minimum platform level for the development shall comply with the requirements of the relevant Competent Authority. The design of the development and the building platform levels of the pedestrian malls and public open spaces are to relate to the platform levels of the proposed Holland Village Way, Lorong Liput and Lorong Mambong.

4.9.2 All pedestrian routes and public open spaces within the development, including the pedestrian malls, covered walkways / linkways and the EPB are to be maintained at a constant platform level as much as possible, to achieve an attractive and barrier-free environment at the first storey. Where steps are needed to mitigate the level differences (e.g. Transition Zone), appropriate barrier-free vertical circulation facilities, such as lifts and / or ramps shall be provided to comply with the relevant codes on barrier-free access. Where possible, retaining walls should be avoided and the planting and services verges within the Road Reserves are to be sloped to help mitigate the level differences.

4.9.3 The development shall capitalize on the existing level changes within the site to avoid creating a uniform and monotonous landscape. Varied platform levels can be employed to create interesting vistas and delightful public open spaces. Excessive levelling and/or earthfill of the site is not permitted.

Streetscape

4.10 Building Edge

4.10.1 A minimum 2-storeys high building edge abutting the lines of Road Reserve along the proposed Holland Village Way, shall be provided, as shown in the Control Plans. This is to create a well-defined urban edge to extend the low- rise village character of the existing Holland Village. Up to 40% of the building edge can be set back from the lines of Road Reserves for articulation of the building forms.

4.10.2 The elevation along the new proposed Holland Village Way shall be designed to be permeable, to allow easy pedestrian access from the existing developments across Holland Drive into the development.

4.10.3 The development shall be built up to the Lines of Road Reserve along Lorong Liput and the rear service road.

4.10.4 The pedestrian malls and CFP shall also be adequately defined by the building elevations.

4.10.5 A special corner treatment or articulation is to be provided for the parts of the development fronting Lorong Liput to respond to the main pedestrian route and approach from the Holland Village CCL MRT station.

4.11 Building Setback

4.11.1 The development is subject to the following building setbacks as shown in the Control Plan:

Zone 1 a Minimum 7.5m from the lines of Road Reserve along Holland Road, Lorong Mambong and the new proposed Holland Village Way; and

b The prevailing Development Control guidelines on building setbacks along the common boundaries with the future development. A 3.0m green buffer and 2.0m planting strip is to be provided fronting the new proposed Holland Village Way / Holland Road and the common boundaries, respectively.

Zone 2 a Minimum 3.0m from the line of Road Reserve along the proposed Holland Village Way within which a 2m green buffer is to be provided;

b Minimum 7.5m from the line of Road Reserve along Lorong Mambong and from the common boundary with 35 Lorong Mambong within which a 3m green buffer is to be provided; and

c Minimum 3.4m from the common boundary with Holland Village Market and Hawker Centre within which a 2m planting strip is to be provided.

4.11.2 Basement levels may be built within the building setback areas unless otherwise specified, subject to the prevailing Development Control guidelines

4.12 Fine-grained, Street-Orientated and Pedestrian friendly environment

4.12.1 The development is envisaged to be a walkable, car-free and pedestrian friendly precinct. It shall be served by a comprehensive pedestrian network, largely at-grade as the focus is to create an attractive streetscape which complements that of Holland Village.

Pedestrian Malls 4.12.2 Well landscaped and activated pedestrian malls, extending from the existing Lorong Liput and Lorong Mambong, to provide easy pedestrian access from the Holland Village CCL MRT station and Holland Village to the development are to be provided. They also extend the urban pattern of Holland Village into the development. Vehicular access is not permitted within these pedestrian malls.

4.12.3 As a response to the existing site conditions and to create a comfortable, intimate streetscape, these pedestrian malls, as shown in the Control Plans, shall minimally be 6.0m wide (clear pedestrian path, excluding ORAs). The incorporation of comfortable street furniture and landscaping is encouraged outside the clear width of 6.0m, subject to the satisfaction of relevant technical agencies’ requirements.

4.12.4 These pedestrian malls are intended to be open-to-sky. However, lightweight linkages between the various building blocks and / or lightweight canopies of transparent or translucent materials, over parts of the pedestrian malls and public open spaces can be considered. These are to be sensitively designed to interface well with the buildings and should maintain a sense of loftiness. Any covered area of the space will be computed as part of the maximum permissible GFA for the development, subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

Elevated Pedestrian Bridge 4.12.5 To improve the connectivity to the surrounding public housing estates, a covered Elevated Pedestrian Bridge (EPB) of a minimum width of 3.0m (2.4m clear) shall be built within Plots 2 to 6, as shown in the Control Plans. It shall be designed to be lightweight, visually porous and consistent with the overall architectural language of the development.

4.12.6 A minimum height clearance of 5.4m from the bottom of the bridge to the road surface shall be provided, for the entire length of the bridge above the road carriageway.

4.12.7 Vertical circulation such as lifts/escalators shall be provided within the development, to connect the landing of the EPB within the development to the at-grade pedestrian network. These vertical circulation and supporting structures shall be contained within the development site and not encroach into the pedestrian routes.

4.12.8 Vertical circulation shall also be provided within Plot 3 to connect the EPB to the taxi-stand / drop-off / pick-up lay-by located along the southern side of the proposed Holland Village Way, as shown in the Control Plans.

4.12.9 The successful tenderer is strongly encouraged to design the EPB as a public space, with the provision of greenery and public seating. The interface of the bridge with the development shall be designed with great consideration towards pedestrian comfort, with minimal level changes, generous circulation space and direct line of sight to the CFP.

Transition Zone 4.12.10 A series of steps / or two way escalators within the Transition Zone will provide the interface between the EPB and the CFP on the first storey, as shown in the Control Plans. It shall also be designed as a public open space that is sufficiently wide, with generous stair treads that can also double up as public seating to view the events/activities in the CFP. Direct accesses into the 2 nd storey are allowed provided these do not affect pedestrian circulation from the EPB to the CFP.

4.12.11 The Transition Zone is not to be enclosed. However, lightweight canopies of transparent or translucent materials can be considered provided a sense of loftiness is still maintained, on a case-by-case basis.

4.12.12 The at-grade pedestrian malls, EPB and pedestrian passage through the Transition Zone are to remain open for public use, at all times.

Covered walkways 4.12.13 Covered walkways are to be provided as part of the comprehensive at-grade pedestrian network within the area, as shown in the Control Plans. To ensure convenient and unimpeded pedestrian movement and connectivity with the adjacent developments, the performance requirements for the covered walkways are as follows:

a Minimum 3.0m wide (2.4m clear) at the 1st storey level of the development fronting the proposed Holland Village Way and on both sides of the pedestrian malls;

b Maximum external soffit height of 3.6m. Higher soffit heights can be considered, subject to the provision of dropdown panels or the width of the walkway being increased to match the higher height to ensure adequate weather protection for pedestrians during inclement weather;

c To abut, open out onto and match the platform level of the open walkways within the building setback areas / Road Reserves, the CFP / public open spaces and pedestrian malls;

d Where the covered walkways / linkways are intersected by vehicular ingress / egress, any cross ramps are to be located on either side of the covered walkway / linkways. The paving materials shall reflect priority to pedestrian movement; and

e The location and alignment of the covered walkway, as shown in the Control Plans are indicative only. The Authority and the relevant Competent Authorities will review the extent and alignment for the covered walkway at formal submission stage, in relation to the overall development proposal.

Covered Linkways 4.12.14 The successful tenderer is required to provide covered linkways from the EPB to the taxi pick up / drop off layby on the south side of the proposed Holland Village Way as shown in the Control Plans.

