1 Sale of Site for Residential Development Land Parcel at Handy Road / Mount Sophia

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.

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.

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.

4.2.2 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:

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.

Facing Mount Sophia

4.5.3 Maximum height of any buildings shall not exceed 42.0m Above Mean Sea Level (AMSL). Rooftop M&E structures / services, can be considered beyond 42.0m AMSL at localised areas only up to a maximum height of 48.7m 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 less visible from Mt Sophia Road.

4.5.4 All construction equipment and temporary structures, such as cranes, piling rigs, etc., are subject to a maximum allowable technical height control of 164.0m AMSL, and are to comply with the requirements of the relevant Competent Authorities.

Plot A2

4.5.5 The area is designated as a no build zone except for ancillary structures such as pavilion and covered linkway, subject to detailed evaluation and approval at the formal submission stage. Any proposed structures are also to comply with Conservation Guidelines, as set out in Part V (Condition 5.2.33).

4.6 Building Edge

4.6.1 A minimum 8.0m high building edge abutting the line of Road Reserve is to be provided along Handy Road as shown in the Control Plans.

4.6.2 Up to 40% of the length of the building facades may be set back from the line of Road Reserve for articulation of the building form.

4.7 Building Setback

Adjacent to Suites @ Orchard and 8 @ Mount Sophia

4.7.1 The development shall be setback at least 3.0m (with minimum 2.0m wide planting strip) from the common boundaries with Suites @ Orchard and 8 @ Mount Sophia as shown on the Control Plans.

Along Mount Sophia 4.7.2 A minimum 3.0m wide green buffer is to be provided from the line of Road Reserve along Mount Sophia, as shown in the Control Plans.

Adjacent to Pedestrian Access (between Land Parcel & NOMU)

4.7.3 The successful tenderer may build a boundary wall, or part of the development, to abut the line of Road Reserve.

4.7.4 The maximum height of the boundary wall, or part of the development, abutting the line of Road Reserve is not to exceed the height of the covered linkway of the pedestrian access. The wall fronting the covered linkway is to be properly finished.

4.7.5 Beyond the height of the covered linkway, the development is to be set back a minimum of 3.0m from the line of Road Reserve, as shown on the Control Plans.

4.8 Covered Walkway/ Linkway within the Land Parcel

4.8.1 Covered walkways/ linkways are to be provided as part of the development at the 1st storey of the building fronting Handy Road, as shown on the Control Plans. This forms part of the comprehensive at-grade pedestrian network within the area.

4.8.2 To ensure convenient and unimpeded pedestrian movement and connectivity with the adjacent developments, the requirements for the covered walkways/ linkways are as follows:

a. To be located at the 1st storey within the building envelope abutting the lines of Road Reserve along Handy Road, as shown on the Control Plans;

b. To have a minimum width of 3.6m (and 3.0m clear);

c. To have a maximum external soffit height of 3.6m. Higher heights can be considered, subject to the provision of drop-down panels or the width of the walkway being increased to match the higher height to ensure adequate weather protection for pedestrian uses during inclement weather;

d. To match the platform levels of the adjacent covered walkways at Suites @ Orchard and NOMU and be at a constant level throughout the entire length;

e. To open out onto and match the platform level of the open walkway within the adjacent Road Reserve of Handy Road. Any level changes are to be accommodated by ramps;

f. To be kept free of structures and remain unobstructed and accessible to the public at all times; and

g. Any ramps, including vehicular access points, are to be located outside the walkways.

4.8.3 The prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act on the GFA exemption for covered walkways shall apply.

4.9 Greenery Replacement and Landscaping

Landscape Replacement Areas (LRA)

4.9.1 The development is subject to the prevailing guidelines on Landscape Replacement requirements for Non-Landed Private Residential Developments outside identified Strategic Areas.

4.9.2 The landscape and selection of tree/ shrub species is to reflect the tropical climate and allow for the landscaping to be well integrated with the overall layout and architectural design of the development.

Balconies, Sky Terraces and Roof Gardens

4.9.3 The successful tenderer is strongly encouraged to provide well-landscaped balconies, sky terraces and roof gardens as part of the overall layout and design of the development. These areas are to be integrated as part of the overall form and architectural treatment of the individual buildings. 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.

