1 Sale of Site for Commercial Development Land Parcel

Dated 18 June 2013

SALE OF SITE FOR COMMERCIAL DEVELOPMENT LAND PARCEL AT CECIL STREET / TELOK AYER STREET

TECHNICAL CONDITIONS OF TENDER

CONTENTS PAGE

PART I GENERAL 2

PART II PLANNING CONCEPT 3 - 4

PART III SUMMARY OF PLANNING AND 5 - 10 URBAN DESIGN REQUIREMENTS

PART IV PLANNING AND URBAN DESIGN REQUIREMENTS 11 - 33

PART V OTHER REQUIREMENTS 34 - 35

PART VI DESIGN ADVISORY PANEL 36 - 37

SALE OF SITE FOR COMMERCIAL DEVELOPMENT LAND PARCEL AT CECIL STREET / TELOK AYER STREET

TECHNICAL CONDITIONS OF TENDER

PART I

1 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 Cecil Street / Telok Ayer Street ("the Land Parcel") for a prime office development.

1.2 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.

1.3 The successful tenderer shall in addition to the said Conditions of Tender observe, and comply with, these Technical Conditions of Tender. These Technical Conditions of Tender are to be read in conjunction with the Control Plans provided in the Developer's Packet.

PART II

2 PLANNING CONCEPT

2.1 Central Business District

2.1.1 The Central Business District (CBD) is Singapore’s premier financial and business district and home to a number of leading international businesses and financial institutions. Located at the southern part of CBD, the Land Parcel occupies a prime location in the heart of the city, and is in close proximity to Tanjong Pagar Mass Rapid Transit (MRT) Station. It is also surrounded by well-established commercial and residential developments.

2.2 Vision for the Future Development

A Unique Rare Development Opportunity

2.2.1 Taking advantage of its prime location in the heart of the CBD and prominent frontage along Cecil Street and Telok Ayer Street, the Land Parcel is envisaged to be a high-quality office development that can meet the needs of business services and financial institutions and contribute towards strengthening the area as an attractive business and financial hub.

Well-designed and High-quality Development

2.2.2 Prominently fronting Cecil Street and Telok Ayer Street, and with a building height of up to 50 storeys and 250m AMSL, the proposed development will enjoy excellent frontage and visibility. With its strategic location, the Land Parcel offers an opportunity to develop a quality office building that is well- designed and features high-quality architecture and landscaping that will underscore the importance of the site within the city.

2.2.3 Together with the many new developments in the CBD, such as 71 Robinson Road, Parakou Building, Tokio Marine Centre and the upcoming Tanjong Pagar Centre, the development on the Land Parcel will further reinforce the precinct’s positioning as an attractive business and financial hub within the City Centre.

Open Space

2.2.4 Part of the Land Parcel is planned to be developed as a public open space, as part of the open space network in the area. This open space will be an attractive amenity for people working and living in the area and form part of the green network extending through Tanjong Pagar Park and Duxton Plain Park to Pearl’s Hill Park.

Convenient Rail and Road Access

2.2.5 The development on the Land Parcel will be well-connected to other developments within the city and the rest of Singapore via a comprehensive and efficient transport network.

Strategically located close to Tanjong Pagar MRT Station, the development on the Land Parcel will be directly connected to the Station via an underground pedestrian walkway, providing convenient and seamless access.

2.2.6 Served by Cecil Street, McCallum Street and Telok Ayer Street, the development on the Land Parcel will enjoy easy access to other key districts within the city, including the rest of CBD and the Marina Bay area. Its proximity to Ayer Rajah Expressway (AYE), East Coast Expressway (ECP) and the upcoming Marina Coastal Expressway (MCE) will also provide excellent connections to Changi Airport and the rest of the island.

PART III

3 SUMMARY OF PLANNING AND URBAN DESIGN REQUIREMENTS

3.1 The successful tenderer is required to comply with the following planning and urban design requirements to achieve a high quality and well-designed development that relates to the surrounding context and realises the planning intentions envisaged for the Land Parcel.

3.2 A summary of the planning and urban design requirements for the development on this Land Parcel is set out in Table 1 and shown on the Control Plans. 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 Plot A1 : 5,990.8 sqm (Main Parcel)

Plot A2 : 1,612.4 sqm (Open Space)

Plot A3 1 : 180.0 sqm (estimated horizontal cross-sectional area) (Subterranean space below Telok Ayer Street)

Titles for Plot A3 will be issued to the successful tenderer for only the areas which correspond with the resulting as-built profile of the approved underground pedestrian walkway, as set out in Part IV (Condition 4.3.8).

Land Use and Commercial Use: Plot A1 and Plot A2 (below-grade area only) Gross Floor Area The maximum permissible Gross Floor Area (GFA) for the development on the Land Parcel is 77,162 sqm. At least 61,730 sqm is to be for office use. The remaining GFA of 15,432 sqm can be for additional office use or other permitted uses, such as retail, Food and Beverage (F&B) uses, of such types and quantum, as the Competent Authority under the Planning Act may approve, as set out in Part IV (Condition 4.3).

Residential use is not permitted in the development.

The successful tenderer shall not strata-subdivide the development.

Open Space Use: Plot A2 (at-grade area only)

Plot A2 is designated as an open space. Additional maximum permissible GFA of 100 sqm is allowed for a F&B kiosk within the at-grade open space, as indicated on the Control Plans and as set out in Part IV (Condition 4.3.6).

This maximum permissible GFA of 100 sqm is not transferrable to other parts of the development.

1 The stratum of subterranean space within Plot A3 shall be subject to cadastral survey by the successful tenderer. 5

PARAMETERS PROVISIONS / REQUIREMENTS Plot A3 (subterranean space below Telok Ayer Street)

Plot A3 is to be developed for part of an underground pedestrian walkway to Tanjong Pagar MRT Station only.

No commercial GFA is allowed.

Land sub-division for the entire Land Parcel will not be allowed, as set out in Part IV (Condition 4.3.9).

Uses at the Activity-generating uses (AGUs), such as retail, F&B, entertainment, sport Basement, 1st and and recreation (such as gymnasium and fitness centres etc.) and other 2nd Storey Levels similar uses, are to be provided at the following locations:

a) The 1st storey level of the development fronting Cecil Street, Telok Ayer Street and the building setback area; and

b) Underground pedestrian walkway within part of Plots A1 & A2 (along at least one side).

AGUs are also encouraged to be provided at the 2 nd storey pedestrian link, along at least one side, as set out in Part IV (Condition 4.4).

Outdoor Outdoor Refreshment Areas (ORA) are allowed within the development Refreshment Areas (Plot A1), including the building setback area. The GFA for the ORA will be computed as part of the maximum permissible GFA for the development, and will be subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act, as set out in Part IV (Condition 4.5).

Building Form and The facades of the development fronting Cecil Street, Telok Ayer Street and Massing the open space are to be treated as main building elevations, as set out in Part IV (Condition 4.6).

Greenery The design of the development shall provide a distinctive, garden-like Replacement and environment and shall incorporate Landscape Replacement Areas Landscaping equivalent in area to the site area of the Land Parcel, as set out in Part IV (Condition 4.7).

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

High-Rise Zone within Plot A1 a) This part of the development will be subject to a maximum height control of 50 storeys and an absolute technical height control of 250.0m Above Mean Sea Level (AMSL);

Low-Rise Zone within Plot A1 b) This part of the development fronting Telok Ayer Street and adjacent to 21 McCallum Street (The Clift) and 180 Cecil Street (Bangkok Bank Building) will be subject to a minimum height of 19.0m (approx. 123.5m Reduced Level (RL)) and a maximum height of 32.5m (approx. 137.0m RL);

c) The part of the development fronting onto the Telok Ayer Chinese Methodist Church (TACMC) and the open space shall be set back at least 15.0m as indicated on the Control Plans. Within this setback area, any structures if provided, shall have a height of about 10.5m (approx.

PARAMETERS PROVISIONS / REQUIREMENTS 115.0m RL) to match the height of the lower window sill at the 3rd storey of the eastern facade of TACMC; and

Open Space (Plot A2) d) The F&B kiosk within the open space, if provided, shall be subject to a maximum height of one storey.

Building All pedestrian access within the development on the Land Parcel, including Platform Level the covered walkways / linkways, are to be maintained at a constant platform level and are to comply with the relevant codes on barrier-free accessibility in buildings. Any changes in levels are to be kept to a minimum and are to be accommodated with ramps or with two-way escalator and lifts, subject to the requirements of the Authority and the relevant Competent Authorities, as set out in Part IV (Condition 4.9).

Basement Levels Basement levels and permanent subterranean structures within the Land and Subterranean Parcel are allowed, including beneath the open space (Plot A2). No Developments foundations / basement levels are allowed to be constructed within 3.0m from the common boundary with the TACMC, as indicated on the Control Plans and set out in Part IV (Condition 4.10).

Building Edge The development on the Land Parcel generally is to be built up to the lines of Road Reserves / site boundaries along Cecil Street and Telok Ayer Street to a minimum height of 19.0m (approximately 4 storeys) to provide for a well-defined street edge, as indicated on the Control Plans and set out in Part IV (Condition 4.11).

Building Setback The part of the development fronting onto the TACMC and the open space is to be set back by at least 15.0m, as indicated on the Control Plans and set out in Part IV (Condition 4.12).

Common Boundaries The development on the Land Parcel is to be built up to the common / Party Walls boundary with the adjacent developments (The Clift and Bangkok Bank Building). The party wall is to be a minimum height of 19.0m (approx. 123.5m RL) and a maximum height of 32.5m (approx. 137.0m RL) to match the height of the adjacent podium of The Clift. No openings are allowed along the party wall.

Beyond the height of the party wall, the development is to be set back a minimum of 3.0m from the common boundaries with the adjacent developments, as indicated on the Control Plans, and set out in Part IV (Condition 4.13).

Roofscape and The roof areas of both the high-rise and low-rise parts of the development Screening are to be considered as the “fifth” elevations and designed to be fully integrated as part of the overall building form, massing and architectural treatment of the development and articulated to contribute to the skyline profile of this part of the city, as set out in Part IV (Condition 4.14.1).

All service areas, car parking levels, Mechanical and Electrical (M&E) equipment, water tanks, roof top equipment, etc., are to be fully located and integrated within the overall building envelope and visually concealed from the top and on all sides. The detailed screening requirements are set out in Part IV (Conditions 4.14.2 & 4.14.3).

Public Open Space Plot A2 shall be developed as a major public open space area with detailed (Plot A2) requirements as set out in Part IV (Conditions 4.15 to 4.20). It may be used for the staging of temporary public events and activities.

PARAMETERS PROVISIONS / REQUIREMENTS Pedestrian Network The design of the development on the Land Parcel is to include the following pedestrian facilities as indicated on the Control Plans and set out in Part IV (Conditions 4.21 to 4.24):

Underground Pedestrian Network a) A minimum 6.0m wide (if AGUs are provided on one side of the walkway) or minimum 7.0m wide (if AGUs are provided on both sides) underground pedestrian walkway within Plots A1 and A2, as indicated on the Control Plans;

b) A minimum 6.0m wide underground pedestrian walkway below Telok Ayer Street (Plot A3) and below Telok Ayer Park, connecting to the existing underground pedestrian network to Tanjong Pagar MRT Station via the knock-out panel of the existing underground walkway, as indicated on the Control Plans;

At-Grade Pedestrian Network (1 st Storey) c) Minimum 3.6m wide (and 3.0m clear) covered walkways / linkways with a maximum soffit height of 3.6m at the 1 st storey of the development fronting onto Cecil Street and Telok Ayer Street;

d) A minimum 5.0m wide (and 4.4m clear) covered walkway with a maximum soffit height of 3.6m at the 1 st storey of the development fronting onto the building setback area;

e) A minimum 3.6m wide (and 3.0m clear) covered linkway within the building setback area connecting the proposed development to the covered walkway of the TACMC; and

Above-Grade Pedestrian Network (2 nd Storey) f) A minimum 4.0m wide pedestrian link at the 2 nd storey within the development fronting Cecil Street, for future linkage to the adjacent Bangkok Bank Building.

