1 Sale of Site for Residential Development Land Parcel at Handy Road / Mount Sophia
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Dated 30 November 2017 SALE OF SITE FOR RESIDENTIAL DEVELOPMENT LAND PARCEL AT HANDY ROAD / MOUNT SOPHIA TECHNICAL CONDITIONS OF TENDER CONTENTS Page PART I GENERAL 2 PART II PLANNING CONCEPT 2 - 3 PART III SUMMARY OF PLANNING AND URBAN 3 DESIGN REQUIREMENTS PART IV PLANNING AND URBAN DESIGN REQUIREMENTS 4 - 10 PART V CONSERVATION GUIDELINES 10 - 17 PART VI OTHER REQUIRED WORKS 18 PART VII OTHER REQUIREMENTS 19 – 22 ANNEX 1 23 ANNEX A TO ANNEX D 24-29 1 SALE OF SITE FOR RESIDENTIAL DEVELOPMENT LAND PARCEL AT HANDY ROAD / MOUNT SOPHIA 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 Handy Road / Mount Sophia (“Land Parcel”) for a 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 eDeveloper’s Packet. PART II 2.0 PLANNING CONCEPT 2.1 The Land Parcel, located along Handy Road, is within the Museum Planning Area and Rochor Planning Area. It forms part of the established prime residential district at Handy Road / Mount Sophia, which includes adjacent residential developments such as Suites @ Orchard, 8 @ Mt Sophia, NOMU, The Luxe and upcoming Sophia Hills. A Unique Development Opportunity 2.2 The Land Parcel is envisaged to be developed for quality residences within the heart of the City Centre with easy access to all the city’s attractions and conveniences. The site offers a choice city living location being close to the premier shopping precinct at Orchard Road, the arts & cultural hub at Bras Basah.Bugis, as well as several schools such as St Margaret’s Primary School, School of the Arts (SOTA) and Singapore Management University. 2.3 The Land Parcel includes a conservation building which is to be sensitively restored and integrated with the future residential development, offering the opportunity to develop a unique residence that is rich in heritage and identity. 2 Convenient Public Transport and Road Access 2.4 The Land Parcel is immediately adjacent to the Dhoby Ghaut MRT Station which is a major rail transit interchange between the North-South (NSL), North-East (NEL) and Circle (CCL) MRT lines, and also in close proximity to the newly opened Bencoolen MRT station on the Downtown Line (DTL). PART III 3.0 SUMMARY OF PLANNING AND URBAN DESIGN REQUIREMENTS 3.1 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 and detailed Conservation Guidelines are set out in Part V. Table 1 – Summary of Planning & Urban Design Requirements for the Land Parcel PARAMETERS PROVISIONS / REQUIREMENTS Site Area1 4,796.2 m2 Land Use / Residential Zoning Type of The proposed residential development shall be for: Proposed Housing a. Condominium; or Development b. Flats; or c. Serviced Apartments; or d. With prior written approval of the Competent Authority, a combination of flats and serviced apartments. Permissible 11,446 m2 (maximum) Gross Floor Area 10,302 m2 (minimum) (GFA) Building Height Fronting Handy Road Maximum height not to exceed the roof level of adjacent development NOMU (approximately 48.7m Above Mean Sea Level (AMSL)). Fronting Mount Sophia Maximum height not to exceed 42.0m AMSL. The details are set out in Part IV (Condition 4.5) Conservation The Land Parcel contains an existing conservation building which shall be Building retained and restored in accordance with the Conservation Guidelines as set out in Part V. The conservation building shall be for clubhouse or childcare centre (CCC) use only. The GFA of the conservation building is approximately 573 m2 and shall be computed as part of the maximum permissible GFA. The conservation building shall form part of the common property of the residential development. 1 Subject to cadastral survey. 3 PART IV 4.0 PLANNING AND URBAN DESIGN REQUIREMENTS 4.1 General Guidelines Development Control 4.1.1 The successful tenderer shall comply with the Development Control (DC) Guidelines issued or may be issued by the Competent Authority under the Planning Act. 4.1.2 Where applicable, the successful tenderer’s Qualified Person shall submit a Development Statement of Intent (DSI) together with their development proposal submitted to the Competent Authority under the Planning Act (Cap. 232) at the formal submission stage as per prevailing guidelines and circulars issued by the Competent Authority. Access into State Land 4.1.3 For the purpose of entering State Land to do any works for the purpose of or in relation to the proposed development as may be required under these present Technical Conditions of Tender or Conditions of Tender, the successful tenderer shall obtain a Temporary Occupation Licence (TOL) from the Singapore Land Authority (SLA) for use of the State Land. The TOL may be granted on such terms and conditions and subject to the payment of such charges and fees as the SLA may determine. Deviations from Planning Requirements 4.1.4 The requirements set out in this Part relating to location, height, size, area or extent of uses, etc. are specified with a view to achieve the relevant planning objectives as outlined or indicated in the provisions in this Part. The successful tenderer may submit for the Authority’s consideration alternative proposal to any such requirements. 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 proposals 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. 4.2 Land Use and Quantum 4.2.1 The Land Parcel is zoned for Residential use and is to be developed for a residential development. The maximum permissible Gross Floor Area (GFA) for the development is 11,446 m2 and the total GFA to be built is not to be less than 10,302 m2. 4 4.2.2 The total GFA of the conservation building is approximately 573 m2 and shall be computed as part of the maximum permissible GFA. 4.2.3 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 residential projects). Such simulation studies should take into account all relevant considerations including the technical height constraint and existing ground conditions of the Land Parcel as well as the possible need to provide basements. Allowable Uses within the Conservation Building 4.2.4 The conservation building shall be adapted as clubhouse for the private residential development or child care centre (CCC) use only. 4.3 Land / Strata Sub-division 4.3.1 The successful tenderer is not allowed to subdivide the Land Parcel and may strata subdivide the development only in such a manner that all of the conservation building shall form part of the common property of the whole development, subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act (Cap. 232). 4.4 Building Form / Building Facades 4.4.1 The overall building form and massing of the development is to be designed to respond sensitively to the existing topography of the site, the surrounding residential developments, as well as the scale and character of the conservation building within the development. 4.4.2 The successful tenderer is to minimise modification to the existing ground terrain, land form or slope by exploring measures like terracing. The successful tenderer shall also avoid using high retaining walls as much as possible. In particular, the design of the dwelling units should avoid fronting a high retaining wall as much as possible. 4.4.3 The building façade of the development fronting Handy Road and Mount Sophia are to be treated as main elevations. The facades are to be well- articulated with a good proportion of solid (walls) and voids (fenestration), as well as to include recesses, ledges, sun-shading devices, greenery etc., to respond appropriately to the tropical climate. 4.5 Building Height 4.5.1 The building height controls are set out below and shown on the Control Plans to guide the design of the development such that it relates well to the surrounding context and the conservation building within the site: 5 Fronting Handy Road 4.5.2 Maximum height of any buildings shall not exceed the roof of adjacent development 20 Handy Road (NOMU), which is approximately 48.7m Above Mean Sea Level (AMSL). Rooftop M&E structures / services, can be considered beyond 48.7m AMSL at localised areas only up to a maximum height of 55.0m AMSL subject to the evaluation and approval of the Authority. These rooftop structures are to be neatly designed and setback from the building edge such that they are not visible from Handy Road.