4.10 Vehicular and Servicing Access

Vehicular Access

4.10.1 Vehicular access to the main development shall be taken off Handy Road only, as shown at the approximate position in the Control Plans. The successful tenderer is required to comply with the access requirements as set out in Section 7.2 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.

Service Areas

4.10.2 The successful tenderer is encouraged to locate the service areas including the refuse bin centre, electrical substation, loading/ unloading bays, holding bays and car parks at the basement levels of the development within the Land Parcel. If located at grade or above grade, they are to be fully integrated

within the overall building form and architectural treatment of the development as well as visually well-screened from the top and all sides, and subject to the prevailing screening guidelines for M&E services and car parks.

4.10.3 Other services areas/structures, such as air-conditioning ledges and ventilation shafts to the basement levels, are to be fully integrated within the overall envelope of the building and are to be visually well-screened, and subject to the prevailing screening guidelines for M&E services.

4.11 Car, Motorcycle and Bicycle Parking Provision

Parking 4.11.1 The successful tenderer shall comply with LTA’s requirements for car, motorcycle and bicycle parking provision as set out in Section 7.2 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees and will be subject to the evaluation and approval of the Authority and other relevant Competent Authorities.

4.11.2 In view that the site is within 400m radius from Dhoby Ghaut MRT Station which is a key MRT interchange between North-South Line (NSL), North-East Line (NEL) and Circle Line (CCL), the successful tenderer is required to apply to LTA to take up a 20% reduction under the Range based Car Parking Standards (RCPS).

4.12 Roofscape and Screening

4.12.1 The roof areas of the developments are considered as the “fifth” elevation and shall be 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.

4.12.2 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, subject to the prevailing screening guidelines for M&E services.

Screening Requirements for Special Control Areas 4.12.3 The proposed development on the Land Parcel is subject to visual screening requirements. The views from any façade or rooftop of the proposed development with external vistas of areas to the north-east of the Land Parcel, are subject to the visual control requirements, as set out in the Development Control Handbook on “General Guidelines on Screening for Special Control Areas”. A copy of the guidelines is attached as Annex 1.

4.13 Protection of Existing Retaining Walls, Slopes / Embankments

4.13.1 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.

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

4.13.3 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 CONSERVATION GUIDELINES

5.1 General Guidelines

5.1.1 The Conservation Guidelines, as set out in Part V, are to be read in conjunction with the accompanying Control Plans No. 07 to 11. The Conservation Guidelines set out the general principles for the restoration of the conservation building. As the objective of these guidelines is to enhance or restore the character or appearance of the conservation building, the successful tenderer may submit alternative proposals to any of such guidelines for the Authority’s consideration. Where the Authority is satisfied that the alternative proposal will also serve to achieve the conservation objective, 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 proposals to be adopted. Detailed evaluation of the proposals will be carried out at the formal plan submission stage. All proposals are subject to the approval of the Authority and all relevant Competent Authorities.

5.1.2 The successful tenderer is not to commence any work on the conservation building or any part or parts thereof without first obtaining the approval of the Authority and all relevant Competent Authorities which shall be granted at their absolute discretion and subject to such terms and conditions as they deem fit.

Architectural Heritage Marker / Storyboard

5.1.3 The conservation building is a prominent architectural landmark for the Mount Sophia area. The successful tenderer is to install a marker and/or storyboard

at a prominent location to share on the history and heritage of the conservation building.

5.2 Conservation Guidelines

5.2.1 In restoring the conservation building, the successful tenderer is to retain the character and architectural features of the buildings in accordance with the following guidelines and those shown in the accompanying Control Plans. The fundamental “3R”s principle of maximum Retention, sensitive Restoration and careful Repair, and the “Top-Down” approach are to be applied.

Conservation Best Practice

5.2.2 The successful tenderer’s Qualified Person is to ensure that the building is restored and refurbished according to conservation best practice, preserving the qualities of the building as it takes on a new lease of life.

5.2.3 As part of the Development Application, the Qualified Person is to submit a conservation report consisting:

a. Documentation and Research b. Conservation Strategy c. Conservation Maintenance Guidelines

As a guide, the following shall be addressed: a. Documentation and Research - Detailed research into the site, building typology, architecture, structure, materials and building history which includes physical alterations carried out over time. Sources used in the research are to be cited. - Detailed documentation of the physical condition of the building including materials investigation e.g. paint analysis

b. Conservation Strategy - Proposed conservation approach taking into consideration the documentation and research and applying the 3R principles; - Adaptive reuse of the building respects and enhances the inherent historic physical, spatial, and environmental qualities of the buildings and its surroundings. Use of appropriate techniques and materials in the restoration and fitting out of the building. - Promotion of the history and significance of the conservation building.

c. Conservation Maintenance Guidelines - Formulate strategies for proper building maintenance so as to extend the lifespan of the building.