The underground walkways and 2 nd storey pedestrian link are to be kept open for public use during the operating hours of the Rapid Transit System (RTS).

The 1 st storey covered walkways / linkways are to be kept open for public at all times.

Servicing and All service areas for the development on the Land Parcel, including the Vehicular Access refuse bin centre, loading / unloading bays, holding bays, etc., are to be located at the basement levels of the development, as set out in Part IV (Condition 4.25). The electrical substation is allowed to be located at- grade, but shall not front onto the building setback area.

All vehicular ingress / egress to the development for servicing, car parking areas, passenger drop-off / pick-up points and taxi lay-bys, service areas, etc., are to be taken off Telok Ayer Street, as indicated on the Control Plans and set out in Part IV (Condition 4.26).

Car Parking The development on the Land Parcel is to include sufficient car parking Provision spaces to meet the needs of the proposed uses and to comply in full with physical parking requirements, subject to prevailing guidelines issued by LTA. The successful tenderer is required to provide an additional 70 car parking spaces for public use, over and above the minimum provision standards issued by LTA, as set out in Part IV (Condition 4.27).

PARAMETERS PROVISIONS / REQUIREMENTS LTA’s Range-Based Car Parking Standards (RCPS) is not applicable for this development.

All car parking spaces and loading bays are to be located within the basement levels of the development.

Night Lighting The development on the Land Parcel is to include night lighting of the external facades and open space that is appropriate for its prime downtown location and unique setting to express the architectural design and overall building form in compliance with The Night Lighting Master Plan for the Central Business District (CBD), Marina Centre and Marina Bay , and in accordance with the guidelines in URA Circular No: URA/PB/2009/08- CUDG dated 29 Apr 2009. The technical requirements are set out in Part IV (Condition 4.28).

The Lighting Incentive Scheme for Developments in the Central Business District (CBD) and Marina Centre is not applicable to the development.

Road Improvement The development works for the Land Parcel are to include the following Works road improvement works along Cecil Street and Telok Ayer Street, as indicated on the Control Plans and set out in Part IV (Condition 4.30).

a) Reconstruction and partial re-alignment of the existing Telok Ayer Street;

b) Upgrading and improvement of the existing roadside table and planting as well as re-alignment of the existing roadside drain along Cecil Street; and

c) Any other road improvement works, as required by LTA.

Demolition Works The development works for the Land Parcel are to include the demolition of the following existing buildings and facilities located within and adjacent to the Land Parcel, as indicated on the Control Plans and set out in Part IV (Condition 4.31):

a) Former Telok Ayer Performing Arts Centre (182 Cecil Street) and all the annex buildings within Plots A1 & A2; and

b) The existing surface car park and kerbside car and motorcycle parking lots along Telok Ayer Street.

Covered Linkway The successful tenderer is to construct a minimum 7.0m wide covered Connection to Bus linkway connecting the proposed development to the existing bus shelter Shelter along Cecil along Cecil Street, as indicated on the Control Plans and set out in Part IV Street (Condition 4.32).

BCA Green Mark The development on the Land Parcel is to incorporate energy-efficient, Scheme water-efficient and environmentally-friendly design technologies and practices to achieve a Building and Construction Authority (BCA) Green Mark rating of Platinum, as set out in Part V (Condition 5.4).

Design Advisory The development proposal will be reviewed by a Design Advisory Panel Panel (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 VI (Condition 6).

3.3 Summary of Additional Planning & Urban Design Provisions (Non- Mandatory)

3.3.1 A summary of the additional planning and urban design provisions that are encouraged to be incorporated into the development on 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 Public Art The successful tenderer is strongly encouraged to integrate public art works within publicly accessible or publicly visible areas in the design of the development. These installations can be 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 4.29).

PART IV

4 PLANNING AND URBAN DESIGN REQUIREMENTS

4.1 General

4.1.1 The planning 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 and Public Utility Licensees provided in the Developer’s Packet.

4.1.2 The planning and urban design requirements relating to the location, height, size, area or extent of uses, etc., of the development as set out in this Part IV are specified with a view to achieve the planning objectives as outlined 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 are to 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 Development Site

4.2.1 The site at Cecil Street / Telok Ayer Street comprises three parcels:

Plot A1 is the main land parcel zoned for commercial use and has a site area of 5,990.8 sqm. Plot A2 is zoned for Open Space use, and has a site area of 1,612.4 sqm. Plot A3 is the subterranean parcel located below Telok Ayer Street and has a horizontal cross-sectional area of approximately 180.0 sqm.

Land Use and Quantum

4.3 Land Use and Quantum

Commercial Use: Plot A1 and Plot A2 (below-grade area only)

4.3.1 The maximum permissible Gross Floor Area (GFA) for the development is 77,162 sqm and the total GFA to be built is not to be less than 69,446 sqm.

4.3.2 At least 61,730 sqm of the maximum permissible GFA for the development on the Land Parcel is to be for office use. The remaining GFA of 15,432 sqm can be for additional office use or other permitted uses, such as retail, Food & Beverage (F&B) uses, of such types and quantum, as the Competent Authority under the Planning Act may approve.

4.3.3 Residential use is not permitted in the development. The successful tenderer shall not strata-subdivide the development.

4.3.4 All tenderers are advised to carry out their own simulation studies to ascertain the achievable GFA for the proposed development, particularly if any additional GFA allowable under the prevailing Development Control Guidelines is included in the development. Such simulation studies are to take into account all relevant considerations including the technical height constraint and existing ground conditions of the Land Parcel as well as the need to provide basement structures within the proposed development.

4.3.5 Any additional GFA exceeding the maximum permissible GFA for the development on the Land Parcel 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.

Open Space Use: Plot A2 (at-grade area only)

4.3.6 Plot A2 is designated for Open Space use. An additional maximum permissible GFA of 100 sqm can be allowed for a F&B kiosk, subject to the requirements and approval of the Authority. This maximum permissible GFA of 100 sqm is not transferrable to other parts of the development.

Plot A3

4.3.7 Plot A3 demarcates the subterranean space within which the successful tenderer is to construct an underground pedestrian walkway, to connect the proposed development to the existing underground pedestrian network leading to Tanjong Pagar MRT Station and Capital Tower.

4.3.8 The successful tenderer is required to, at his own cost and expense, carry out the cadastral survey of the said underground pedestrian walkway. Titles for Plot A3 will be issued to the successful tenderer for only the areas which correspond with the resulting as-built profile of the underground pedestrian walkway within this subterranean parcel.

4.3.9 Land sub-division for the entire Land Parcel is also not allowed.

4.4 Uses at the Basement, 1st and 2nd Storey Levels

4.4.1 To contribute to the vibrancy of the key public spaces and pedestrian routes, activity-generating uses such as retail, F&B, entertainment, sport and recreation (such as gymnasium and fitness centres etc.) or similar uses are to be provided at the following locations:

a) 1st storey level of the development fronting Cecil Street, Telok Ayer Street and the building setback area; and

b) Underground pedestrian walkway within part of Plots A1 and A2 (along at least one side).

4.4.2 The 2 nd storey pedestrian link is to be designed to front onto Cecil Street, and shall either include window openings within the building facade or activity-generating uses along at least one side.

4.4.3 The detailed location and layout of these activity-generating uses at the basement, 1 st and 2 nd storey levels will be subject to the evaluation and approval of the Authority and the other relevant Competent Authorities.

4.4.4 The GFA for these uses will be computed as part of the maximum permissible GFA for the development, and will be subject to the prevailing Development Control Guidelines by the Competent Authority under the Planning Act.

4.5 Outdoor Refreshment Areas

4.5.1 Outdoor Refreshment Areas (ORA) are allowed within Plot A1, including the building setback area. If proposed, the GFA for the ORA will be computed as part of the maximum permissible GFA for the Land Parcel and will be subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

4.5.2 Where allowed, the ORA are intended to provide an opportunity for outdoor seating that forms a natural extension to a restaurant or café within the 1 st storey of the development. The location and use of the ORA shall not compromise other street activities, circulation requirements and pedestrian or traffic safety.

4.5.3 The detailed design and layout of the ORA will be subject to the approval of the Authority and the relevant Competent Authorities. The type of structures and furniture, screens, lightweight covers / shading devices etc. used, shall enhance the streetscape quality and character of the area and complement other street elements, such as public art, paving, landscaping etc. The materials and finishes of the ORA are to be of good quality and easy to maintain. This is to ensure that these structures appear visually presentable at all times and do not deteriorate over time. The storage of any utensils, refuse or preparation of F&B within these ORA is not permitted.

Building Form / Massing

4.6 Building Form

4.6.1 The overall building form and massing of the development on the Land Parcel are to respond appropriately and relate well to the surrounding context, including the adjacent Telok Ayer Chinese Methodist Church (TACMC), which is a National Monument. Consideration is to be given to how the form and massing of the building as well as the architectural

treatment, address the views to the development from the major approaches into the area, including Anson Road / Maxwell Road and Cecil Street as well as from Telok Ayer Park and Tanjong Pagar Park.

4.6.2 As a key development in the area with prime frontages, the building facades fronting Cecil Street, Telok Ayer Street and the open space are to be treated as the main elevations of the development. All service areas, including the refuse bin centre, Mechanical and Electrical (M&E) equipment, air- conditioning ledges, ventilation shafts, etc., are to be designed to be fully integrated within the building envelope and with the overall architectural design of the facades and are to be visually concealed. The detailed screening requirements are given in Condition 4.14.

4.6.3 The detailed design of the facades and choice of materials shall take into consideration the night lighting scheme for the development, including the need for the light fittings to be fully integrated with the design of the facades.

4.7 Greenery Replacement and Landscaping

4.7.1 The design of the development is to incorporate Landscape Replacement Areas equivalent in area to the site area of the Land Parcel, and provide a distinctive, garden-like environment.

4.7.2 Within these Landscape Replacement Areas, at least 40% of the area is to be used for softscape (permanent planting) and the remaining areas can be used for hardscape, as outlined in the URA Circular No URA/PB/2009/09- CUDG on Guidelines for Landscape Replacement Areas within New Developments in (part) Downtown Core, (part) Straits View, (part) Kallang and (part) Jurong East Planning Areas dated 29 Apr 2009 .

4.8 Building Height

4.8.1 A set of development zones with varying building height controls have been specified for the Land Parcel to guide the design of the development to relate to surrounding context and buildings, as indicated on the Control Plans. These requirements are intended to maintain a sense of openness between the high-rise zone of the development and the adjacent buildings, including the TACMC, and relate the development to the open space.

4.8.2 The development is subject to the following specific building height controls, as indicated on the Control Plans:

High-Rise Zone within Plot A1

a) This part of the development will be subject to a maximum height control of 50 storeys and 250.0m AMSL. The high-rise part of the development is to be set back by 3.0m from the common boundary of the adjacent development (Bangkok Bank Building) and set back at least 15.0m from the TACMC and open space, as indicated on the Control Plans;

b) The 250.0m AMSL technical height control is an absolute building height control and is applicable to all permanent structures and fixtures at the roof level, such as water tanks, M&E equipment, lift motor rooms, TV antennae, building maintenance units, lighting conductors and obstacle lights, etc.;

Low-Rise Zone within Plot A1

c) This part of the development fronting Telok Ayer Street and the adjacent developments (The Clift and Bangkok Bank Building) will be subject to a minimum height of 19.0m (approx. 123.5m Reduced Level (RL)) and a maximum height of 32.5m (approx. 137.0m RL);

d) The development fronting onto the TACMC and the open space shall be set back by at least 15.0m, as indicated on the Control Plans. Within the building setback area, any structure provided shall have a height of about 10.5m (approx. 115.0m RL) to match the height of the lower window sill at the third storey of the eastern facade of TACMC;

Open Space within Plot A2

e) The kiosk or structure within the open space, if provided, shall be subject to a maximum of one storey; and

Others

f) All construction equipment and temporary structures, such as cranes, piling rings, etc., are subject to a maximum height of 280.0m AMSL and are to comply with the requirements of the relevant Competent Authorities.