4.12.15 The covered walkways / linkways within the development shall be maintained by the successful tenderer and kept free, unobstructed and accessible for public use at all times, without any hindrance or obstruction, to the satisfaction of the Authority and the relevant Competent Authorities. They are not to be used for commercial purposes and no temporary or permanent structures shall be allowed to be erected within these areas.

4.12.16 The covered walkway / linkways are to serve as part of the overall pedestrian network for the area and will be excluded from computation as part of the maximum permissible GFA for the Land Parcel based on the prevailing Development Control Guidelines on the exemption of GFA issued by the Competent Authority under the Planning Act.

Central Focal Point 4.12.17 An open-to-sky and unenclosed CFP, with a minimum area of 500 sqm shall be provided at the convergence of the pedestrian malls, as shown in the Control Plans. The CFP shall be well designed as a signature community node within the development that will encourage informal gatherings as well as community gatherings and activities. It can be used for organised community events, for such number of days as may be permitted by the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

Landscaped Pocket Park 4.12.18 A lushly landscaped pocket park of at least 1,000 sqm in size, with a garden- like setting shall be provided within Zone 2, between Zone 1 and Lorong Mambong, as shown in the Control Plans. This park is intended to serve as a buffer between the residential and mixed-use zones, as well as a conducive green space within which the public may gather. The successful tenderer may capitalize on the level differences to create a vantage point from the Pocket Park looking out to the shophouses along Lorong Mambong and parts of the development in Zone 2. Single-storey kiosk-like structure(s) that contribute to the park experience may be considered, subject to detailed design evaluation.

Public Open Spaces 4.12.19 Pockets of public open spaces such as courtyards and roof terraces are encouraged along the pedestrian malls and throughout the development over and above the stipulated Central Focal Point and Landscaped Pocket Park.

Public Space Design 4.12.20 The successful tenderer is given flexibility to propose the detailed configuration and design of the public spaces, including the pedestrian malls, Pocket Park and Transition Zone, subject to the requirements and performance criteria specified below:

a The public spaces are to be seamlessly linked to the pedestrian network within and around the development, including the open walkways within the Road Reserves;

b The levels of the public spaces are to match the level of the adjacent covered / open walkways wherever possible;

c Adequate shade shall be provided, especially between 9am to 4pm via the planting of suitable trees and /or placement of the building blocks, to create a comfortable environment for use throughout the day. At least 20% of the public open spaces shall be planted with softscape:

d The public spaces shall be naturally ventilated and passively cooled. If required, fans / mist systems can be provided to supplement passive cooling;

e The public spaces shall be naturally lit between 8am to 6pm. Night lighting shall be provided to enable use of the spaces at night;

f Seating should be generously provided to encourage the use of the public spaces by the occupants of the development and the general public. As a guide, 1 seat per 20 sqm of public area shall be provided, of which, 50% shall be fixed seating and have back rests. A variety of seating types are encouraged to suit a range of uses / user groups (E.g. movable and fixed, seats and benches, walls, planter ledges, steps);

g Directional signage is required to facilitate easy access and circulation;

h The public spaces, as well as the covered walkways and EPB are to be finished or treated, to achieve a consistent district character. The materials proposed are to comply with the requirements of all relevant technical agencies; and

i The developer is encouraged to integrate public art (e.g. sculptures) and water features as part of the landscaping treatment to provide a sense of delight to these public spaces.

Perimeter Treatment 4.12.21 As a high degree of visual and physical porosity is envisioned at ground level, the use of fences or boundary walls for access control is not allowed. Alternative methods of access controls which are well integrated with the public realm and greenery should be proposed by the successful tenderer. These include treatments such as planting, landscape berms and terraces, landscape decks and security-controlled lift lobbies etc.

4.13 Greenery and Landscape Replacement

4.13.1 The successful tenderer is to create a distinctive, garden-like environment within the Land Parcel. Appropriate landscaped areas such as courtyards, gardens, roof terraces, planter boxes are to be provided at the 1 st , 2 nd and podium roof levels of the developments to enhance the at-grade and elevated streetscapes, creating an attractive and pedestrian-friendly environment, in a lush tropical garden-setting.

4.13.2 The development is required to include Landscape Replacement Areas equivalent to 35% of the site area of the Land Parcel. In addition, the Residential development in Zone 1 shall provide on-ground greenery, equivalent to 30% of Zone 1’s site area. The landscaping should reflect our tropical environment and is to be integrated with the overall architecture design and layout of the development.

4.13.3 The developer is required to submit a detailed landscape Masterplan and landscape design report for the development as part of the tender submission documents.

Balconies, Sky Terraces and Roof Gardens. 4.13.4 The successful tenderer is strongly encouraged to provide well landscaped balconies, sky terraces and roof gardens within the development. These areas are to be integrated as part of the overall form and architectural treatment of the building. The prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act on the GFA exemption of sky terraces and roof gardens as well as the provision of additional GFA for balconies will apply.

4.14 Vehicular and Servicing Access

4.14.1 Vehicular accesses to the development are to be taken at the approximate positions from proposed Holland Village Way, which is to be constructed by the successful tenderer, as shown in the Control Plans, subject to the approval of LTA and the relevant Competent Authorities.

Vehicular Tunnel 4.14.2 To improve traffic flow, a vehicular tunnel shall be built within Plot 7 and Plot 8, providing ingress / egress to the basement car park serving Zone 2, as well as the vehicular lay-by for passenger and taxi pick up / drop off, at the approximate positions on the south side of proposed Holland Village Way, as shown in the Control Plans.

4.14.3 All vehicular access to the development and car parking facilities, passenger pick up / drop off points, taxi lay-bys, and loading / unloading bays are to be located within the site boundary and are to be well-integrated with the overall building form, massing and architectural treatment of the development, subject to the requirements and approval of the Authority, LTA and other relevant Competent Authorities at the formal submission stage and as set out in Conditions 7.2.5 to 7.2.7 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.

Service Areas 4.14.4 Sufficient service areas, including refuse bin centre, electrical substation, loading / unloading bays, holding bays, etc. are to be provided within the basement level(s) of the development to meet the needs of the proposed uses. The servicing access and driveways shall be contained within the development site.

4.14.5 Other service areas / structures, such as air-conditioning ledges, are to be located internally within the development. These are to be well-screened and integrated with the overall design of the building elevations. Air-conditioning ledges are not permitted on the building facades fronting the public open spaces in Zone 2.

4.14.6 All ventilation shafts to the basement levels are to be fully integrated within the overall envelope of the individual buildings and are to be visually well- screened.

4.14.7 All service areas will be subject to the requirements and approval of the Authority and the relevant Competent Authorities at the formal submission stage.

4.15 Car, Motorcycle and Bicycle Parking Provision

4.15.1 The development is to include sufficient car, motorcycle and bicycle parking spaces to meet the needs of the proposed uses, and is to comply in full with the physical parking requirements subject to prevailing guidelines issued by LTA. No waiver of parking provision or payment of parking deficiency charges in lieu of the physical provision of parking spaces will be allowed for the uses within the Land Parcel.

4.15.1 All parking spaces are required to be located within the basement level(s) of the development. No at grade or above grade parking structure for cars or motorcycles is allowed for this development. At grade / above-grade bicycle parking spaces could be considered provided they are well designed as part of the public realm features and are consistent with the design objectives for the public spaces within the development.

Zone 1

4.15.2 An underground parking structure catering only to the parking needs of the proposed development within Zone 1 is to be provided. In addition, to facilitate cycling as a mode of transportation, the successful tenderer is required to construct and provide bicycle parking to accommodate a minimum number of bicycle parking lots within the Land Parcel at the rate of 1 lot for every 6 dwelling units or in accordance with the prevailing requirements set out by the relevant Competent Authority at the formal submission stage.