Building Profile and Height

5.2.4 The 2-storey bungalow with a small attic was designed in an Eclectic European style and has a prominent central tower and cantilevered verandah. The original external building profile and height of the bungalow is to be retained. The original architectural features are also to be retained and restored.

Roof

5.2.5 The original roof profile, pitch, height, structure, eaves projection, material and finish are to be retained and restored.

5.2.6 Skylights and jackroof are not allowed to be added on the roof of the conservation building.

5.2.7 The original timber roof trusses and roof eaves at the cantilevered verandah shall be kept visible and not be concealed by, say, false ceiling.

External Façade

5.2.8 The 2-storey bungalow has asymmetrical form, with a prominent central tower, weighted down by a rusticated rectilinear block on one side and a lightweight cantilevered orthogonal timber verandah projecting from the 2nd storey above the front porch. The layout is adapted to the tropical climate, with verandahs lining the rooms to allow air movement.

5.2.9 The external facades and inner leaf facades of the building are to be retained and restored where necessary, in accordance with the Control Plans. If replacement of any of the facade features is necessary, the original design and materials of the features are to be reinstated in accordance with the Control Plans. (Refer to Control Plan No. 11 for the design and materials of the inner leaf façades features.)

5.2.10 The existing windows on the front and eastern facade of the 1st and 2nd storey are to be removed and these verandahs shall be kept open without enclosures of any kind (Refer to Control Plans Nos. 7 & 10). The inner leaf facade within the building envelope are to be retained as they are essential to the building’s spatial quality.

5.2.11 The rear facade should be restored in accordance with the Control Plans. Some flexibility can be considered for the design of the windows, transom windows and door, as long as the design is in keeping with the architectural language of the house. The sill height of the windows shall align with the top of the balustrades on the side facades. The door can also be shifted if necessary. The original verandah at the rear can be enclosed and the inner leaf façade wall can be removed for the purpose of reconfiguring the spaces for new uses.

Cantilevered Verandah

5.2.12 The cantilevered verandah along the 2nd storey front and side of the conservation building is a significant feature of the architecture and is to be kept naturally ventilated and open without enclosure of any kind. No partition walls, screens or glass are to be inserted within the verandah.

5.2.13 The original timber parapet shall be retained and the additional metal rail above can be kept. Metal grilles above the rail are to be removed. Additional safety features, if required, may be installed, subject to evaluation. They must be unobtrusive e.g. use of ‘invisible’ steel wires, to keep the openness of the verandah.

Front Porch

5.2.14 The front porch below the cantilevered verandah is to be kept open without enclosure of any kind.

5.2.15 The moulded arch shall be retained and alteration to the opening shall not be allowed.

Doors, Windows and Vents

5.2.16 Doors, windows and vents of the original design, including those on the inner leaf façade, are to be retained and restored. If replacement of any door, window and vent is necessary, the original design and materials are to be reinstated in accordance with the Control Plans. Windows and doors which are not part of the original design are to be removed and replaced with new ones of original design.

5.2.17 New internal secondary doors and windows, if required, can be added subject to the design being compatible with those of the main doors and windows. The material and size of the frame of the secondary doors and windows are to match those of the main doors and windows. The frame of the secondary door and windows can be of any material. If metal is used, it is to be anodized or colour coated. However, the use of timber frame is encouraged as it is more compatible with the architecture of the conservation building.

5.2.18 New glazed panels, if required, can be considered behind the carved timber posts transoms. These panels are to be frameless and sensitively introduced along the facade such that the architectural and spatial character of the building is retained. The glazing is to be of clear glass. Tinted, coloured or obscured glass are not allowed.

Additional Security for Openings

5.2.19 The existing ornamental grilles at the front of the porch are to be retained. Windows, fixed glass panels and partition boards are not allowed behind these grilles. (Refer to Control Plan No. 7)

5.2.20 The existing ornamental grilles at the main entrance windows and the 1st storey window at the tower can be retained or replaced with timber louvred windows. (Refer to Control Plan No. 11 and 7 respectively) Secondary windows or fixed glass panels can be allowed.