4.9 Building Platform Level

4.9.1 The level of the covered walkways / linkways within the development is to match the level of the open walkways within the adjacent Road Reserves and be maintained at a constant level as far as possible, and comply with the relevant codes on barrier-free accessibility in buildings. The platform levels of the open space and the building setback area are to match that of the apron area around the TACMC.

4.9.2 Localised changes in levels 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 approval of the Authority and other Competent Authorities.

4.10 Basement Levels and Subterranean Developments

4.10.1 Basement levels and permanent subterranean structures within the Land Parcel are allowed, including beneath the open space (Plot A2) and may extend up to the site boundary for car parking areas, servicing areas and activity-generating uses adjacent to the required underground pedestrian walkway, subject to the technical requirements of the relevant Competent Authorities, including the following requirements:

a) No foundations / basement levels are allowed to be constructed within 3.0m from the common boundary with the TACMC;

b) A minimum 2.5m planting depth shall be provided above all subterranean structures and basement levels within Plot A2 to allow for tree and shrub planting; and

c) All excavation works are to comply with the requirements of the relevant Competent Authorities and Public Utility Licensees.

Streetscape

4.11 Building Edge

4.11.1 The CBD is planned to have a well-defined streetscape that provides a sense of enclosure to the streets with interesting spaces that relate to the public realm. As the Land Parcel includes a long frontage along Cecil Street and Telok Ayer Street, lower floors of the development shall be well- designed to create visual and physical porosity of the internal uses and spaces of the buildings. External facades of the lower floors at the podium level are to be well articulated to create attractive and distinctive streetscape along the pedestrian routes and public open spaces.

4.11.2 The development generally is to be built up to the lines of Road Reserve along Cecil Street and Telok Ayer Street. In particular, the development is required to be built up to a minimum height of 19.0m (approximately 4 storeys) abutting the lines of Road Reserve along Cecil Street and Telok Ayer Street, as indicated on the Control Plans, to provide for a well-defined building edge along these streets. However, up to a maximum of 40% of the length of the built frontages along Cecil Street and Telok Ayer Street may be set back from the site boundary of the Land Parcel to allow for articulation of the building form.

4.12 Building Setback and Visual Porosity

4.12.1 The part of the development fronting onto the TACMC and the open space is to be set back by at least 15.0m, as indicated on the Control Plans.

4.12.2 The building setback area can be open to sky or covered in whole or in part. Where covered (e.g. with a canopy), the maximum height of any structure is

to be about 10.5m (or approx. 115.0m RL) to match the height of lower window sill at the third storey of the eastern facade of TACMC. Where a canopy structure is provided, an area with minimum width of 5.0m can be set aside as a pedestrian walkway to meet the requirements for a covered walkway as set out in Condition 4.22.

4.12.3 Beyond the minimum 5.0m wide covered pedestrian walkway, ORA can be allowed. These ORA will be computed as part of the maximum permissible GFA for the development, subject to the prevailing Development Control Guidelines by the Competent Authority under the Planning Act. The design of any canopy structure is to be fully integrated with the overall architectural treatment and building form of the development as well as the design of the open space.

4.12.4 The lower floors of the development and any structures within the building setback area are to be designed to provide a high degree of visual and physical porosity to the internal uses and spaces within the building.

4.12.5 The building setback area shall be designed as an attractive and inviting public space, serving as a seamless extension to the open space at Plot A2.

4.13 Common Boundaries / Party Walls

4.13.1 The development shall be built up to the common boundary between the Land Parcel and the adjacent developments (The Clift and Bangkok Bank Building). The party wall is to be of minimum height of 19.0m (approx. 123.5m RL) and maximum height of 32.5m (approx. 137.0m RL) to match the height of the adjacent podium of The Clift. No openings are allowed along the party walls.

4.13.2 Beyond the height of the party wall, the development is to be set back by a minimum of 3.0m from the common boundary with the said adjacent developments, as indicated on the Control Plans.

4.14 Roofscape and Screening

4.14.1 Given the visually prominent location of the Land Parcel and the visibility of the development from the surrounding high-rise developments, the roof areas of both the high-rise and low-rise parts of the development are to be considered as the “fifth” elevation and designed to be fully integrated as part of the overall building form, massing and architectural treatment. The roof of the upper part of the development is to be designed as either a distinctive crown to contribute to the skyline profile of the area or landscaped as a roof garden.

4.14.2 To ensure that the roof areas are well-designed and attractive when viewed from the surrounding developments, all service areas, car parking areas, M&E equipment, water tanks, etc., are to be fully located and integrated within the overall building envelope and visually concealed from the top and

all sides. The detailed visual screening of these areas will be subject to evaluation and approval by the Authority.

Screening Requirements

4.14.3 The performance requirements for the visual screening of all service areas and M&E equipment, roof-top services etc., are as follows:

a) To be screened from the top and on all sides;

b) The spacing between any trellis or louvred screening elements is to be equal to, or less than their depth;

c) The screening 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 ratio (i.e. percentage of void-to-solid) equal to, or less than 25%. The width / diameter of the openings shall not exceed 30mm.

Open Space (Plot A2)

4.15 Treatment of Open Space

4.15.1 The open space within Plot A2 forms part of the open space network within the CBD and Tanjong Pagar to provide a variety of amenities for those living and working in the areas. The overall design and landscaped treatment of the open space is to take into consideration the development on Plot A1 and the relationship to the adjacent greenery and open spaces of Tanjong Pagar Park, Telok Ayer Park and Plaza space in front of Capital Tower as well as the TACMC.

4.15.2 Through sensitive design, appropriate programming and provision of quality amenities, the open space at Plot A2 is envisioned to be easily accessible and provide comfortable public spaces with unique urban identity and historic linkage to the adjacent monument. Given the civic importance of the space, the detailed design, technical details, specification and finishes of the landscaping, planting, paving materials, lighting and amenities for the open space shall be of appropriate quality, and shall be subject to the technical requirements and approval of the Authority and the relevant Competent Authorities at the Development Application submission stage.

4.16 F&B Kiosk

4.16.1 A zone has been set aside within the open space in Plot A2, as indicated on the Control Plans, for the provision of an F&B kiosk to enhance vibrancy of the area and streetscape.

4.16.2 Where proposed, the kiosk is intended to be a single-storey structure that is designed to be well-integrated with the landscape design and treatment of the open space. The kiosk is intended as an independent facility and shall be used for F&B. Entertainment, sport and recreation uses are not allowed to prevent disamenity to the surrounding users of the adjacent developments. The approved use at Plot A2 is not allowed to be changed without prior grant of permission by the Competent Authority.

4.16.3 The at-grade space within the kiosk is to be set aside for serving and seating use. All service and kitchen areas including loading and unloading, food preparation and washing area, refuse collection, storage are to be located within the basement servicing areas of the development only. The successful tenderer is to ensure that all M&E services are to be fully integrated within envelope of the kiosk structure and visually screened. Any F&B uses allowed on Plot A2 will be on Temporary Permission (TP) basis until such time as so determined by the Authority.

4.16.4 The GFA for the basement service areas will be computed as part of the maximum permissible GFA (i.e. 77,162 sqm) for the development, subject to the prevailing Development Control Guidelines by the Competent Authority under the Planning Act.

Materials and Finishes

4.16.5 The design treatment of the kiosk, including the type of furniture, structures, screens, lightweight covers / shading devices, etc., is to enhance the character of the open space and complement other elements, such as paving, landscaping, public art, etc., within the space. The proposed materials and finishes are to be of good quality and easy to maintain. This is to ensure that such structures appear presentable at all times and do not deteriorate over time. The detailed design treatment of the kiosk will be subject to the evaluation and approval of the Authority and the relevant Competent Authorities.

4.17 Programming

4.17.1 The successful tenderer is strongly encouraged to consider appropriate programming to enhance the vibrancy of the open space during the day and evening. The open space shall be designed with necessary infrastructure to support the staging of temporary public events and activities.

4.18 Landscaping

4.18.1 Greenery is essential to provide shade within the open space. A minimum of 40% of the total area of Plot A2 shall be softscape with lush tree planting. Consideration is to be given to the girth, height, crown, colour, texture, shade and fragrance of the tree and planting within the softscape area of Plot A2 to ensure attractive landscaping.

4.18.2 The successful tenderer is strongly encouraged to provide water-sensitive design features within the open space for stormwater management and to promote biodiversity.

4.19 Accessibility

4.19.1 As the open space is located immediately adjacent to the TACMC, special consideration is to be given to ensure that views towards the TACMC are considered part of the overall design treatment of the open space. No permanent structures are to be located within 6.0m from the common boundary to the east of the TACMC. This part of the open space is to be kept open and unobstructed to facilitate fire-evacuation from the adjacent TACMC during an emergency.

4.19.2 To enhance its accessibility to the public, the open space is to be designed to be seamlessly extended from the open walkways, covered walkways and linkways. Any level changes within the open space are to be gradual and kept minimal. The interface between the development and the open space is to be visually and physically porous. In addition, the platform level of the open space adjacent to the TACMC shall match that of the existing platform level of the apron area around the TACMC, to ensure that the open space relates well to the surrounding developments.

4.20 Amenities

Park Furniture

4.20.1 Shading and comfort shall be key design consideration for the open space to enhance the experience of park users. Shaded seating areas are to be integrated as part of the landscape area. As a guide, a minimum of 2 types of seating are to be provided. These can be in the form of fixed or movable chairs, benches, steps, low walls, planter boxes ledges, etc. Where possible, backrests are to be provided for such seats. Design consideration is to be given to the placement and location of seating, so as to provide a variety of social space within the open space.

Night Lighting

4.20.2 Night lighting design of the open space is to take into consideration the activities and use of the space during the night. The lighting design shall be well-integrated with other features, such as public art works, water features, seating, etc. within the open space to enhance the ambience of the open space. The successful tenderer is also encouraged to use lighting systems with energy-saving and renewable energy features.

Signage

4.20.3 The successful tenderer is to include and integrate clear and well-designed signage to provide directional references to public transportation nodes, public toilets, access points and drop-offs of the development.

Art Work / Water Features

4.20.4 The successful tenderer is strongly encouraged to enhance the attractiveness of the open space through integration of public art works / water features. These shall be located within publicly-accessible and publicly-visible areas, such as entrances or major gathering area, etc. These art works / water features are to be well integrated with the open space in terms of colour and materials used.

4.20.5 The detailed design and technical details of the above proposed amenities shall be subject to the requirements and approval of the Authority and the relevant Competent Authorities, at the formal submission stage.

Pedestrian Network

4.21 Underground Pedestrian Walkway to Tanjong Pagar MRT Station

4.21.1 The Land Parcel is located within close proximity to the existing Tanjong Pagar MRT Station and is planned to be seamlessly connected to the transit system via a comprehensive Underground Pedestrian Network (UPN). The existing entrance / exit structure to the UPN beneath Maxwell Road leading to the Station is located at the junction of Maxwell Road / Telok Ayer Street. An approximately 6.0m wide knock-out panel has been provided along the existing UPN, as indicated on the Control Plans, to allow for direct and seamless connection to the development on the Land Parcel. The development is therefore required to be designed to include:

a) A minimum 6.0m or 7.0m wide underground pedestrian walkway at Basement level 1 / level 2 within Plots A1 and A2 and a minimum 6.0m wide underground pedestrian walkway below Telok Ayer Street (Plot A3) and below the adjacent Telok Ayer Park to connect to the existing UPN of the Tanjong Pagar MRT Station via the knock-out panel within the existing underground walkway; and

b) A new entrance / exit point from the UPN within the building envelope of the development (Plot A1) to allow for seamless and convenient connection to the pedestrian areas at the 1 st and 2 nd storeys, as indicated on the Control Plans.