Zone 2

4.15.3 An underground carpark catering only to the parking needs of the proposed development within Zone 2 is to be provided. The proposed development shall also provide an additional 308 car parking spaces and 56 motorcylce parking spaces for public use within Zone 2’s carpark. This is over and above the development’s own carparking provision as required by the LTA. In addition, to facilitate cycling as a mode of transportation, the successful tenderer is required to construct and provide bicycle parking to accommodate a minimum number of bicycle parking lots within the Land Parcel at the rate as set out below or in accordance with the prevailing requirements set out by the relevant Competent Authority at formal submission stage.

a 1 lot for every 6 dwelling units; and

b 1 lot per 300sqm of the first 15,000sqm of commercial GFA, and 1 lot per 1000sqm of commercial GFA subsequently.

4.15.4 The bicycle parking facilities in Zone 2 are meant for public use at all times. If bicycle parking facilities are provided in the basement levels, there must be provision for direct access, via suitable vertical circulation, to the public pedestrianised streets to facilitate ease of access and usage.

4.15.5 If covered bicycle parking areas are proposed, they can be considered for GFA exemption if they are designed based on dimensions illustrated in Annex A-4 of Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees. All bicycle parking areas, once approved, will not be allowed to be converted for other uses without the approval of the relevant Competent Authorities. Any provision above the minimum requirement will be subject to evaluation.

4.15.6 The design and layout of the bicycle parking facilities will be subject to the requirements and approval of the Authority and the relevant Competent Authorities at the formal submission stage and as set out in Clause 7.2.9 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.

4.15.7 The successful tenderer is also to communicate and publicise the car-lite nature of Holland Village in its marketing collaterals and to encourage visitors to use public transport and the Circle Line to visit the development.

4.16 Roofscape and Screening

4.16.1 Given the prominent location of the Land Parcel, the roof areas of the developments are to be considered as the “fifth” elevation and designed to be fully integrated with the overall building form, massing and architectural treatment. The roof is encouraged to be designed as an attractive building crown or landscaped as a roof garden.

4.16.2 To ensure that the roof areas are well-designed and attractive when viewed from the surrounding developments, all service areas, M&E equipment, water tanks, etc, at the roof-top are to be integrated within the overall building envelope and visually well-screened from the top and all sides of the development.

Screening Requirements 4.16.3 The performance requirements for the screening of the roof-top services are as follows:

a To be screened from the top and on all sides; b The spacing between the trellis or louver elements is to be equal to or less than their depth; c The elements are to be orientated to cut off views from the street level and surrounding buildings; and

d The openings in perforated panels are to be evenly distributed with a porosity (i.e. percentage of void-to-solid) equal to or less than 25%. The width / diameter of the openings shall not exceed 30mm.

4.17 Road Improvement and Other Works

4.17.1 The successful tenderer is required to undertake the construction and improvement of the following roads, including the roadside tables, carriageways and roadside planting within the road reserves and other works as shown in the Control Plans, as part of the Development works and as set out in Condition 3.0 and 7.0 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees:

a Construction of the new 26.2m wide road (Holland Village Way) connecting Holland Drive to Holland Avenue leading to the part of the development within towards Zone 1. An at grade pedestrian crossing is to be provided from the Land Parcel to the Buona Vista Hill Park Expansion, as show in the Control Plans. The Authority, LTA and other relevant Competent Authorities will review the alignment for the at grade pedestrian crossing at formal submission stage, in relation to the overall development proposal. In addition, the successful tenderer is required to construct a proposed 400mm diameter sewer with manholes along the proposed 26.2m wide road as set out in Condition 3.4 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees;

b Reconstruction of the existing open roadside drains to closed roadside drains and upgrading of the sidetable within the adjacent Road Reserves;

c Widening of Lorong Liput into a 9.6m wide single carriageway road; and

d Reconstruction of the existing open drains within the 1.6m Drainage Reserve outside the Land Parcel, along the eastern boundary, into 1.0m wide closed drains. The area above the closed drain and the 3.4m building setback from the Holland Village Market and Hawker Centre shall be designed as a pedestrianised area, with appropriate landscaping within the 3.4m setback.

4.17.2 The successful tenderer is required to complete the above mentioned works as stated in Conditions 4.17.1(a) to 4.17.1(d) before or at the same time as the Temporary Occupation Permit (TOP) for the Development on the Land Parcel is obtained, whichever is earlier.

4.17.3 The said roads, drains, sewer and associated works shall be deemed to be completed upon the issue of Certificate of Statutory Completion (CSC) for the required works by LTA and open for use by the public.

4.17.4 The successful tenderer is required to obtain a Temporary Occupation Licence (TOL) from SLA for the area required for construction of the new road

and reconstructed drains. The area under the TOL shall not be used for other purpose and is to be kept free of obstruction at all times. The successful tenderer shall allow public agencies and the developers of the adjacent Land parcel and existing developments including their contractors, agents and employees access and use of the said TOL area at all times, without any charge, payment, hindrance, obstruction or restriction whatsoever.

4.17.5 The level of the open walkways within the Road Reserve is to be maintained at a constant level as far as possible. Localised changes in level will be allowed to provide drainage cross-falls and for connection to the pedestrian crossing points at the road junctions. Any changes in levels are to be kept to a minimum and are to be accommodated by ramps, subject to the requirements of the Authority and other relevant Competent Authorities.

4.17.6 The successful tenderer is to maintain all the completed works in the Road Reserve and additional Drainage Reserve as part of the development, at the expense of the successful tenderer and to the satisfaction of the relevant Competent Authorities, until such time when they are handed over to the State for ownership and maintenance.

4.18 Night Lighting

4.18.1 A well-designed and attractive night lighting scheme would reinforce the unique setting of the site and complement the buzzy nightlife of the existing Holland Village. The night lighting scheme should include lighting of the building form and crown, facades, key architectural elements, public open spaces at street level and landscaped terraces.

4.18.2 The performance requirements for the night lighting scheme are as follows:

a To be designed to complement the architectural design of the building(s);

b To be safe, durable and energy efficient; and

c The fittings are to be fully integrated into the overall architectural treatment and design of the building facades and landscaping of the public open spaces.

4.18.3 The additional GFA incentive for night lighting under the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act is not applicable to the development.

4.19 Temporary 24hr Pedestrian Connection to Existing Holland Village

4.19.1 The successful tenderer is required to maintain a safe, convenient 24hr pedestrian connection from the URA interim carpark at Holland Drive to the existing Holland Village Lorongs and the taxi stand along Holland Avenue. This temporary pedestrian connection will have to be in place before the

existing surface and deck car parks at Zone 2 are hoarded up for redevelopment. The details of the temporary pedestrian connection will have to be submitted and be assessed by the Competent Authority and relevant technical agencies before implementation.

4.20 Development Control Guidelines

4.20.1 The successful tenderer is to comply with the prevailing Development Control Guidelines as issued by the Competent Authority under the Planning Act, and any modifications thereto, as well as the requirements of all relevant Competent Authorities on the Development of the Land Parcel.

4.21 Demolition of Existing Buildings within the Land Parcel

4.21.1 There are existing buildings and abandoned services located within the Land Parcel. The successful tenderer is required at his own cost and expense to demolish these buildings as well as remove abandoned services as part of the development works for the Land Parcel.

4.21.2 The successful tenderer is required to ensure that at all times the buildings and services, if any, within the vicinity of the works are not damaged in any way or affected by the demolition works.