5.2.21 The existing ornamental grilles under the moulded arch at the entrance porch can be removed or retained. (Refer to Control Plan No. 8) If retained, the successful tenderer shall install a metal gate in the same motif in the rectangular opening framed by the existing grilles.

Decorative Features and Internal Architectural Elements

5.2.22 All original internal architectural and structural elements, such as columns and beams, are to be retained. In the event that their replacement is necessary, the successful tenderer is to reinstate the architectural features of these elements to their original design and materials.

5.2.23 Internal decorative features such as transom windows, pilasters or cornices, if any, shall be retained.

5.2.24 Internal non-load bearing walls, except the inner leaf façade and walls with decorative features, may be removed for the purposes of reconfiguring the spaces for new uses.

5.2.25 New partitions are to respect the architectural character of the building. They shall not abut any original door or window openings or vents.

5.2.26 Retention of the existing plaque at the entrance foyer is optional. It can be kept as-is or relocated to another location within the building. If the successful tenderer does not want to retain the plaque, the successful tenderer has to carefully remove it without causing any damage and offer to return it to the Women’s Society of Christian Services.

Floors and Structure

5.2.27 The existing structural system, including structural elements such as columns and beams, is to be retained and restored. The original structural grids are to be retained. New columns, if required to be added, are to align with and respect the original grids. Provided that the structural integrity of the building is not compromised, flexibility to relocate some of the existing columns to meet the specific operational and functional requirements may be considered on a need-to basis.

5.2.28 No new basement is allowed below the conservation building. Any proposed new basement within the site shall be adequately set back from the conservation building to protect its structural integrity.

5.2.29 The original floor levels are to be retained. No new attic or mezzanine floor is allowed. New openings in the upper storey floor are also not allowed.

5.2.30 The original internal timber staircase, timber posts, railing and balustrades are to be retained. New staircase, if required, should respect the architectural character of the building and its internal spatial quality. It shall not abut any original door or window openings or vents.

5.2.31 Additional structures which were built over time and not part of the original building are to be removed to reinstate the original facade. The existing steel staircase on the western façade which is a later addition, is also to be removed. However, if the successful tenderer put the conservation building to child care use, the steel staircase can be retained if required for fire safety, subject to compliance with requirements from the relevant authorities. (Refer to Control Plan No.8)

Paint scheme and finishes

5.2.32 Traditional paint scheme and colours are to be used. Generally the base colour shall be in a pastel hue. Where necessary, stronger colours can be used to highlight selected features or decorative ornamentations. If a stronger base colour is used, a lighter colour can be used for highlight. Mineral silicate paint or lime wash shall be used.

Extension

5.2.33 No extension to the conservation building is allowed. Localized linkages or minor ancillary structures connected or sited near the conservation buildings can be considered, subject to the Competent Authority’s evaluation and merits of the design.

Perimeter Fence / Planting

5.2.34 The perimeter fence of the development along Mount Sophia, fronting the conservation building shall be designed to be visually porous so that the conservation building is visible from street level. Solid perimeter walls are not allowed.

5.2.35 To give significance and visual prominence to the conservation building, any proposed ancillary structures such as pavilions and covered linkway, and landscaping elements such as water features and plantings, including any roadside trees, should not obstruct the visibility of the conservation building from Mount Sophia.

5.3 Mechanical, Electrical & Others

Mechanical, Plumbing and Electrical Equipment

5.3.1 Metering equipment and junction boxes are not to be installed on the main facades of the buildings. All electrical meter boxes, water and gas meters, and junction boxes are to be visually screened from view from the surrounding public areas. The size should not be larger than what is required by relevant technical agencies.

5.3.2 All air-conditioning plants and other mechanical equipment serving the conservation buildings, are to be sensitively located. As far as possible, they should be located outside the conservation building and integrated with the new development and be visually well-screened.

5.3.3 The provision of vents, air-conditioning and other mechanical equipment are to be of the most compact design available and located so as to not detrimentally affect the visual or sonic environment of the building or neighbouring buildings. All equipment and systems must be checked and regularised to comply with the latest requirements of technical departments.