Minimum Width and Ceiling Height

4.21.2 The underground pedestrian walkways are to be a minimum of 6.0m wide if activity-generating uses are provided on one side of the walkway and a minimum of 7.0m wide if activity-generating uses are located on both sides of the walkway. A minimum 4.0m clear internal floor-to-ceiling height is to be maintained along the pedestrian walkways throughout all the pedestrian areas. A waiver of the minimum internal ceiling heights and clear widths may be considered only where the site conditions or other technical

requirements do not allow for the required height or width to be provided, subject to the requirements of the Authority and the relevant Competent Authorities.

4.21.3 The successful tenderer is to, at his own cost and expense, liaise with and make all necessary arrangements with LTA and the rail operator on the demolition of the knock-out panel within the existing UPN for the extension of the underground pedestrian walkway leading to the Station. Provisions for all associated fire-evacuation and smoke and mechanical ventilation requirements for the part of the underground pedestrian walkway below Telok Ayer Park are to be designed to be independent from the rest of the underground pedestrian network within Plots A1, A2 and A3. The successful tenderer is to, at his own cost and expense, work with LTA and the rail operator to tap off / make the necessary improvements to the existing M&E services, including mechanical ventilation, electrical supply, fire escape, etc, at the existing entrance / exit structure fronting Cecil Street or from the existing MRT Station, to service the part of the underground pedestrian walkway below Telok Ayer Park.

4.21.4 As a guide, wherever possible, the underground pedestrian walkways are to be maintained at a constant platform level through the entire length, and are to comply with the relevant codes on barrier-free accessibility in buildings. Any changes in levels are to be kept to a minimum and are to be accommodated with ramps or two-way escalator and lifts, subject to the requirements of the Authority and relevant Competent Authorities.

4.21.5 The entrance / exit point to be provided within the development (Plot A1) is to connect between the Basement levels, 1 st storey and the 2 nd storey level and is to include a lift, two-way escalators and staircase. This is to allow for seamless pedestrian movement from the UPN at Basement level, the at- grade pedestrian network at the 1 st storey level and the above-grade pedestrian network at the 2 nd storey level. The successful tenderer shall be responsible for providing additional vertical circulation points to the UPN, as required by the relevant Competent Authorities, in relation to fire-evacuation and smoke ventilation requirements and any other statutory requirements.

4.21.6 The underground pedestrian walkways within Plots A1, A2 and A3, including the associated vertical circulation points, are to be maintained by the successful tenderer, at their own cost and expense. The part of the underground pedestrian walkway and all other associated structures below Telok Ayer Park are located within the adjacent State land and are to be handed over to the relevant Competent Authority upon completion. The successful tenderer is to liaise with the relevant Competent Authority on the requirements for maintenance and operation of the underground pedestrian walkway in the interim, until such time when the adjacent State land parcel is redeveloped in the longer term.

4.21.7 The underground pedestrian walkways, including the associated vertical circulation points within Plots A1, A2 and A3, are to be kept open for public use during the operating hours of the RTS, 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 are allowed to be erected within these areas.

4.21.8 The underground pedestrian walkway, to be provided within the development up to the required minimum widths, and the dedicated vertical circulation points and any associated fire-escape staircases, are to serve as dedicated public pedestrian links as part of the overall pedestrian network for the area, and may be excluded from computation as part of the maximum permissible GFA for the Land Parcel, subject to the prevailing Development Control Guidelines on the exemption of GFA issued by the Competent Authority under the Planning Act. Internal circulation spaces within the development which are deemed not to form part of the required pedestrian network will not qualify for GFA exemption.

Connections to Future Developments

4.21.9 The western wall of the entire stretch of the underground pedestrian walkway below Telok Ayer Park, shall be made up of “knock-out” panels, as indicated on the Control Plans, subject to the requirements of the Authority and the relevant Competent Authorities. This is to allow for future integration and extension of the pedestrian walkway with the basement levels of the future development on the adjacent State Land Parcel.

4.21.10 The external walls or structural columns of the underground pedestrian walkway where the knock-out panels are located, shall be designed with sufficient loading provision to accommodate future underground connections. Provisions for future structural connections in the form of couplers are to be provided. The walls are to be designed to resist both flotation as well as vertical loading of the future underground connection.

4.22 At-Grade Pedestrian Network

4.22.1 The CBD is planned as a pedestrian-friendly district with a comprehensive network of at-grade covered walkways / linkways. This provides a network of convenient, comfortable and seamless routes between buildings, transport facilities and key open spaces and attractions for pedestrians and commuters. As part of the planned at-grade pedestrian network within the area, the development is to be designed to include covered walkways / linkways at the 1 st storey level fronting Cecil Street, Telok Ayer Street and the open space, as indicated on the Control Plans.

4.22.2 The location and required minimum widths and heights of the covered walkways / linkways are as follows:

a) Minimum overall 3.6m wide (and 3.0m clear) covered walkways / linkways with a maximum soffit height of 3.6m at the 1 st storey level of the development within Plot A1, fronting onto Cecil Street and Telok Ayer Street, as indicated on the Control Plans. Where colonnades are

provided, the internal clear width of the pedestrian walkways between the columns / structural elements and the shopfront / wall of the development at the 1 st storey are to be minimum 3.0m clear;

b) A minimum of 5.0m wide (and 4.4m clear) covered walkway with a maximum soffit height of 3.6m at the 1 st storey level fronting onto the building setback area; and

c) A minimum 3.6m wide (and 3.0m clear) covered linkway within the building setback area to connect from the proposed development to the covered walkway of the TACMC.

4.22.3 Higher soffit heights for the covered walkways / linkways can be considered, subject to the approval of the Authority and with the provision of drop-down panels or with the increased width of the covered walkways / linkways to match the higher height, to ensure adequate weather protection for pedestrians during inclement weather. Higher soffit heights can be allowed at the location of vehicular access points to comply with the LTA’s minimum clearance requirements for vehicular access.

4.22.4 The detailed alignments of the covered walkways / linkways, as indicated on the Control Plans, are indicative only. They are required to connect between the identified key pedestrian routes and public spaces. The Authority and the relevant Competent Authorities will review the extent and alignment of the covered walkways / linkways at the Development Application submission stage, in relation to the detailed design of the development.

Other Requirements

4.22.5 Wherever possible, the platform levels of the covered walkways / linkways are to match the platform levels of the covered walkways within the adjacent developments (The Clift and Bangkok Bank Building), the TACMC, the open walkways within the adjacent roadside tables along Cecil Street and Telok Ayer Street, as well as the platform level of the open space.

4.22.6 The platform levels of the covered walkways / linkways are to be maintained at a constant level, as far as possible. 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 all other relevant Competent Authorities. The walkways are to comply with the relevant codes on barrier-free accessibility and universal design.

4.22.7 The covered walkways / linkways are to be kept open and unobstructed for public use at all times. The prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act regarding the exemption of GFA for covered walkways and pedestrian links at the 1 st storey, will apply.

4.22.8 The covered walkways / linkways, up to the required minimum widths, to be provided within the development are to serve as dedicated public pedestrian links as part of the overall pedestrian network for the area and may be excluded from computation as part of the maximum permissible GFA for the Land Parcel, subject to the prevailing Development Control Guidelines on the exemption of GFA issued by the Competent Authority under the Planning Act. Internal circulation spaces within the development which are deemed not to form part of the required pedestrian network will not qualify for GFA exemption.

4.23 Above-Grade Pedestrian Network (2 nd Storey)

4.23.1 A minimum 4.0m wide pedestrian walkway is to be provided at the 2 nd storey within the development on Plot A1 fronting Cecil Street and linking to the adjacent Bangkok Bank Building, as indicated on the Control Plans. This is part of the planned 2 nd storey pedestrian network linking to the existing / future development within the CBD and Marina Bay area.

4.23.2 The 2 nd storey pedestrian link is to connect to the vertical circulation point of the covered walkways / linkways at the 1 st storey of the development as well as the underground pedestrian walkway at basement level, as indicated on the Control Plans. The location of the 2nd storey pedestrian link is indicative only and may be varied in relation to the specific building layout and pedestrian routes within the development.

4.23.3 The 2 nd storey pedestrian link is to be attractively designed for pedestrians’ use and is to be designed to front onto Cecil Street with either window openings within the building facade or activity-generating uses along at least one side of the link. The successful tenderer is encouraged to locate the access points to the internal vertical circulation areas serving the development, off the 2 nd storey pedestrian link.

4.23.4 The 2 nd storey pedestrian link is to be kept open and unobstructed for public use during the operating hours of the development.

4.23.5 The 2 nd storey pedestrian link - up to the required minimum width, is to serve as a dedicated public pedestrian link as part of the overall pedestrian network for the area. It may be excluded from computation as part of the maximum permissible GFA for the Land Parcel, subject to the prevailing Development Control Guidelines on the exemption of GFA issued by the Competent Authority under the Planning Act. Internal circulation spaces within the development which are deemed not to form part of the required pedestrian network will not qualify for GFA exemption.

Connections to Future Developments

4.23.6 A minimum 4.0m wide ‘knock-out’ panel is to be provided at the 2 nd storey, as indicated on the Control Plans. This is to allow for future connection to the adjacent Bangkok Bank Building.

4.23.7 The development shall be designed to allow for future connection to the 2 nd storey pedestrian link at any time, at the locations indicated on the Control Plans. In relation to this, the successful tenderer is to grant the necessary access and ‘rights of way’, without any hindrance or obstruction, and without the payment of any fee or charge whatsoever, to the owner of the adjacent development and be responsible for liaising with them, whenever necessary.

4.23.8 The location and alignment of the 2 nd storey pedestrian link, as indicated on the Control Plans, is indicative only. The location, datum level, detailed design, technical details and quality of materials for the 2 nd storey pedestrian link, vertical circulation point(s) and knock-out panels are subject to the requirements and approval of the Authority and other relevant Competent Authorities at the Development Application (DA) submission Stage.

4.24 Completion Timeframe

4.24.1 The pedestrian network at the basement, 1 st and 2 nd storeys forms part of the development and is to be completed prior to, or at the same time, as when the TOP for the development is obtained.

Servicing and Vehicular Access

4.25 Servicing Access

4.25.1 Sufficient service areas, including the refuse bin centre, electrical substation, loading / unloading bays, holding bays, etc., are to be provided within the Land Parcel to meet the needs of the proposed uses.

4.25.2 To create attractive and active street frontages, all service areas for the development, including the refuse bin centre, loading / unloading bays, holding bays, etc., are to be located at the basement levels of the development. The electrical substation is allowed to be located at-grade but shall not front onto the building setback area. This is to free up the full extent of these frontages for activity-generating uses that relate to the street and open spaces. All service areas and structures are to be fully integrated within the overall building form and architectural treatment of the development and visually concealed, subject to approval of the Authority and the relevant Competent Authorities, at the DA submission stage.

4.25.3 All service areas and service access will be subject to the requirements and approval of the Authority, LTA and the relevant Competent Authorities, at the detailed DA submission stage.

4.26 Vehicular Access

4.26.1 All vehicular ingress / egress to the development for servicing, car parking areas, passenger drop-off / pick-up points and taxi lay-bys, service areas, etc., are to be taken off Telok Ayer Street. The proposed access point shall

be located a minimum of 15.0m away from the adjacent development (The Clift), as indicated on the Control Plans.

4.26.2 No vehicular access, passenger drop-off / pick-up points or taxi lay-bys are allowed off Cecil Street. This is to ensure unimpeded pedestrian movement along Cecil Street.

4.26.3 All vehicular ingress / egress to the car parks, service areas, passenger drop-off / pick-up points and taxi lay-bys, etc., including the ramps to the car parking facilities, service areas, and all associated structures and fixtures, are to be fully located within the boundary of the Land Parcel and fully integrated within the overall building form and architectural treatment of the development. In addition, they shall be visually concealed along the frontages towards the open space and the TACMC, and well-screened from views on all sides and from the top, subject to the approval of LTA, the Authority and the relevant Competent Authorities, at the DA submission stage.

4.26.4 The successful tenderer is required to carry out a Traffic Impact Assessment (TIA) for the development. The TIA is to show the proposed vehicular access points as well as the impact of this proposal on the surrounding road network.