4.22 Protection of Existing Slopes/ Embankments

4.22.1 There are existing slopes/embankments along and within the boundaries of the Land Parcel, as shown indicatively in the planimetric survey plan. The successful tenderer shall comply with all requirements from the relevant Authorities, if any, if the development works affect any slopes/embankments.

4.22.2 Upon being granted possession of the Land Parcel, the successful tenderer shall take all necessary measures to ensure the stability of existing slopes/embankments.

4.22.3 The successful tenderer shall indemnify the State against all claims and / or damages which may arise either directly or indirectly from any instability rendered to the existing slopes/embankments by any cause whatsoever or by any works carried out by the successful tenderer or by his servants and / or agents.

PART V

5.0 OTHER REQUIREMENTS

5.1 Site Works

5.1.1 The successful tenderer is required to obtain clearance from the Authority, Singapore Land Authority (SLA), LTA, NParks and the relevant Competent Authorities prior to commencement of any construction works affecting State land. All State land is to be reinstated to the requirements and satisfaction of SLA, LTA, NParks and the relevant Competent Authorities.

5.1.2 All construction works are to be hoarded up and visually screened.

5.1.3 Measures are to be adopted to minimise any disamenity to the surrounding developments arising from the construction works.

5.1.4 Pedestrian access along all existing roadside tables around the perimeter of the Land Parcel is to be maintained at all times.

5.2 Access into State Land

5.2.1 The successful tenderer is required to obtain a TOL from SLA, HDB or other agencies for entry into, and the use of, State Land for any works in relation to the development and as may be required under these present Technical Conditions of Tender or Conditions of Tender. The TOL may be granted on such terms and conditions, and subject to the payment of such charges and fees, as the relevant agencies may determine.

5.3 Public Communications Plan

5.3.1 The successful tenderer is required to carry out a public communications plan as part of the efforts to keep the local community informed of the development plans for the Land Parcel.

5.3.2 The local community is defined as the residents and administration of developments within a 100 m radius of the Land Parcel. This includes all residents of HDB flats, private condominiums/ flats and landed houses, Management Corporation Strata Title (MCST) committee of private condominiums, Chairperson of Residents’ and Neighbourhood Committees, Constituency Director of the Constituency Office and General Managers of Town Councils, the administration of schools and other institutions.

Stage 1: Prior to submission of application for Written Permission

5.3.3 The successful tenderer is required to submit to the Authority within 2 months from the date of the award of tender a duly completed Form A (as shown in Annex A) setting out the public communication plan for the proposed development for the Authority’s information.

5.3.4 Prior to the erection of any hoarding or commencement of any clearance and/ or tree-felling on the Land Parcel, the successful tenderer shall distribute flyers to the local community containing brief information on the development project, including the road improvement works to be carried out, the location of temporary 24 hr pedestrian connection from the interim car park at Holland Drive to existing Holland Village Lorongs and the taxi stand along Holland Avenue, and the contact details of the successful tenderer and the hotline numbers of the relevant departments in the Building and Construction Authority (BCA), National Environment Agency (NEA), the Ministry of Manpower (MOM) and the Urban Redevelopment Authority (URA).

5.3.5 The successful tenderer shall submit to the Authority after the distribution of flyers to the local community a duly completed Form B (as shown in Annex B) verifying that the requirements set out in Condition 5.3.4 have been complied with. Upon confirming that the declaration provided by the successful tenderer is in order, the Authority will give written consent for the successful tenderer to proceed with the submission of an application to the Competent Authority under the Planning Act (Cap. 232) for Written Permission (“development application”) for the proposed development on the Land Parcel. The successful tenderer shall not submit any development application for the proposed development on the Land Parcel without the prior written consent of the Authority as mentioned above.

5.3.6 Upon receiving the Authority’s written consent, the successful tenderer may proceed with the erection of hoarding, on which the contact details of the successful tenderer and the hotline numbers of the relevant departments in BCA, NEA and MOM shall be prominently displayed.

Stage 2: Prior to resubmission of application subsequent to the grant of Provisional Permission

5.3.7 After the grant of Provisional Permission by the Competent Authority under the Planning Act (Cap. 232) for the proposed development, the successful tenderer shall distribute additional flyers to the local community containing detailed information on the development project. The information to be provided shall include but is not limited to the following:

a Project information (e.g. type of development, number of units, storey height, vehicle access points, number of public parking lots);

b Key milestones in the construction programme [e.g. commencement and duration of piling works, expected date of issuance of Temporary Occupation Permit (TOP)];

c Location plan showing the site and the extent of required works outside the site boundary, including the proposed dual-two 26.2m road, the proposed 1-lane 9.6m extension of Lorong Liput, new sewer, drain works and the temporary 24 hr pedestrian connection leading from the URA interim car park at Holland Drive to existing Holland Village Lorongs and the taxi stand along Holland Avenue prior to the demolition of existing surface and deck car parks at Zone 2;

d Schematic site layout showing the location of building blocks and facilities such as the bin centre, electrical substation, BBQ pits, proposed EPB etc.

e Details of proposed measures to mitigate the impact of development to the surrounding environment and users;

f Contact details of the successful tenderer for the community to highlight issues such as noise and dust arising from the construction activities, and to provide feedback on the proposal;

g Indicative timeframe for the community to respond to the proposal, which shall be at least 2 weeks from the date the flyers are distributed; and

h The hotline numbers of the relevant departments in BCA, NEA, MOM and URA.

5.3.8 After the distribution of flyers, the successful tenderer shall submit to the Authority a duly completed Form C (as shown in Annex C) verifying that the requirements set out in Condition 5.3.7 have been complied with and detailing the preliminary feedback received from the local community for the Authority’s information, if any. Upon confirming that the declaration provided by the successful tenderer is in order, the Authority will give written consent for the successful tenderer to proceed with the resubmission of the application subsequent to the Provisional Permission granted by the Competent Authority under the Planning Act (Cap. 232), which shall be made no earlier than 3 weeks from the date the flyers are distributed. The successful tenderer shall not resubmit any application for the proposed development on the Land Parcel without the prior written consent of the Authority as mentioned above.

5.3.9 As part of the resubmission of the application subsequent to the Provisional Permission granted by the Competent Authority under the Planning Act (Cap. 232), the successful tenderer shall submit to the Competent Authority duly completed Form D (as shown in Annex D), which is a final collation of the feedback received on the proposed development, if any. The developer is also to explain how the development proposal seeks to sensitively address the concerns raised by the local community, if any.

5.3.10 The successful tenderer shall not commence structural works until the Authority has given written consent for the successful tenderer to proceed to apply to BCA for the permit to commence structural works, or has granted Written Permission under the Planning Act (Cap. 232).

Approval of flyers prior to distribution

5.3.11 The successful tenderer is required to submit a copy of the flyers mentioned in Conditions 5.3.4 and 5.3.7 to the Authority before the distribution of the said flyers to the local community for the Authority’s approval.

5.4 Green Mark Scheme

5.4.1 The successful tenderer is encouraged to incorporate energy-efficient, water efficient and environmentally-friendly design, technologies and practices to achieve a minimum BCA Green Mark rating of Gold Plus for the Development of the Land Parcel.