5.3.4 The successful tenderer is required to submit details on the proposed number and location of the air-conditioning units and the screening for evaluation and approval of the Authority and the relevant Competent Authorities. In the event that it is necessary to install any equipment in locations contrary to the above specific locations, the proposed location must, prior to installation, be approved by the Authority and all relevant Competent Authorities. Any approval will be granted at their absolute discretion and may be subject to such terms and conditions (including the screening of the equipment) as they deem fit.

Fire Protection Installation

5.3.5 The successful tenderer is to ensure that all fire appliances and accessories comply with the prevailing codes and requirements of the Fire Safety and Shelter Department (FSSD). The successful tenderer is also to ensure that all fire-protection installations are thoroughly checked and tested and certified by FSSD.

5.4 Protection of Existing Building Against Deterioration and Collapse

5.4.1 The successful tenderer is required to carry out all necessary measures and works to protect and prevent the conservation building against deterioration and or collapse, upon site procurement. For this purpose, the successful tenderer is to engage his own Professional Engineers to:

a. Prepare and submit within 3 months from the date of the possession of the site in accordance with Condition 56 of the Conditions of Tender for the site, to the Authority plans for the measures and works that are assessed and determined by the Professional Engineer as being necessary for the protection and prevention of the conservation buildings against deterioration and/or collapse. Prior to the submission of the plans to the Authority, the Architect appointed by the successful tenderer for the proposed conservation on the site is to also declare and certify on the plans that the measures and works to be taken and carried out will not affect the architectural features of the buildings;

b. Ensure that the measures and works for the conservation buildings as shown on the plans are carried out and completed according to the plans either within six (6) months from the date of the possession of the site in accordance with Condition 56 of the Conditions of Tender for the site or before the commencement of the repair works on the buildings whichever is earlier; and

c. Confirm and certify to the Authority in writing within fourteen (14) days upon the completion of the measures and works as shown on the plans and that such measures and works have been taken and carried out in accordance with the plans and to the satisfaction of the Professional Engineer.

5.4.2 The submission of the plans to the Authority is to be solely for the purpose of the record of the Authority and such submission to and receipt by the Authority of the plans are not deemed to be approval or confirmation by the Authority of the adequacy of the measures and works as shown on the plans for the buildings.

5.5 Structural Alterations to the Conservation Buildings

5.5.1 The successful tenderer is required to engage a Professional Engineer to determine the structural loading adequacy of the structure of the existing conservation buildings to support the new use and to design and make the required submission for the proposed conservation and repair of the buildings.

5.5.2 The successful tenderer's Professional Engineer is to adopt strengthening and repair as the basic approach towards the proposed conservation of the buildings. Any recommendation of the Professional Engineer involving partial reconstruction of the conservation buildings is to be submitted to the Authority for approval. Such recommendation must be justified by detailed calculation and sound engineering judgment.

5.5.3 In the event that the Authority and the successful tenderer's Professional Engineer is unable to reach an agreement as to whether this part of the conservation buildings can be restored and repaired, the BCA will be requested to give its assessment. If the BCA concurs with the recommendation of the successful tenderer's Professional Engineer for partial demolition and reconstruction, the request of the successful tenderer for the same will be allowed by the Authority.

PART VI

6.0 OTHER REQUIRED WORKS

6.1 Pedestrian Access (between Land Parcel and NOMU)

6.1.1 A 4.5m wide Road Reserve has been safeguarded between the Land Parcel and the adjacent development at 20 Handy Road (NOMU) for the provision of a pedestrian connection between Dhoby Ghaut MRT Station along Handy Road and Mount Sophia as shown in the Control Plans

6.1.2 The detailed design is to comply with PUB’s and LTA’s requirements as set out in Sections 3.2 and 7.2 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees and will be subject to the evaluation and approval of the Authority and other relevant Competent Authorities.

6.1.3 The pedestrian access shall be designed to be structurally independent from the future residential development within the Land Parcel.

6.1.4 Measures shall be taken to ensure that the construction of the pedestrian access is in compliance with BCA’s regulations, and will not affect the structural integrity of adjacent development (NOMU)’s structures.

6.1.5 As set out in Clauses 7.2.22 to 7.2.28 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees, the successful tenderer is required, at his own cost and expenses, design and construct the pedestrian access within the 4.5m road reserve between the proposed development and the adjacent development, NOMU (at 20 Handy Road). The pedestrian access shall be completed ahead of the main development and open for public use within 12 months from the date of Street Plan clearance issued by LTA. Until the pedestrian access is handed over to the Competent Authorities, the successful tenderer is to maintain the pedestrian access at their own expense.