4.27 Car Parking Provision

4.27.1 The development is to include sufficient car parking spaces to meet the needs of the proposed uses to comply in full with physical parking requirements, subject to prevailing guidelines and provision standards issued by LTA.

4.27.2 The successful tenderer is required to provide additional 70 car parking spaces for public use, over and above the minimum provision standard issued by LTA. These additional public car parking spaces are to serve the adjacent developments within the vicinity and are to be located within the development and designed such that they are convenient for members of the public to access and use. These additional public car parking spaces will be excluded from computation as part of the maximum permissible GFA of the development. These public car parking spaces are not to be converted to other uses without prior permission from the Authority and the other relevant Competent Authorities. LTA’s Range-based Car Parking Standards (RCPS) is not applicable for this development.

4.27.3 The car parking spaces are to be located within the basement levels of the development. This is to ensure that attractive and active frontages are provided along the key streets, open space and the TACMC.

Night Lighting

4.28 Night Lighting

4.28.1 The night lighting of buildings forms an important part of the unique image of the City at night. Attractive night lighting can add visual interest to buildings, enhance the experience of the pedestrian environment at night and help to provide a sense of orientation to pedestrians and drivers. Given its highly prominent location within the CBD area, the development is to include a well-designed and attractive night lighting scheme that is appropriate for the prime downtown location and the unique setting of the Land Parcel. This includes night lighting of the overall building form and crown, facades, key architectural elements, public areas at street level and landscaped areas to contribute to the public realm and a distinctive and memorable skyline image of the city at night. The night lighting of the development is to comply with The Night Lighting Master Plan for the Central Business District (CBD), Marina Centre and Marina Bay . More details are set out in the URA Circular No: URA/PB/2009/08-CUDG dated 29 April 2009.

4.28.2 The performance requirements for the night lighting are as follows:

a) To complement the architectural design of the building and to include lighting to the building crown, facades, roof areas, sky gardens, podium levels and public spaces at the 1st storey, including the covered walkways / linkways;

b) To be safe, durable and energy efficient;

c) To include fittings and fixtures that are fully integrated into the overall architectural design and detailing of the building facades and landscaping of the open spaces; and

d) To comply with the night lighting requirements as described in the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

4.28.3 The overall concept and detailed specifications for the night lighting are to comply with the requirements of the Authority, and will be subject to the evaluation and approval of the Authority and other relevant Competent Authorities.

4.28.4 The cash grant night lighting incentive under URA Circular No: URA/PB/2009/05-CUDG Revision To The Lighting Incentive Scheme for Developments in the Central Business District (CBD) and Marina Centre issued by the Competent Authority under the Planning Act is not applicable to the development.

Public Art

4.29 Public Art

4.29.1 The successful tenderer is strongly encouraged to integrate public art works as permanent installations as part of the design of the development. These art works are to be considered as part of the overall design and architectural treatment of the building and can be free-standing sculptures or art works integrated into the building facade or as part of a building element. They are encouraged to be located either within a publicly accessible area of the development or within an area that is publicly visible from the adjacent streets.

Other Required Works

4.30 Road Improvement Works

4.30.1 The successful tenderer is to undertake the construction / improvement of the following roads, including the roadside tables, carriageways, roadside drain and roadside planting within the lines of Road Reserves (along Cecil Street and Telok Ayer Street), as indicated on the Control Plans, as part of the development works for the development:

a) Reconstruction and partial re-alignment of the existing Telok Ayer Street;

b) Upgrading and improvement of the existing roadside table and planting along Cecil Street, as well as re-alignment of existing roadside drain along Cecil Street; and

c) Any other road improvement works, as required by LTA.

4.30.2 The overall design of the road works is to comply with the following specifications:

Platform Levels

4.30.3 The levels of the open walkways are to match the levels of the covered walkways / linkways within the development and be maintained at a constant level as far as possible. Localised changes in levels 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 approval of the Authority and other Competent Authorities.

Paving

4.30.4 The open walkways are to be paved to match the adjacent covered walkways within the development. The design, materials and finishes of the

open walkways are to be of high quality, good durability and easy maintenance. As a guide, the base paving material is to be 600mm x 600mm flamed finish heavy duty granite tiles for the main pedestrian areas to match with the public areas of the other developments within the CBD area, to achieve a consistent and distinctive district character for the area. The granite tiles are to be predominantly grey-green in colour.

4.30.5 As a guide, the paving materials must be able to withstand heavy pedestrian traffic and fire engine access, and have abrasive hardness suitable for outdoor use. The surface of the granite shall be resistant to discoloration and staining due to atmospheric conditions, other than normal weathering. The paving materials can be intermixed with other materials of similar high quality, subject to the evaluation and approval of the Authority and all other Competent Authorities.

4.30.6 Accent tiles within the tiling pattern can be considered. The tiling layout and paving pattern are to be laid perpendicular to the road carriageway. The tiling layout and paving pattern are to be designed to demarcate the lines of Road Reserve and are to match the tiling layout and paving pattern of the covered walkways within the development. The overall tiling layout, paving pattern, design, material specifications and samples of any additional paving materials and accent tiles are subject to the evaluation and approval of the Authority and other Competent Authorities.

Roadside Drain

4.30.7 The successful tenderer is required to re-align the existing roadside drain along Cecil Street and Telok Ayer Street to be fully located within the Road Reserve. The relocation and detailed works are to comply with the requirements of the Authority and other Competent Authorities.

Tree and Shrub Planting Specifications

4.30.8 Along Cecil Street, the tree and shrub planting within the planting verge along the roadside table adjacent to the Land Parcel is to be Gnetum gnenom at 6.0m (c/c) spacing with Pandanus pygmaeus for ground cover. For information, the Gnetum gnenom is a columnar tree that can grow to 10.0m in height with a narrowly conical crown spread of between 2.0m – 3.0m in width when mature.

4.30.9 Along Telok Ayer Street, the tree and shrub planting within the planting verge along the roadside table adjacent to the Land Parcel is to be Dyera costulata at 6.0 m (c/c) spacing with Complaya tribolata for ground cover. For information, the Dyera costulata is a broadly columnar tree that can grow to 15.0m in height with a tiered and conical crown spread of between 4.0m – 6.0m in width when mature.

4.30.10 The detailed tree and shrub planting requirements including the species, size, spacing, aeration and irrigation system provisions and maintenance access, are subject to the technical requirements and approval of the

Authority, NParks and other relevant Competent Authorities. Generally, for roadside trees and shrub planting, a big sapling of instant trees of minimum 3.0m overall height and minimum 0.2m girth are to be handed over to NParks for ownership and maintenance on behalf of the State.

4.30.11 The specifications for the construction of the road improvement works, tree and shrub planting and realignment of roadside drain will be subject to final confirmation by the Authority, LTA, NParks, Public Utilities Board (PUB) and other relevant Competent Authorities. Any variation from the above specifications will be subject to the evaluation and approval by the Authority and other relevant Competent Authorities.

4.30.12 The overall tiling layout, paving pattern, design, material specifications and samples of any additional paving materials, accent tiles, water features, public art, sculptures and other street furniture and lighting shall be subject to the approval of the Authority and the relevant Competent Authorities. The detailed design and construction of these works are to comply with the requirements of the Authority, LTA, NParks, PUB and the relevant Competent Authorities.

Completion Timeframe

4.30.13 The successful tenderer is required to complete the road improvement works prior to, or at the same time as when the TOP for the development on the Land Parcel is obtained.

4.30.14 The said road improvement works will be deemed to be completed upon the issuance of Certificate of Statutory Completion (CSC) for the required works by LTA.

Other Requirements

4.30.15 No fire engine hardstandings are allowed to encroach into the proposed roadside planting verges. The overall design of the open walkways, tree and shrub planting requirements, including the species, size, spacing, aeration and irrigation system provisions, maintenance access specifications, lighting, materials and street furniture, are subject to the evaluation and approval of the Authority and other relevant Competent Authorities at the DA submission stage. The detailed design and construction of these works are to comply with the technical requirements and specifications of the Authority and other relevant Competent Authorities.

4.30.16 The successful tenderer is to obtain a TOL from relevant Competent Authorities to enter into, or for the use of State Land to undertake construction and maintenance of the above road improvement works. The TOL will be granted on such terms and charges and fees as may be determined by the relevant Competent Authorities.

4.30.17 The successful tenderer is to maintain all completed road improvement works as part of the development at his own cost and expense, and to the

satisfaction of the Authority and the relevant Competent Authorities during the defects liability period, until such time when they are handed over to LTA for ownership and maintenance.

4.31 Demolition Works

4.31.1 The successful tenderer is to at his own cost and expense, undertake the demolition of the following buildings and facilities located within and adjacent to the Land Parcel, as indicated on the Control Plans, as part of the development works for the Land Parcel:

a) Former Telok Ayer Performing Arts Centre (182 Cecil Street) and all the annex buildings within Plots A1 and A2; and

b) The existing surface car park and kerbside car and motorcycle parking lots along Telok Ayer Street.

4.31.2 The successful tenderer is to ensure that the buildings within the vicinity of the works are not damaged in any way or affected by the demolition works at all times.

4.31.3 The use of State Land outside the Land Parcel as a construction worksite or for storage of materials, etc., to facilitate the development works for the Land Parcel will not be supported. The timing and phasing of the demolition works (182 Cecil Street / surface car park / kerbside car and motorcycle parking lots) will be subject to review and approval by SLA, LTA and the Authority. During the construction period, the successful tenderer is to liaise with LTA and URA on the relocation and retention of the existing roadside parking spaces along Telok Ayer Street to serve the surrounding developments, until the proposed development on the Land Parcel is completed and operational.

4.32 Covered Linkway Connection to Bus Shelter along Cecil Street

4.32.1 The successful tenderer is to liaise with the Authority, LTA and SLA on the design of the covered linkway connection to the existing bus shelter along Cecil Street.

4.32.2 The successful tenderer is to construct a minimum 7.0m wide covered linkway to connect the proposed development to the existing bus shelter along Cecil Street. As the distance between the bus shelter and the development on the Land Parcel is quite close, the linkway can be designed as an extension of the covered walkway at the 1 st storey (i.e. as a cantilever structure or supported via cables from the main building facade) so as to minimise obstruction to pedestrians and commuters. The linkway is to be structurally independent such that it may be removed without affecting the development, and comply with the requirements of LTA and the other relevant Competent Authorities.

4.32.3 The successful tenderer is to obtain a TOL for the construction and maintenance of the covered linkway. The TOL may be granted on such terms and conditions, and will be subject to the payment of such charges and fees, as SLA or the relevant Competent Authorities may determine.

Development Control Guidelines

4.33 Development Control Guidelines

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

PART V

5 OTHER REQUIREMENTS

5.1 Site Works

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

5.1.2 All construction works are to be hoarded up and visually screened. The hoarding is to include a minimum 2.4m wide temporary covered walkway and is to be illuminated by safety lighting at night, subject to the requirements and approval of the relevant Competent Authorities.

5.1.3 Appropriate measures are to be adopted to minimise any disamenity to the users of the surrounding developments, during the construction of the development on the Land Parcel.

5.1.4 Pedestrian access along all adjacent roadside tables around the Land Parcel is to be maintained by the successful tenderer at all times, subject to the requirements of the Authority and LTA.

5.2 Access into State Land

5.2.1 The successful tenderer is required to obtain a Temporary Occupation Licence (TOL) from SLA or the relevant Competent Authorities for entry into, and the use of State Land for any works in relation to the proposed 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 SLA or the relevant Competent Authorities may determine.

5.3 Construction Quality Assessment System

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

5.3.2 The successful tenderer is to comply with all requirements, procedures, directions and requests of BCA and pay all fees, charges and other amounts to BCA for, and in relation to, the assessment of 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 the assessment under CONQUAS.

5.4 BCA Green Mark Scheme

5.4.1 The design of the development is to incorporate energy-efficient, water- efficient and environmentally-friendly design technologies and practices and is to achieve a minimum BCA Green Mark Rating of Platinum.

5.4.2 The successful tenderer is required to apply to BCA for assessment of the development's environmental features and performance under the BCA Green Mark Scheme. In the application under 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 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.