5.4.2 The BCA Green Mark is a green building rating system to evaluate a building for its environmental impact and performance. Under this scheme, a building will be assessed based on the level of environmental performance that can be achieved in its design and construction. Depending on the overall assessment, the building will then be awarded with one of the four Green Mark ratings, namely Green Mark Certified, Gold, Gold Plus and Platinum. More details available at: http://www.bca.gov.sg/GreenMark/green_mark_buildings.html

5.4.3 The successful tenderer is encouraged to achieve the minimum rating of Gold Plus , and is to apply to BCA for assessment of the development's environmental features and performance under the BCA Green Mark Scheme. In the application of the BCA Green Mark Scheme, the successful tenderer is to submit all relevant building plans and documents to BCA and to comply with all requirements, procedures, directions and requests, and pay all fees, charges and other amounts payable to BCA for, and in relation to, the assessment of the Development under BCA Green Mark Scheme. The successful tenderer is advised to render full co-operation to BCA, its officers, employees and agents in relation to the assessment.

5.5 Construction Quality Assessment System (CONQUAS)

5.5.1 Plans of the development on the Land Parcel are to be submitted to Building and Construction Authority (BCA) for assessment for the construction quality of the building works under the Construction Quality Assessment System (CONQUAS).

5.5.2 The successful tenderer is to comply with all requirements, procedures, directions and requests of BCA and pay all fees, charges and other amounts payable to BCA for and in relation to the assessment of the construction quality of the Development under CONQUAS. The successful tenderer is to render full co-operation to BCA, its officers, employees and agents in relation to such assessment under CONQUAS.

5.6 Productive Formats for Shops, Restaurants and Entertainment Outlets

5.6.1 The successful tenderer is strongly encouraged to work with the tenants/operators of the shops, restaurants and entertainment outlets to adopt relevant productive formats in the said development. Outlets larger or equal to 200 sqm should adopt at least 3 productive formats, while outlets smaller than 200 sqm should adopt at least 2 productive formats. SPRING Singapore has provided a set of examples of the productive formats in Annex E for reference. For more information on the productive formats, the successful tenderer is to contact SPRING Singapore directly via email: [email protected] or [email protected].

PART VI

6.0 Tender Submission (Concept and Price Revenue Tender System)

6.1 Concept and Price Revenue Tender System

6.1.1 The tender for the site will be based on a Concept and Price Revenue Tender System. Under this system, tenders will be evaluated with respect to the Concept Proposal and tendered sale price to be submitted by the tenderers.

6.2 Tender Evaluation Criteria

6.2.1 A Concept Evaluation Committee (CEC) will first evaluate the Concept Proposal, i.e. design concept and track record submitted by the tenderers. Only Concept Proposals that are in line with the planning and urban design intention for the site and substantially satisfy the evaluation criteria listed in Table 1 below will be short-listed by the CEC for the second stage of the tender evaluation. The three main criteria of “Quality of Design Concept”, “Quality of Public Realm” and “Track Record carry different weightages. In evaluating the Concept Proposals, the CEC will assess and grade the proposal against these criteria and weightage as shown below.

Table 1 – Tender Evaluation Criteria for Concept Proposal for the Site

Quality of Design Concept – Weightage at 50 Percent 1 Overall Development The proposed development is to feature a Concept contextually sensitive overall development concept that is compellingly attractive on its own and yet will complement the adjacent low rise and street- oriented character of Holland Village. The development should reinforce the vibrancy of Holland Village and incorporate new high quality public spaces for people to gather and interact.

2 Layout of Building • The building blocks are to be laid out to form a Form and Massing series of intimate streets and public open spaces, such as focal points courtyards to provide a sense of discovery and delight.

• The building form and massing are to complement the scale and grain of the existing shophouses and Lorongs within Holland Village.

• The proposed development is to be of an appropriate form and scale to maintain a fine- grained, human scale experience along the pedestrian malls within the development.

• The proposed development should incorporate interesting levels and streetscape with reference to the existing undulating terrain of the site.

3 Quality of • The architecture of the proposed development Architecture should have regard to the existing form, massing and setting of Holland Village. A contemporary design language can be considered.

• The proposed development is to feature interesting and active frontages that allow the indoor activities to be externalized towards the streets.

4 Quality Landscaping The proposed development is to take into consideration the local equatorial climate and include landscaped public open spaces including pedestrian malls, courtyards, sky terraces, and roof gardens that will contribute to Singapore’s positioning as a city in a garden.

Quality of Public Realm – Weightage at 30 Percent 5 Good connectivity • The proposed development is to provide a legible at-grade pedestrian network to facilitate pedestrian movement through the site and to the surrounding developments (HDB neighbourhoods), including the Holland Village

CCL Station and the Buona Vista Hill Park.

• The pedestrian network shall form a seamless extension of the existing Lorongs and respond to the fine grain scale and street-based character of the existing Holland Village, linking the surrounding networks into a coherent whole.

6 Attractiveness of • The public realm shall be designed to provide a Public Spaces delightful and pedestrian-friendly environment. Attention to details shall be given to the design of street furniture, signage and landscaping and generous provision of public seating.

• The design of the public realm should create a good sense of arrival for people arriving from the surrounding developments (HDB neighbourhoods), including the Holland Village MRT Station and the Buona Vista Hill Park.

• The public realm should be designed to accommodate activities, ranging from organised community events to informal gatherings. Ample provision should be made for people to linger, mingle and interact in the public realm in safe, welcoming and accessible settings. To this end, public spaces of various types, sizes and configurations should be provided. All spaces should be easily accessible and safe to use by the elderly, children and the handicapped.

Track Record – Weightage at 20 Percent 7 Track Record The tenderer/development and design teams are to have proven track record and experience in developing mixed use developments of a similar quality.

6.3 Submission Requirements for Concept Proposal

6.3.1 The Concept Proposal is to demonstrate how the proposed development on the Land Parcel will address the evaluation criteria listed in Table 1 of Condition 6.2 above as well as the planning and urban design intention specified in the relevant sections of Parts II, IV and VI.

6.3.2 The submission of the Concept Proposal is to include the following:

Drawings

a A maximum of twelve (12) A0 sheets mounted on white foam boards not more than 6mm thick or other similar materials containing:

i. Scale drawings – including a site plan (at 1:1000 scale) and floor plans, sections and elevations (at 1:500 scale) – to illustrate the overall design, public open spaces, pedestrian network, landscaping treatment, vehicular access, etc. of the proposed development; Drawings of other scales can be included as additional drawings;

ii. Key sectional details (at least 1:100 scale) to illustrate the design of the pedestrian malls and adjacent elevations;

iii. Perspectives to give a comprehensive understanding of the proposal and to illustrate the proposed development within its context. The perspectives should also depict the building form and architectural design, day and night visualizations of the development, key public spaces, street level activities, views of the development from the future Buona Vista Hill Park expansion, existing Lorongs and other vantage points; and

iv. Any other information, sketches, diagrams or details to illustrate the idea and workability of the design proposal.

Design Report b Twelve (12) sets of Design Report in either A3 or A4 format containing: i. A description of the overall design concept for the proposal;

ii. A list of the proposed mix of uses and their GFA breakdown is to be provided;

iii. A reduced copy of the A0 sheets provided under Condition 6.3.2(a);

iv. Photographs of the scale model provide under Condition 6.3.2(c);

v. Any other information, sketches, diagrams or details to illustrate the idea and workability of the design proposal;

vi. A proposal to illustrate the incorporation of Green Mark design features in the proposed development;

vii. A detailed landscape Masterplan and landscape design report;

viii. The track record of the design team, including the name(s) of the lead Architect(s) / Designer(s) and supporting architectural and consultant team(s) who will oversee the detailed design development and implementation of the project and their track record(s) in designing and executing mixed use projects of a similarly high quality as that envisaged for the site. Additional information on the relevant completed projects, including awards and accolades, should be provided. The tenderer is to provide this information in the format as shown in Appendix 1.