6.2 Plans of Proposed Conservation

6.2.1 The successful tenderer is to submit proposal plans consisting of floor plans, sections and elevations and other drawings necessary to illustrate the proposed conservation works to the Authority and all relevant Competent Authorities for approval.

6.2.2 The successful tenderer is required, at his own cost, to engage a Registered Surveyor to prepare the architectural measured survey plans of the conservation building. A copy is to be submitted together with the plans of the proposed development to the Authority and all relevant Competent Authorities.

PART VII

7.0 OTHER REQUIREMENTS

7.1 Phased Handover

7.1.1 The successful tenderer shall note that part of the Land Parcel including the conservation building (i.e. in Plot A2) as shown on the Control Plans, is currently being occupied by the existing child care centre (CCC), a.k.a “House on the Hill (HOTH)”. The entire Plot A2 will be handed over to the successful tenderer at a date not later than 30 November 2018. Prior to 1 December 2018, the successful tenderer is to allow HOTH to occupy Plot A2 or part of Plot A2 including the conservation building without any charge, payment, hindrance, obstruction or restriction whatsoever as long as HOTH has a valid lease with the State on Plot A2 or part of Plot A2.

7.1.2 The successful tenderer is required to, at his own costs and expenses, screen off Plot A2 or part of Plot A2 with hoarding and safety lighting at night, if the successful tenderer intends to carry out any works on the Land Parcel during the period when HOTH is occupying Plot A2 or part of Plot A2. The hoarding will be subject to the requirements and approval of the relevant Competent Authorities. The successful tenderer is also required to liaise and coordinate with HOTH prior to commencement of any survey works during the period when HOTH is occupying Plot A2 or part of Plot A2. Appropriate measures are to be taken to minimise any inconvenience and disturbance to HOTH during the period when HOTH is occupying Plot A2 or part of Plot A2.

7.2 Public Communications Plan

7.2.1 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.

7.2.2 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, 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

7.2.3 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.

7.2.4 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, 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 Authority.

7.2.5 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 7.2.4 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.

7.2.6 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

7.2.7 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 parking lots, etc);

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 road improvement works, pedestrian linkway, etc.

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

7.2.8 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 7.2.7 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.

7.2.9 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.

7.2.10 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

7.2.11 The successful tenderer is required to submit a copy of the flyers mentioned in Conditions 7.2.4 and 7.2.7 to the Authority before the distribution of the said flyers to the local community for the Authority’s approval.

7.3 Construction Quality Assessment System (CONQUAS)

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

7.3.2 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.

ANNEX 1

GENERAL GUIDELINES ON SCREENING FOR SPECIAL CONTROL AREAS

Visual Screening

Screening measures should be permanent fixtures that are difficult, if not impossible, to remove. There are no constraints on the type of screening measures that can be used and some measures that have been approved included the following: a. Blank wall b. External concrete/ metal fins c. Re-orientation of the building such that windows/ openings/ balconies do not have direct view towards the protected area.

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 Address: Urban Redevelopment Authority to the Authority within 2 45 Maxwell Road months from the date of Tel no: The URA Centre the award of tender. Email: Singapore 069118

Parcel Reference Number: ______Proposed Development: ______Lot/Parcel Reference: ______TS/MK: ______Key milestones Proposed date of (Refer to Condition 7.2 of the Technical Conditions of Tender) commencement* 1. Distribution of flyers containing brief project information and (dd/mm/yy) contact details of parties specified (Condition 7.2.4) 2. Submission of Form B (Condition 7.2.5) 3. First submission of development proposal (Condition 7.2.5) 4. Erection of hoarding and site clearance (Condition 7.2.6) 5. Obtain grant of Provisional Permission (Condition 7.2.7) 6. Distribution of flyers containing detailed project information (Condition 7.2.7) 7. Submission of Form C (Condition 7.2.8) 8. Submission of Form D (Condition 7.2.9) 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.

24 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 7.2.4 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 7.2.2 of the Technical Conditions of Tender.

25 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 7.2.7 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.

26 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 7.2.9 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.

27 ANNEX D

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 7.2.2 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.

28 ANNEX C

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

Signature: Date:

* Local community is defined and includes the parties specified under Condition 7.2.2 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.