PART VI

6 DESIGN ADVISORY PANEL

6.1 General

6.1.1 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 DA submission process.

6.1.2 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.

6.2 DAP Evaluation Process

6.2.1 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, placement of uses, landscaping, as well as the conceptual proposal in relation to the environmentally-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 the 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 3D digital model in any of the format as stated below are required to be submitted to show the proposed development in relation to the adjacent sites and surrounding context. The files for the 3D digital model should be in any of the following formats: .max, .3ds, .skp, .dwg, .dxf, .fbx, or BIM format.

Stage 2

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

36 d) As part of the WP submission, 1:50 scale elevations and sections, a 1:200 scale architectural model and a 3D digital model (if necessary), as well as material samples of the facade and roof materials are required to be submitted to show the architectural design of the development.

SALE OF SITE FOR COMMERCIAL DEVELOPMENT LAND PARCEL AT CECIL STREET / TELOK AYER STREET

CONDITIONS AND REQUIREMENTS OF RELEVANT COMPETENT AUTHORITIES AND PUBLIC UTILITY LICENSEES (FOR INFORMATION OF TENDERERS)

CONTENTS PAGE

1.0 DEFINITION 39

2.0 GENERAL CONDITIONS AND REQUIREMENTS 39 - 41

3.0 PUBLIC UTILITIES BOARD (PUB) 41 - 46 [ A ] DRAINAGE [ B ] SEWERAGE [ C ] WATER 4.0 ELECTRICITY 46

5.0 TELECOMMUNICATIONS 47

6.0 GAS 47

7.0 LAND TRANSPORT AUTHORITY (LTA) 48

8.0 NATIONAL PARKS BOARD (NParks) 48 - 50

9.0 NATIONAL ENVIRONMENT AGENCY (NEA) 50

10.0 SINGAPORE CIVIL DEFENCE FORCE (SCDF) 50 - 51

11.0 OTHER INFORMATION 51

APPENDIX A 52 - 57

ANNEX A 58

ANNEX A - 1 59

ANNEX A - 2 60

38 SALE OF SITE FOR COMMERCIAL DEVELOPMENT LAND PARCEL AT CECIL STREET / TELOK AYER STREET

CONDITIONS AND REQUIREMENTS OF RELEVANT COMPETENT AUTHORITIES AND PUBLIC UTILITY LICENSEES (FOR INFORMATION OF TENDERERS)

1.0 DEFINITION

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 Cecil Street / Telok Ayer Street(“the Land Parcel”). The lease of the Land Parcel is subject to the Technical Conditions of Tender and the Conditions of Tender for the Land Parcel contained in the Developer's Packet. Where the context so admits, the expression "the Authority" herein shall include the Government.

2.0 GENERAL CONDITIONS AND REQUIREMENTS

2.1 The successful tenderer for the Land Parcel is required under the said Conditions of Tender to ascertain the exact and detailed conditions and requirements of all relevant Competent Authorities and Public Utility Licensees in respect of the proposed development thereon and shall at his own cost and expense observe and comply with the same.

2.2 Without affecting the generality of paragraph 2.1 above and without prejudice to the obligations of the successful tenderer as set out therein, the contents herein are provided for the information of the tenderers only. Whilst every care and attention has been taken in the compilation and preparation hereof, the Authority does not warrant that the contents herein represent all the conditions and requirements of the relevant Competent Authorities and Public Utility Licensees in respect of the proposed development on the Land Parcel or that they are free from errors or omissions whatsoever. The contents herein are subject to changes by the relevant Competent Authorities and Public Utility Licensees concerned.

2.3 A summary of the initial services requirements of the relevant Competent Authorities and Public Utility Licensees is set out herein. It serves only as an indication of the possible work involved with regards to services, and is by no means exhaustive or final.

39 2.4 The successful tenderer shall ensure that the following requirements are complied with:-

2.4.1 to consult and liaise directly with the relevant Competent Authorities and Public Utility Licensees regarding the actual locations of all service mains within the Land Parcel and on the requirements and conditions for services diversion, if any, and provision prior to the commencement of site work. All necessary precautions shall be taken by the successful tenderer to safeguard the service mains before they are diverted.

2.4.2 to engage his own licensed Cable Detection Worker and licensed Telecommunication Cable Detection Worker to carry out cable detection and if necessary to carry out trial trenches to locate any manholes and cable routes prior to the commencement of site work. The successful tenderer shall bear the cost of any diversion work.

2.4.3 to ensure that all service mains that do not need to be diverted are identified and provided with protection, if necessary, during the construction stage of the proposed development. The cost of repairs to any damaged service main as a result of work carried out by the successful tenderer shall be borne by the successful tenderer.

2.4.4 to ensure that the relevant Competent Authorities and Public Utility Licensees are allowed free and unconditional access at all times to services that remain within the Land Parcel for the purpose of installation, maintenance, repair and improvement works and all other work and activities incidental thereto.

2.4.5 to make his own arrangements with the relevant Competent Authorities and Public Utility Licensees and pay for the fees and costs of any diversion and/ or "capping off" of existing services, provision of service mains and service connection, if any, in relation with the proposed development.

2.4.6 to provide for all the internal distribution for water, electricity, drainage and sanitary discharge for the proposed development.

2.4.7 to liaise with all the relevant Competent Authorities and Public Utility Licensees on upgrading the road reserves abutting the Land Parcel to ensure that the necessary roadside drains, sidetable, kerb, etc are carried out in accordance with the prevailing Road Reserve requirements.

2.5 The successful tenderer shall be responsible to carry out at his own cost and expense his own site investigation to verify whether there is any sub-structure or other obstructions e.g. footings, piles, tree roots, etc, in the ground of the Land Parcel, and ascertain their effect on the proposed development.

40 2.6 There may be some other existing services affected by the proposed development. The successful tenderer shall inform the relevant Competent Authorities and Public Utility Licensees immediately and bear the necessary cost of diversion and/or "capping off" of these existing services, if any.

2.7 In general, no structure shall be sited close to or over existing and proposed services. The successful tenderer shall comply with all requirements as stipulated by the relevant Competent Authorities and Public Utility Licensees.

3.0 PUBLIC UTILITIES BOARD (PUB)

(A) DRAINAGE

3.1 General

3.1.1 The planning, design, construction activities and procedures for plan submission shall fully comply with the requirements as stipulated in the prevailing Code of Practice on Surface Water Drainage and the Sewerage and Drainage (Surface Water Drainage) Regulations 1999 and any subsequent addendum to the Code of Practice. The Code of Practice can be downloaded from the PUB website at http://www.pub.gov.sg

3.1.2 In complying with the minimum platform level requirement, the successful tenderer shall ensure that the surface runoff within, upstream of and adjacent to the proposed development can be effectively drained away without causing flooding within the Land Parcel and in the vicinity of the Land Parcel.

3.1.3 The development schedule of the Land Parcel shall be properly considered to avoid a situation where Land Parcel and/ or lands in the vicinity become 'land locked' without proper drainage outlets.

3.1.4 Any Drainage Reserve within the Land Parcel shall be safeguarded. In addition, the successful tenderer shall also ensure that all other existing drains and watercourses within and in the vicinity of the Land Parcel are likewise safeguarded. All existing drains within the Land Parcel shall not be altered/ interfered with without prior approval of the Public Utilities Board (PUB).

3.1.5 If a proposed roadside drain cannot be fully accommodated within the Road Reserve, the width of the additional Drainage Reserve measured from the Road Reserve Line shall include maintenance access with a width as stipulated and shown in Appendix 1 of the prevailing Code of Practice on Surface Water Drainage.

3.1.6 Drainage Reserves safeguarded for open drains may be reduced to optimise land use. The successful tenderer may reconstruct the existing open drains on the Land Parcel as closed drains of ultimate

41 sizes as determined by PUB. The width of the Drainage Reserve safeguarded for open drains may be reduced in accordance with the Drainage Reserve Requirements for closed drains as shown under Appendix 1 of the prevailing Code of Practice on Surface Water Drainage.

3.1.7 Drains/ Drainage Reserves that are cutting across the Land Parcel may be diverted to optimise land use on condition that the proposed diversion is technically feasible and the drains shall be built by the successful tenderer to their ultimate sizes as determined by PUB. Any proposal to alter/ divert the drains shall be submitted to the PUB for approval.

3.1.8 The Land Parcel may be affected by common drains and other smaller drains which serve the Land Parcel and areas outside the Land Parcel. Surface runoff from the Land Parcel and all neighbouring lands must be allowed to discharge through the drains within the Land Parcel. Any proposal to alter/ divert these drains shall be submitted to the PUB for approval. Should the successful tenderer intend to make use of these common drains within the Land Parcel for further runoff from its Land Parcel such that the drain width needs to be increased, then a Drainage Reserve shall be imposed accordingly and this Drainage Reserve shall be required to be vested to the State unless otherwise advised by the PUB. The successful tenderer shall also be responsible for the maintenance (structural and cleansing) of smaller drains (without drainage reserve) that are flowing through the Land Parcel.

3.1.9 The existing drainage system within and in the vicinity of the Land Parcel shall be upgraded/ improved to cater for increased runoff from the proposed development. In addition, new drains, depending on the type and nature of the proposed development, may be built within the Land Parcel. Appropriate Drainage Reserves shall be set aside for drains in accordance with the prevailing Code of Practice on Surface Water Drainage.

3.1.10 The successful tenderer must incorporate safeguards in his design of the proposed development and also take all necessary precautions to ensure that the works/ construction activities at the Land Parcel will not cause any damage to, affect the structural integrity of, or cause any geotechnical distress or impact on the existing drains/ culverts/ canals.

3.1.11 The successful tenderer shall engage a Qualified Person (as defined under the Sewerage and Drainage Act) to submit comprehensive drainage plans, including any proposal to level/ backfill the Land Parcel, to the PUB for comments and approval.

3.1.12 Effective erosion and sediment control measures shall be provided by the successful tenderer and the QP shall advise his developer/ owner

42 to provide such effective measures and facilities with inputs from Qualified Erosion Control Professional (including site management system and perimeter cut-off drain, silt traps, storage ponds, treatment plants, etc.) to ensure clean discharge that complies with the statutory requirement. The proposed erosion and sediment measures shall be submitted by a Qualified Erosion Control Professional (QECP) to PUB for approval before commencement of works. All affected watercourses shall be desilted and cleared until completion of work. For reference, the information can be found in the PUB website at http://www.pub.gov.sg/ECM.

3.1.13 PUB has launched Active, Beautiful and Clean (ABC) Waters design guidelines which provide ideas on how ABC Waters features such as rain gardens and bioretention swales can be integrated within a development. These features help to treat the stormwater via a natural cleansing method using plants and at the same time enhance the landscape of the development. Specific information on the design of these features can be found at the website http://www.pub.gov.sg/ABCWATERS. PUB encourages the adoption of ABC Waters design guidelines and accords priority to process consultations that include ABC Waters features in their development.

3.2 Particular Requirements

3.2.1 Based on information given by PUB, the minimum platform level (MPL) shall be RL 104.0 m or 300 mm above the adjacent road/ ground levels, whichever is the highest. For development with basement, the MPL shall be RL 104.0 m or 600 mm above the adjacent road/ ground levels, whichever is the highest.

3.2.2 If the development has direct or indirect underground linkage to MRT Stations, the MPL shall be RL 104.8 m or 1.0 m above the adjacent road/ ground levels, whichever is the highest. For such cases, the minimum crest level for all entrances and openings leading to the basement of the proposed development shall be RL 105.1 m or 1.3 m above the adjacent road/ ground levels, whichever is the highest.

3.2.3 There are existing roadside drains that are partially located within the Land Parcel along Telok Ayer Street and Cecil Street, as shown in the Planimetric Survey Plan. The successful tenderer shall at his own cost and expense, reconstruct the existing roadside drain into a closed drain of size 0.9 m wide x 1.0 m deep (minimum) to abut the road reserve line/ sale site boundary. The successful tenderer shall submit details of the new drain proposal to PUB, LTA, NParks and other relevant Competent Authorities and comply with all their requirements.