Physical and digital 3D Models

c A scale model of the proposed development at 1:400 scale. The base of the model is to be 5mm thick and is to correspond with the site boundary of the Land Parcel for evaluation. Photographs of the scale model from all elevations and key vantage points are to be provided.

d A digital 3D model of the Land Parcel in AutoDesk 3Ds Max file format, version 2014 and below (.max), or a digital 3D model in SketchUp file format, version 8 and below (.skp).

Soft Copies of Drawings and Design Report

e Two (2) soft copies of the Drawings and Design Report of the Concept Proposal in CD-ROM. All drawings, perspectives, visualizations and photographs of the model(s) are to be in PDF format.

6.3.3 The tenderer shall submit a checklist of requirements on the submission of the Concept Proposal as shown in Appendix 2.

6.4 Other Information Regarding Tender Evaluation Process

Briefing on Tender Conditions and Concept and Price Revenue Tender Process

6.4.1 URA will conduct a briefing session on the planning and urban design requirements for the Land Parcel and the Concept and Price Revenue Tenderer process to all tenderers on ______. Please register your attendance for the briefing session by completing the form as shown in Appendix 3 and return to URA by ______.

Presentation and Refinement of Concept Proposal

6.4.2 After the closure of the tender, tenderers will be required to work with URA to present their digital 3D model and proposals to the CEC and allow for the CEC to seek clarifications. The presentation session(s) will be held in Singapore and details on the date and other arrangements pertaining to the presentation session(s) will be made known to the tenderers at a later stage. Any expenses related to the presentations incurred by the tenderers shall be borne by the tenderers.

6.4.3 As part of the evaluation of the Concept Proposals, the CEC may propose refinements to a tenderer’s Concept Proposal with a view to ensuring that it will better meet and reflect the requirements and planning objectives for the site as set out in Parts II, IV and VI. If the tenderer agrees in writing within such time as the CEC may specify to the proposed refinements, they shall, in

the event their tender is accepted by the Authority, work with the Authority, the DAP and all relevant Authorities during the design development proposal stage to incorporate the proposed refinements and comply with all their requirements relating thereto and to the proposed development of the site.

6.4.4 Upon receipt of the tenderer’s written agreement with respect to the proposed refinements, the CEC will further evaluate the tenderer’s Concept Proposal and consider whether or not to short-list it for the second stage of the tender evaluation.

Submission of Detailed Plans After Award

6.4.5 The successful tenderer is to, after the acceptance of their tender by the Authority, submit detailed plans for the proposed development on the Land Parcel to the Authority and the relevant Competent Authorities for approval. The detailed plans are to adhere to the Concept Proposal submitted in the tender and accepted by the Authority and any changes will be subject to prior approval of the Authorities and the relevant Competent Authorities.

PART VII

7.0 Design Advisory Panel

7.1 General

7.1.1 To ensure that the Development meets the planning and urban design objectives described in Part IV, the development proposal will be subject to review by a Design Advisory Panel (DAP) and approval from the Authority as part of the formal submission process.

7.1.2 The DAP will be appointed by the Authority and comprise members from the building and real estate industries as well as representatives from related fields, as and when necessary. The DAP will convene necessary meetings to provide inputs and comments on the overall building layout and architectural design, including the appropriate use of building materials, finishes and external lighting. The successful tenderer will have the opportunity to clarify or propose alternatives to address the DAP’s concerns throughout the DAP evaluation process.

7.2 DAP Evaluation Process

7.2.1 The DAP evaluation process will be a two-stage process:

Stage 1

a At the Provisional Permission (PP) stage, the DAP will address the broader urban design aspects of the development proposal in relation to the form, massing, pedestrian connectivity, vehicular circulation, view corridors, landscaping, lighting concept, as well as the conceptual proposal in relation to the environmental-friendly design practices and features to meet BCA’s Green Mark requirements. This is to ensure major issues affecting the layout of the proposal are addressed by the time that PP is issued for the Development;

b As part of the PP submission, plans, sections and elevations, as well as a 1:400 scale massing model and a digital 3D model are required to be submitted to show the proposed development in relation to the adjacent sites and surrounding context. The files for the digital 3D model should be in AutoDesk 3Ds Max file format, version 2014 and below (.max), or a digital 3D model in SketchUp file format, version 8 and below (.skp).

Stage 2

a At Written Permission (WP) stage, the DAP will focus on the building layout and architectural design aspects of the proposal including the appropriate use of building materials, finishes and external lighting; and

40 b As part of the WP submission, 1:50 scale elevations and sections, and a 1:200 scale architectural model if necessary, and a digital 3D model in any of the format in Conditions 7.2.1b, as well as material samples of the facade and roof materials are required to be submitted to show the architectural design of the Development.

APPENDIX 1

DETAILS OF TRACK RECORD OF TENDERER / LEAD ARCHITECT(S) / DESIGNER(S) (Please provide the following particulars) Tenderer Name of company/Firm *

Address

Experiences in developing and operating developments of a similar high quality and concept as that envisaged for Land Parcel at Holland Road Description and location of relevant completed project(s)

Date of Completion for relevant completed project(s)

Level of Involvement in relevant completed project(s)

Any additional information on relevant completed projects including awards and accolade

Lead Architect(s) / Designer(s) Experiences in designing developments of a similar high quality and concept as that envisaged for Land Parcel at Holland Road Name of company/Firm *

Address

Description and location of relevant completed project(s)

Date of Completion for relevant completed project(s)

Level of Involvement in relevant completed project(s)

Any additional information on relevant completed projects including awards and accolade

* As defined under Section 5(4) of the Companies Act (Cap 50)

APPENDIX 2

TENDER SUBMISSION CHECKLIST FOR LAND PARCEL AT HOLLAND ROAD (TENDER SUBMISSION DATE: ___) (Please tick accordingly) 1 ENVELOPE LABELLED “CONCEPT PROPOSAL AND FIXED AMOUNT DEPOSIT ”

A A duly completed “Form for Submission of Concept Proposal”.

B Fixed Amount Deposit of S$___ million.

C Mode of Payment of Fixed Amount Deposit: (i) Bank / Insurance Guarantee

The tenderer’s name(s) in the Bank/Insurance Guarantee shall be the same as in the Form of Tender.

The Bank /Insurance Guarantee shall be valid for at least 14 weeks from the tender submission date. (ii) Cashier’s Order

Cashier’s Order to be made payable to the “Urban Redevelopment Authority”. (iii) Bank Transfer

Ensure that the Fixed Amount Deposit or a part thereof is deposited into Urban Redevelopment Authority’s bank account at or before 12 noon on ___ as provided in Condition 19 of the Conditions of Tender.

D CONCEPT PROPOSAL

(i) A maximum of twelve (12) A0 sheets mounted on not more than 6mm thick white foam boards or other similar materials containing:

Scale drawings – including a site plan (at 1:1000 scale) and floor plans, sections and elevations (at 1:500 scale) – to illustrate the overall design, open spaces, pedestrian network, landscaping treatment, vehicular access, etc. of the proposed development; Drawings of other scales can be included as additional drawings;

Key sectional details (at least 1:100 scale) to illustrate the design

of the pedestrianized mall between the developments’ massing;

Perspectives to give a comprehensive understanding of the proposal and to illustrate the proposed development within its context. The perspectives should also depict the building form and

architectural design, day and night visualizations of the development, key public spaces, street level activities, views of the development from the future Buona Vista Hill Park expansion, existing Lorongs and other vantage points; and Any other information, sketches, diagrams or details to illustrate the idea and workability of the design proposal. (ii) Twelve (12) sets of Design Report in either A3 or A4 format containing:

Description of the overall design concept for the proposal;

A list of the proposed mix of uses and their GFA breakdown is to be provided;

A reduced copy of the A0 boards;

Photographs of the scale model;

Any other information, sketches, diagrams or details to illustrate the idea and workability of the design proposal;

Proposal to illustrate the incorporation of Green Mark design features in the proposed development;

A detailed landscape Masterplan and landscape design report; and

Track record of the tenderer and design team in the format as shown in Appendix 1 of the Technical Conditions of Tender.