3.2.4 The Land Parcel is within the Marina Water Catchment Area. Pollution control measures shall be adopted during the construction

43 and occupation of the Land Parcel. All sewage and sullage water shall be discharged into public sewers.

(B) SEWERAGE

3.3 General

3.3.1 The planning, design and construction and plan submission for sewerage works shall comply fully with the provisions of the Sewerage and Drainage Act, the Sewerage and Drainage (Sanitary Works) Regulations, the requirements as stipulated in the prevailing Code of Practice on Sewerage and Sanitary Works and all other sewerage requirements that may be stipulated from time to time by the Public Utilities Board (PUB).

3.3.2 The successful tenderer shall establish the actual locations and depths of all the sewerage system or sanitary facilities that may be present on the Land Parcel by trial holes or other means. No building or structures shall be erected over or across the public sewers/ pumping mains that are present within the Land Parcel. If there is a need to carry out works or activities near public sewers or the pumping mains, the minimum lateral distance required is as stipulated in the prevailing Code of Practice on Sewerage and Sanitary Works.

3.3.3 A thorough site investigation of the development site shall be carried out to determine the exact positions and levels of the existing public sewers prior to the commencement of any works. All practical measures shall be taken to protect the public sewers from damage during construction works. The proposals to protect the public sewers/ pumping mains shall be submitted to Water Reclamation (Network) Department of the PUB for approval before the works can be carried out.

3.3.4 The successful tenderer is to consult Water Reclamation (Network) Department on any proposed works in the vicinity of the existing sewerage system i.e. within the excavation/ piling works’ influence zone or a corridor of 25 m / 36 m (DTSS tunnel & facilities) from works to be carried out. The guidelines on "Prevention of Damage to the Sewerage System" can be found in the PUB website at http://www.pub.gov.sg/.

3.3.5 Any proposal to divert the existing public sewers / pumping mains or to raise or lower any existing manholes shall be submitted to Central Building Plan Unit (CBPU/ NEA) or the Water Reclamation (Network) Department (PUB) for approval. The works to divert the public sewers/ pumping mains or to raise/ lower manholes shall be carried out by the successful tenderer at his own cost and expense.

44 3.3.6 For proposed roads crossing existing/ proposed sewers or pumping mains, the successful tenderer shall ensure that adequate protection measures are provided to the affected existing/ proposed sewers/ pumping mains so as to ensure that they are able to withstand the loadings from the construction activities and necessary vehicular loadings.

3.3.7 The successful tenderer shall engage a Qualified Person (as defined under the Sewerage and Drainage Act) to submit proposal and detailed plans including the proposed sewerage system for the development to the Central Building Plan Unit (CBPU/ NEA) for approval and obtaining the clearance certificate.

3.4 Particular Requirements

3.4.1 Based on information given by the Water Reclamation (Network) Department (WRN) of PUB, there are existing 152 mm and 229 mm diameter sewers within the Land Parcel, as shown in Annex A-1. These sewers can be abandoned if there is no live sewer discharging into these existing sewers. If these existing sewers within the Land Parcel are still serving the surrounding developments, the successful tenderer is required at his own cost and expense, divert these sewers out of the Land Parcel. All existing sewer connection to these sewers shall be picked up by the proposed sewer diversion.

3.4.2 The existing 400 mm diameter sewer within the Telok Ayer Park is affected by the proposed underground pedestrian walkway below Telok Ayer Park. The successful tenderer shall divert the affected sewer along Cecil Street and make connection to the existing 450 mm diameter sewer within the road reserve of McCallum Street.

3.4.3 The successful tenderer shall submit detailed sewer plan showing the alignment and gradient, etc. to WRN/ PUB for approval before making DC submission to CBPU/ NEA, prior to commencement of work for the proposed sewer diversion and connection. Proposed sewers/ private sanitary drainlines diversion to pick up the flow from all affected premises shall be clearly shown in the detailed plan.

3.4.4 The sewer connection for the proposed development shall be made to the existing 450 mm diameter sewer along McCallum Street as shown in Annex A-1 via a new sewer, at the successful tenderer’s own cost and expense. Sewer connections to the existing 305 mm diameter sewer along Telok Ayer Street and the existing sewers within the Land Parcel are not allowed.

3.4.5 The successful tenderer is to comply with PUB’s technical requirements and to seek approval/ consent from all relevant Competent Authorities/ affected land owners (such as LTA, SLA, private owners etc.) for the proposed works to be carried out beyond the development site.

( C ) WATER

3.5 General

3.5.1 The successful tenderer shall liaise with the Water Supply (Network) Department of the Public Utilities Board (PUB) on the requirements for water supply and NEWater to the Land Parcel.

3.6 Particular Requirements

Potable Water Supply

3.6.1 Based on information given by the Water Supply (Network) Department, there are existing 300 mm diameter watermains along Telok Ayer Street and Cecil Street as shown in Annex A-2.

NEWater Supply

3.6.2 The successful tenderer shall note that PUB is currently supplying NEWater for direct non-potable purposes such as for cooling towers, industrial processes, general washing, landscaping, toilet flushing and other non potable purposes. All new non-domestic proposals for commercial developments are therefore, now required to provide a dedicated NEWater pipe system to take in NEWater when the supply becomes available.

4.0 ELECTRICITY

4.1 General

4.1.1 The successful tenderer shall liaise with the Transmission Licensee authorised under the Electricity Act for the electricity supply and any other electrical provisions required for the purpose of and in connection with the proposed development.

4.2 Particular Requirement

4.2.1 Based on information provided by SP PowerGrid Ltd (SPPG), there are existing LV cables and OG box within the Land Parcel, near the service road and along Cecil Street. The successful tenderer shall at his own cost and expense, liaise with SPPG on the diversion of the existing cables and OG box, prior to commencement of work.

4.2.2 The successful tenderer shall provide electric substation(s) within the Land Parcel that shall meet the technical requirements specified by the Transmission Licensee.

46 5.0 TELECOMMUNICATIONS

5.1 General

5.1.1 The successful tenderer shall liaise with the Telecommunication System Licensee authorised under the Telecommunication Act, for the telecommunication supply to the proposed development.

5.1.2 The successful tenderer shall provide all facilities for telecommunication services, such as MDF room, Telecom riser ducts, lead-in pipes and manholes etc, within the Land Parcel. All Telecom facilities shall be provided according to the prevailing Info-communication Development Authority of Singapore (IDA) Code of Practice for Info-communications Facilities in Buildings.

5.1.3 The successful tenderer is advised to consult the relevant Telecommunication System Licensees (e.g. Singapore Telecommunications Ltd, StarHub Ltd, StarHub Cable Vision Ltd, SP Telecommunications Pte Ltd, etc) early during the planning stage of the proposed development, on the location and diversion of existing Telecoms services.

5.1.4 The detailed Telecoms facilities plans for the proposed development shall be submitted to and duly verified by Telecommunication Facility Co-ordination Committee (TFCC) through the CORENET e-submission system, and approved by the IDA prior to the commencement of works.

5.2 Particular Requirements

5.2.1 Based on information provided by the Singapore Telecommunications Ltd, SP Telecommunications Pte Ltd and StarHub Ltd, there are existing manholes and cables along Telok Ayer Street and Cecil Street.

6.0 GAS

6.1 General

6.1.1 The successful tenderer shall liaise with the PowerGas Ltd and its Licensed Gas Retailers authorised under the Gas Act (Chapter 116A) on the requirements for gas supply to the Land Parcel.

6.2 Particular Requirement

6.2.1 Based on information provided by PowerGas Ltd, there is an existing 300 mm diameter gas main along Telok Ayer Street.

47 7.0 LAND TRANSPORT AUTHORITY (LTA)

7.1 General

7.1.1 The successful tenderer shall locate the service areas, electric substation(s), refuse bin centre and storage lane within the Land Parcel. Access to these service areas, if required, shall be taken via the ingress/ egress point as shown on the Control Plan, subject to the requirements and approval of the relevant Competent Authorities.

7.2 Particular Requirements

Road Improvement Works

7.2.1 In addition to Condition 4.30 of the Technical Conditions of Tender (TCOT), the successful tenderer shall at his own cost and expense, be responsible for any other widening, construction and improvement works within the road reserves fronting the Land Parcel, if required by LTA.

Covered Linkway Connection to Bus Shelter along Cecil Street

7.2.2 In addition to Condition 4.32 of the TCOT, the successful tenderer shall liaise with the Authority, LTA and SLA on the design of the covered linkway connection to the existing bus shelter along Cecil Street.

Requirements for Streetworks and Rails

7.2.3 LTA’s detailed requirements for the Streetworks and Rails to be carried out by the successful tenderer, are listed in Appendix A: ”Requirements for Streetworks and Rails for Proposed Commercial Development at Cecil Street / Telok Ayer Street”.

8.0 NATIONAL PARKS BOARD (NParks)

8.1 General

8.1.1 In carrying out the proposed development, the successful tenderer shall adhere to all of NParks’ standard requirements and ensure that all trees which are growing or situated on any land designated as a tree conservation area or on any vacant land pursuant to the Parks & Trees Act (Cap. 216), whether such trees are on the Land Parcel, or on any neighbouring / adjoining land or along any common boundary line of such land or lands, shall be protected.

8.1.2 The development is to comply with requirements for green buffers and 2.0 m wide peripheral planting verges. The green buffers and peripheral planting verges must be free from any encroachment above ground, and / or are to be recessed to at least 2.0 m below ground level, and not to slope with gradients steeper than 1:2.5.

8.1.3 The successful tenderer shall consult NParks’ Parks and Trees Regulatory Section early at the planning and design stage on the felling of any trees that may be affected by the proposed development with a copy of recently surveyed plan of the site (of less than 2 years) and its peripheral roads, at a scale of at least 1:500, clearly indicating information on tree species, height and girth.

8.1.4 The successful tenderer is to ensure that the existing / proposed roadside trees and tree planting verge(s) abutting the Land Parcel are not to be affected by vehicular ingress / egress, acceleration / deceleration / storage / vehicular lanes, services access and any other statutory requirements to divert or reconstruct services or road features / elements etc. Similarly the successful tenderer is to ensure that pick-up / drop-off points, taxi lay-bys, loading / unloading bays and fire engine hard- standing areas are to be located within the Land Parcel. The successful tenderer is to consult NParks on the tree protection criteria of the roadside trees, during early planning and design stage.

8.1.5 The successful tenderer is required to replace existing roadside planting verge fronting the Land Parcel with a new one if the existing planting verge is affected by the proposed development. The width of the new planting verge is to be provided either in accordance with LTA’s standard road code for that category of road or to match the existing planting verge along the road.

8.1.6 The successful tenderer is to inform NParks at least 8 weeks before the commencement of works, for NParks to transplant / salvage existing affected plants either within the Land Parcel and / or existing roadside plants.

8.2 Particular Requirements

8.2.1 The successful tenderer is strongly encouraged to retain the trees found within the perimeter of the Land Parcel and integrate them into the development.

8.2.2 The successful tenderer is required to provide roadside planting verges along Cecil Street and Telok Ayer Street. The width to be provided shall be in accordance with LTA’s standard road code for that category of road or URA’s Urban Design Guidelines requirements. The successful tenderer is to submit detailed plans clearly indicating the proposed roadside planting verges for NParks’ approval. The roadside planting verges must have a planting depth of at least 2.0 m and slope gradient no steeper than 1:40.

8.2.3 The successful tenderer shall propose peripheral planting of shade trees for the open space frontage along Cecil Street / Telok Ayer Street. The proposed species are subject to NParks’ approval.

49 8.2.4 The successful tenderer is required to reinstate the portion of Telok Ayer Park, which is affected by the proposed construction of the underground pedestrian walkway. The reinstatement conditions are subject to NParks’ approval.

9.0 NATIONAL ENVIRONMENT AGENCY (NEA)

9.1 General

9.1.1 Under the Environmental Protection and Management (Control of Noise at Construction Sites) Regulations, construction sites within 150 m of residential estate need to comply with more stringent noise limits at construction stage, especially during night time hours and other times as specified by NEA. Hence, the successful tenderer shall implement proper noise control measures during the construction period to ensure that the noise emission levels from the activities are within noise limits and would not cause nuisance to any nearby residents.