(iii) One (1) scale model of the proposed development at 1:400 scale with frosted or opaque Perspex covers. The base of the model is

to be 5mm thick;

(iv) A digital 3D model of the Land Parcel in AutoDesk 3Ds Max file format, version 2014 and below (.max), or a digital 3D model in SketchUp file format, version 8 and below (.skp).

(v) Two (2) soft copies of the Drawings and Design Report of the Concept Proposal in CD-ROM. All drawings, perspectives, visualisations and photographs of the model(s) are to be in PDF format.

2 ENVELOPE LABELLED “FORM OF TENDER”

A A duly completed “Form of Tender”.

B Additional Amount Deposit Where the Fixed Amount Deposit is less than 5% of the tendered sale price, an additional amount (‘Additional Amount Deposit”) which shall not be less than the difference between the amount of 5% of the tendered sale price and the Fixed Amount Deposit. C Mode of Payment of Additional Amount Deposit (if applicable):

(i) Bank /Insurance Guarantee

The tenderer’s name(s) in the Bank/Insurance Guarantee shall be the same as in the Form of Tender.

The Bank /Insurance Guarantee shall be valid for at least 14 weeks from the tender submission date. (ii) Cashier’s Order

Cashier’s Order to be made payable to the “Urban Redevelopment Authority”.

D Where the tenderer is a company not incorporated in Singapore, certified true copies of: (i) Certificate of incorporation or registration in its place of incorporation or origin or a document of similar effect; and (ii) Particulars of the company relating to its registered office address, principal activities, share capital, officers, directors and shareholders as registered with and maintained by the relevant authority at its place of incorporation or origin.

Tenderers are reminded not to include the duly completed “Form of Tender” in the envelope labelled “Concept Proposal and Fixed Amount Deposit”.

I have checked and verified that the tender submission is in order.

______Name of Tenderer Designation Signature/Date

FOR OFFICIAL USE ONLY Tender submitted at: ______(Time) ______Name of Person submitting Tender Signature/Date

______Name of URA Officer Signature/Date

Tenderer’s telephone number: ______(Contactable until 5pm)

Handphone Number: ______

APPENDIX 3

RESPONSE FORM (To be submitted by ______)

LS/PRE/684 Date : ______

To : Land Sales Department Urban Redevelopment Authority Attn: Ms Lim Hui Min

LAND PARCEL AT HOLLAND ROAD - BRIEFING SESSION ON PLANNING AND URBAN DESIGN REQUIREMENTS AND THE CONCEPT AND PRICE REVENUE TENDER SYSTEM PROCESS ON ______AT ____

1 I am interested in attending the above briefing session on ______at The URA Centre, 45 Maxwell Road, Singapore.

Name : ______

Designation : ______

Company : ______

Tel No : ______

Handphone No : ______

Email Address : ______

Annex A

FORM A PUBLIC COMMUNICATIONS PLAN Details of Developer To: INSTRUCTION: Company Name: Group Director This form is to be duly Land Sales & Administration completed and submitted to Address: Urban Redevelopment Authority the Authority within 2 45 Maxwell Road months from the date of the Tel no: The URA Centre award of tender. Email: Singapore 069118

Parcel Reference Number: ______Proposed Development: ______Lot/Parcel Reference: ______TS/MK: ______Key milestones Proposed date of (Refer to Condition 5.3 of the Technical Conditions of Tender) commencement* 1. Distribution of flyers containing brief project information and contact (dd/mm/yy) details of parties specified (Condition 5.3.4) 2. Submission of Form B (Condition 5.3.5) 3. First submission of development proposal (Condition 5.3.5) 4. Erection of hoarding and site clearance (Condition 5.3.6) 5. Obtain grant of Provisional Permission (Condition 5.3.7) 6. Distribution of flyers containing detailed project information (Condition 5.3.7) 7. Submission of Form C (Condition 5.3.8) 8. Submission of Form D (Condition 5.3.9) 9. Construction schedule a) Piling b) Sub-structure c) Superstructure d) M&E works e) Finishes Name, Designation & Signature of Developer’s representative * The Authority shall be kept informed of any changes to the public communications plan.

Annex B

FORM B DECLARATION BY THE DEVELOPER (PRIOR TO APPLICATION FOR WRITTEN PERMISSION) INSTRUCTION: This form is to be duly completed and submitted to the Authority prior to submission of an application to the Competent Authority under the Planning Act (Cap. 232) for Written Permission. If the written consent of the Authority is not submitted together with the development application to the Competent Authority, the development application will be returned. Details of Developer To: Company Name: Group Director Land Sales & Administration Address: Urban Redevelopment Authority 45 Maxwell Road Tel no: The URA Centre Email: Singapore 069118

Parcel Reference Number: ______Proposed Development: ______Lot/Parcel Reference: ______TS/MK: ______

I, ______(Name), ______(Designation), hereby declare on behalf of the developer that in accordance with Condition 5.3.4 of the Technical Conditions of Tender, flyers containing brief information on the project and the contact details of the parties specified in the said Condition have been distributed to the local community* on ______(Date). We have enclosed supporting documents to show that the flyers have been distributed.

Signature: Date:

*Local community is defined and includes the parties specified in Condition 5.3.2 of the Technical Conditions of Tender.

Annex C

FORM C DECLARATION BY THE DEVELOPER (FOR RESUBMISSION OF APPLICATION SUBSEQUENT TO THE PROVISIONAL PERMISSION) INSTRUCTION: This form is to be duly completed and submitted to the Authority prior to resubmission of development application and no later than 2 months after the grant of Provisional Permission. Upon confirming that the form is in order, the Authority will give written consent for you to proceed with the resubmission of the development application, which shall be made no earlier than 3 weeks from the date the flyers were distributed. If the written consent of the Authority is not submitted together with the resubmission of the development application, the development application will be returned.

Details of Developer To: Company Name: Group Director Land Sales & Administration Address: Urban Redevelopment Authority 45 Maxwell Road Tel no: The URA Centre Email: Singapore 069118

Parcel Reference Number: ______Proposed Development: ______Lot/Parcel Reference: ______TS/MK: ______

I, ______(Name), ______(Designation), hereby declare on behalf of the developer that in accordance with Condition 5.3.7 of the Technical Conditions of Tender, flyers containing detailed information on the development project and the contact details of the parties specified in the said Condition have been distributed to the local community* on ______(Date). We have enclosed supporting documents to show that the flyers have been distributed.

Details of preliminary feedback received from the local community (if any):**

Signature: Date:

* Local community is defined and includes the parties specified under Condition 5.3.2 of the Technical Conditions of Tender. ** This should include all feedback received up to the point of the submission of this form. If this space is insufficient, additional information should be provided on a separate page and submitted as part of Form C.

Annex D

FORM D CONSOLIDATED FEEDBACK ON PROPOSED DEVELOPMENT (FOR RESUBMISSION OF APPLICATION SUBSEQUENT TO THE PROVISIONAL PERMISSION)

INSTRUCTION: This form is to be duly completed and submitted to the Competent Authority as part of the resubmission of the development application subsequent to the grant of the Provisional Permission. Details of Developer To:

Company Name: Group Director

Development Control Address: Urban Redevelopment Authority Tel no: 45 Maxwell Road

Email: The URA Centre

Singapore 069118

DC Reference: ______

Submission Number: ______

Proposed Development: ______

______

Lot Number: ______

I, ______(Name), ______(Designation), hereby declare on behalf of the developer that in accordance with Condition 5.3.9 of the Technical Conditions of Tender, the table below has included all feedback that has been received from the local community, up to the date of this resubmission of the development application.

Feedback received from the local community and how the development proposal has sensitively addressed the feedback raised**:

Feedback Received from Local Community Proposed Measures to Address the Feedback

1) 1)

2) 2)

3) 3)

4) 4)

Signature: Date:

* Local community is defined and includes the parties specified under Condition 5.3.2 of the Technical Conditions of Tender. ** This must include all feedback received up to the point of this resubmission of the development application. If this space is insufficient, additional information should be provided on a separate page and submitted as part of Form D.

Annex E

The successful tenderer is strongly encouraged to work with the tenants/operators of the shops, restaurants and entertainment outlets to adopt relevant productive formats in the proposed development. Outlets larger or equal to 200 sqm should adopt at least 3 productive formats, while smaller than 200 sqm should adopt at least 2 productive formats. Below is the list of initiatives suggested by SPRING Singapore to raise productivity for Food Services and Retail Outlets:

Suggested Initiatives to Raise Productivity (Food Services)

Manpower savings Initiative Functions / Manpower needed Digital Digital service technologies enable ordering Reduces about 5 Service and payment to be automated, with orders headcounts /outlet transmitted directly in real-time to kitchens and E.g. Digital payment done wirelessly. Kiosks, Mobile App, e-Menu, For instance, self-ordering or payment kiosks e-Waiter enable patrons to order and pay via a kiosk system.

Kitchen Investing in process automation through Reduces about 4 Automation machinery and equipment to replace labour- headcounts/outlet intensive food preparation processes improves productivity.

Centralised Outsourcing dishwashing to an on-site or off- Reduces 1 Dishwashing site third-party centralised dishwashing headcounts/outlet (shared basis) provider reduces food services operators' costs.

Central Central kitchens enable economies of scale Reduces about 4 - 6 Kitchen and comprises the following: headcounts/outlet

Kitchen Automation: Purchase automation equipment or processing line

Workflow Redesign: Streamline work processes to maximise efficiency

5S Housekeeping: Methodology to improve operational efficiency and space utilization

Enterprise Resource Planning (ERP)

Manpower savings Initiative Functions / Manpower needed Meal Meal replacement vending machines are Requires 1 - 3 Replacement machines which dispense meals to customers headcount Vending automatically after the consumer makes his/her Machines purchase. These vending machines typically have microwave-enabled capabilities for further heating of meals. Some machines are able to prepare food within the machine.

Grab and Go Grab and Go kiosks facilitate takeaway orders. Requires 4 – 6 Kiosks Minimal on-site food preparation is needed due headcount Retailing to the usage of ready meals. Ready Meals

Productive Productive food courts/coffee shops are food For a food court with Food Court/ courts/coffee shops that are equipped with two 10 stalls, this Coffee Shop or more of the following productivity initiatives: requires about 15 - 1. Digital service 18 headcount 2. Centralised dishwashing 3. Kitchen automation 4. Tray return (customised self-return counters, conveyor belt or RFID) 5. Supported by a central kitchen

The productive food court/coffee shop model could also include the following: 1. Shared kitchen space 2. Self-service model like IKEA or Marche 3. Retailing of ready meals 4. Incorporation of vending machines and grab and go kiosks 5. Other amenities not necessarily confined to food services, such as click-and- collect services

The productive food court/coffee shop model is more manpower-lean.

Suggested Initiatives to Raise Productivity (Retail)

Manpower Suggested savings/ Initiative Functions Trades Manpower needed Self -Checkout A SCO system allows customers Grocery and Reduces 8 (SCO) System to scan, pack and pay for their any other headcount/ purchases without a cashier’s high-volume outlet assistance. retail trades (e.g. SCO is typically used for single bookstores, basket purchases in a grocery pharmacies, store. By using SCO, retailers convenience can redeploy cashiers to other stores) value-adding roles and alleviate long queues along traditional cashier counters.

Cash A CM system automates manual Grocery and Reduces 1 Management cash handling processes, from any other headcount/ (CM) System the point-of-sales to cash-in- retail trades outlet transit pick up. With CM, the that has high preparation of cash floats, cash collection and dispensation of transactions cash payment and reconciliation (e.g. of cash notes can be done with stationery minimal human intervention. shops, pharmacies, CM is typically used amongst convenience retailers with high cash stores) transactions. By using CM, a retailer can benefit from faster checkouts, higher accuracy in cash dispensation, man-hour savings from the elimination of manual cash counting and increase security.

Electronic Electronic shelf labels can be Grocery and Reduces 1 shelf labelling automatically updated from a any other headcount/ centralized pricing system, retail trades outlet reducing time spent by staff to that has high print updated prices on price cash labels and reducing errors in transaction tagging the right products. (e.g. stationery, pharmacies,

Manpower Suggested savings/ Initiative Functions Trades Manpower needed convenience stores)

Radio With remote scanners to read All retail Reduces 2 Frequency RFID tags placed on individual trades, headcount/ Identification products, an RFID system especially outlet (RFID) enables retailers to record a those that technology variety of information, including carry a large quantities of various stock items number of and their precise locations. stock-keeping- units (SKUs) Retailers can effectively identify and manage items by decreasing time spent on stock count.

Digital A digital catalogue will allow All retail Reduces 3 catalogue customers to browse through a trades, headcount/ large inventory base without especially outlet sales assistants having to those that physically locate the products. carry a large number of The catalogue can be integrated stock-keeping- with retailers’ inventory or content units (SKUs) management system, allowing retailers to streamline their product updating processes and eliminate manual price lists.

Vending Vending machines, or automated All retail 1-3 headcount machine retail systems (ARS), bring trades required/ outlet together internet, robotics, cashless payment and digital media technologies to sell products round-the-clock without relying on manpower. By using ARS, retailers can increase efficiency and enhance customer experience through self-service.

Point-of-Sales A POS system automates real- All retail Reduces 1 (POS) System time tracking of inventory and trades headcount/ sales transactions. outlet

Manpower Suggested savings/ Initiative Functions Trades Manpower needed It is able to generate sales reports and provide insights on customer behaviour and product popularity.

The system’s API (Application Programmable Interface) should be able to integrate with existing accounting and inventory management system.

Appointment An ASB system automates All retail Reduces 1 Scheduling appointment scheduling and trades, headcount/ and Booking booking processes, helping especially outlet (ASB) System companies to save manpower those that are and time. It can also customise service-related and send booking notifications, (e.g. beauty reminders and confirmation and hair emails to staff and/or customers. services)

Urban Improve the productivity of last All retail Logistics (UL) mile deliveries through the use of trades infocomm technologies to optimize deliveries via analytics, technology and automation.

In-mall distribution: Retailers can skip the long queues at unloading bays. The UL operator manages the loading bay of the mall, receiving goods on behalf of the tenants and re-distributing them at scheduled times.

Offsite Consolidation: Instead of delivering direct to a mall, retailers’ delivery vehicles are diverted to an offsite warehouse, where the UL operator will consolidate the goods and make a full truckload delivery to the mall.

For more information on these productivity initiatives, please contact [email protected] or [email protected]

You can also visit http://www.spring.gov.sg/Growing-Business/Grant/Pages/capability-development- grant.aspx for more information on how SPRING can support your capability upgrading initiatives.