10.0 SINGAPORE CIVIL DEFENCE FORCE (SCDF)

10.1 General

10.1.1 The successful tenderer is required to comply with the Fire Safety Act and Regulations, the prevailing "Code of Practice for Fire Safety Precautions in Buildings (Fire Code)” and other relevant Codes of Practices and Guidelines. In addition, the following requirements will also apply where applicable:

a) To consult SCDF on the specific design requirements if the premises is to store, handle, use, transport or import hazardous materials which may have impact on the premises or surrounding developments. SCDF may impose additional Fire Safety requirements or disapprove such proposal if there are such possibilities;

b) To consult SCDF on any specific developments or structures which may impact SCDF’s operations e.g. deep basement works (more than 4 storeys or more than 24 m deep), tunnel or any other special developments etc., in which case, SCDF may impose additional Fire Safety requirements;

c) The development proposal shall not affect surrounding developments, including their exit provision, sidelane / backlane, fire engine accessway and window openings etc. The successful tenderer and their Qualified Person (QP) shall strictly observe these existing conditions and the unprotected openings requirements, and provide more setback if necessary to prevent fire spread;

d) The successful tenderer and their QP shall directly consult FSSD (SCDF), particularly for new proposed building structures to be sited near the common boundary lines. In such cases, SCDF may impose additional Fire Safety requirements; and

e) The successful tenderer shall engage a QP to carry out a feasibility study to ensure that the development proposals for the entire premise are able to comply with all the Fire Safety requirements (the current Fire Code & other relevant standards). The QP shall also assist the successful tenderer in obtaining FSSD's Plan Approval and Fire Safety Certificate (FSC).

10.2 Particular Requirements

10.2.1 The successful tenderer shall allow users of the adjacent Telok Ayer Chinese Methodist Church (TACMC) to gain direct access into the open space (Plot A2) for fire exit purpose. The access will be through a fire exit gate along the common boundary to the east of TACMC. This fire exit path within the Land Parcel shall be kept clear at all times, including during construction periods. In addition, no structures are allowed to be erected within a 6.0 m wide buffer zone measured from this common boundary to the east of TACMC.

10.2.2 For all fire safety aspects relating to the proposed development and the adjacent TACMC, the successful tenderer and their QP shall consult FSSD (SCDF) directly.

11.0 OTHER INFORMATION

11.1 The estimated cost, excluding prevailing GST, of relocation/ diversion works for:

a) Electricity (Clauses 4.2.1)……………………………………....…..$22,000/=

11.2 The above estimate is indicative only. It is based on information and facts known to the Authority at the time when the estimate is made. The Authority, Competent Authorities and Public Utility Licensees do not warrant the accuracy of the above estimate.

11.3 For the diversion of existing services, the successful tenderer shall liaise with the Competent Authorities and Public Utility Licensees / Telecommunication System Licensees on the time frame required to complete the diversion works from the date payment for the diversion cost is received from the successful tenderer.

51 Appendix A

PROPOSED COMMERCIAL DEVELOPMENT AT CECIL STREET/ TELOK AYER STREET

REQUIREMENTS FOR STREETWORKS AND RAILS

1 General

1.1 Scope

1.1.1 This document provides the requirements for the Street Works design and construction to be carried out by the successful tenderer.

2 Road and Transport

2.1 Vehicular Access

2.1.1 All vehicular access to the car parks, service areas, including refuse bin centre, electrical substation(s), loading / unloading / holding bays etc., shall be taken off Telok Ayer Street. The proposed access point shall be located at least 15.0 m away from the existing vehicular access point of the adjacent development (The Clift). Access shall not be taken off the surrounding roads.

2.1.2 The successful tenderer is also required to carry out road improvement works along Cecil Street and Telok Ayer Street. The extent and details of the improvement works shall be determined and imposed at the building and street plans approval stages.

2.1.3 All proposed street works, as well as proposed engineering/ construction works within the road reserves shall be prepared/ designed, submitted, supervised and constructed in accordance with Street Works (Private Street Works) Regulations, Street Works (Public Street Works) Regulations and the following prevailing standards and code of practice:

a) Code of Practice for Street Works Proposals relating to Developments Works; b) LTA Standard Details of Road Elements; c) Materials & Workmanship Specifications for Civil & Structural Works; d) Code of Practice for Road Opening Works; e) Code of Practice for Traffic Control at Work Zone; and f) Architectural Design Criteria and Civil Design Criteria.

52 2.2 Traffic Impact Assessment (TIA)

2.2.1 The successful tenderer shall appoint a traffic consultant to carry out a TIA to ascertain the potential traffic impact of the proposed development and uses on the surrounding road network and make recommendations on possible mitigating measures and improvements.

2.2.2 The TIA’s recommendations on infrastructural improvements, traffic operation matters etc., along the immediate boundaries of the Land Parcel are to be carried out and incorporated as part of the development of the Land Parcel.

2.2.3 The costs of implementing any traffic junctions (signalised or non- signalised) or pedestrian crossings of any type, are to be borne by the successful tenderer. These facilities should be studied and evaluated in the TIA. Detailed traffic plans showing the junction configurations should also be provided to LTA for approval.

3 Vehicle Parking

3.1 The development is to comply in full with the physical parking requirements under the prevailing Parking Places (Provision of Parking Places and Parking Spaces) Rules. Range-based Car Parking Standards (RCPS) will not be applicable for the development on this Land Parcel.

3.2 The design of the parking place (including loading/ unloading area) shall provide adequate vehicle queuing length within the development for vehicles entering, to prevent congestion along the service road.

4 Commuter Facilities

4.1 Covered walkways surrounding the Land Parcel shall be flushed with that of the adjoining developments as well as the adjacent open walkways/ footpaths, and made barrier-free wherever possible.

4.2 Where the covered walkway is intersected by a driveway, cut-kerb ramps and pedestrian crossing lines must be introduced to ensure zero-level difference between the finished covered walkway and the driveway.

4.3 The successful developer shall make provision for a designated taxi stand within their development to facilitate safe alighting/ boarding of taxis.

4.4 The provision of taxi lay-bys/ drop-off bays/ queuing areas shall not impede pedestrian flow along the covered walkways.

4.5 Existing commuter facilities within road reserves affected by the development shall be reinstated and made good.

53 4.6 The successful tenderer shall comply with LTA's prevailing design criteria/ checklists for commuter facilities, which can be obtained from LTA’s website.

5 Basement Works

For basement excavation works (where Zone of Influence encroaches within the road reserve) as well as works directly within road reserve, the following requirements shall be complied with:

a) The developer shall arrange for the Professional Engineer to present to LTA, how the basement will be built and details of temporary works including protection measures for existing road, prior to the commencement of work on site. The Qualified Person (QP) appointed to supervise street works shall also present the instrumentation plans for monitoring of affected road and the contingency measures that will be immediately implemented by the developer, upon reaching the limits for ground movements affecting the road.

b) The QP shall submit weekly monitoring results with analysis to inform LTA what actions the QP has taken to protect the existing public road, including the walkway.

c) When the limit for settlement of road or ground instrumentation is reached, the QP shall immediately inform LTA. At the same time, the QP shall immediately stop on-going works and implement the contingency measures to ensure safety of the public and motorists.

6 Underground Pedestrian Network (Refer to Condition 4.21 of the TCOT)

The proposed Underground Pedestrian Network (UPN) beneath Telok Ayer Street (Plot A3) shall comply with the following requirement:

a) Maintain a physical headroom clearance of at least 2.5 m between the crown of the UPN tunnel and the road finish level; and

b) No at-grade structures relating to the UPN shall be located within the road reserve.

7 Covered Linkway Connection to Bus Shelter along Cecil Street (Refer to Condition 4.32 of the TCOT)

The covered linkway connecting the development to the adjacent bus shelter shall comply with the following requirements:

54 a) The linkway structure shall not rest on top of the existing bus shelter;

b) The covered linkway shall be barrier-free;

c) The use of glass material for the linkway shall not be allowed; and

d) The linkway is to comply with LTA’s guidelines under Section 4 of the “Commuter Facilities Design Requirements on the Architectural Design Criteria (ADC)”.

8 Existing Design Build Operate (DBO) bus shelter along Cecil Street

The existing DBO bus shelter along Cecil Street and its operation shall not be affected.

9 Signage and Wayfinding

9.1 Wayfinding signage is to assist the public to easily orientate themselves to and from adjoining public transit facilities and connected buildings.

9.2 ‘Transit Facility’ in this signage clause refers to the MRT Station and connected public linkages, such as public subways/ underpasses/ overhead-bridges/ walkways, taxi stands, pickup/ drop-off points, bus stops etc.

9.3 The successful tenderer shall provide a comprehensive wayfinding signage system to direct commuters to the Transit Facilities and connected buildings. Signs with comprehensive information shall be displayed at ideal locations around and within the development to enable the public to clearly identify and easily orientate themselves to the Transit Facilities and connected buildings.

9.4 The wayfinding and information signage for the Transit Facilities and connected buildings can be integrated with the signage of the development. However, the information depicting the Transit Facilities and connected buildings shall be clearly identifiable using standard public transit pictograms and associated text messages. Signage graphics and text messages for the Transit Facilities and connected buildings shall be designed to be very prominent.

9.5 Signs with information on the Transit Facilities and connected buildings shall be implemented with good wayfinding and signage practice e.g. availability of relevant information, strategically located signs, continuity of directions from signs to signs with a sense of assurance/ affirmation for users, unobstructed sight-lines, clear of distractions/ clutter, good legibility, consistent brand recognition (of the Transit Facilities), and depiction (of the Transit Facilities) on the entire gamut of sign types such as identity signs, directional signs and information signs such as map directories, floor directories, index directories, dynamic signs etc.

55 9.6 The major Transit Facilities and connected buildings shall be prominently indicated on information signs at all levels of the development.

9.7 Entrances/ Exits & Linkages (which include subways/ underpasses/ overhead-bridges/ walkways/ passageways etc.) of the development leading to the major Transit Facilities and connected buildings shall have clear signage identifying and indicating the access to these facilities. Where existing entrance of the Transit Facility is modified or subsumed, identification of the Transit Facility shall be addressed with signage in accordance with LTA’s public transit signage guidelines.

9.8 The signage system shall make use of standard public transit pictograms. These shall comply with the following LTA’s signage graphic standards:

a) The MRT transport mode logo - the icon symbolising the MRT transport mode and/ or facility;

b) The BUS transport mode logo - the icon symbolising the Bus transport mode and/ or facility;

c) The TAXI transport mode logo - the icon symbolising the Taxi transport mode and/ or facility;

d) The LRT transport mode logo - the icon symbolising the LRT transport mode and/ or facility;

e) The Underpass pictogram - the icon symbolising an underpass/ link facility.

9.9 The signage strategy shall be presented to LTA during the design stage. The wayfinding system and signage layout shall be carried out in consultation with LTA, with drawings submitted for review and approval.

9.10 Upon completion of the signage installation, an audit of the installed signs at the site shall be carried out by LTA. Where there are apparent inconsistencies or erroneous information, or where signage is found to be deficient or can be further improved (all of which might have slipped through the design reviews or due to lack of information during the design review stage), further signage works shall be carried out by the successful tenderer to provide a comprehensive wayfinding signage system.

9.11 During the construction of the development, good quality temporary signs shall be adequately provided for re-direction of commuter traffic. Commuters should be able to easily identify the operational Transit Facilities such as the MRT/ LRT Station and connected buildings. These temporary signs shall comply with LTA’s public transit signage guidelines in terms of artwork/ graphics. The design and locations of the signs shall be provided in consultation with LTA.

9.12 During the initial period of the development’s operations, prominent temporary signs shall be placed at strategic locations around and within the

56 development and linkages, to guide commuters to the MRT Station and connected buildings.

9.13 During the initial period of the development’s operations, the successful tenderer/ building’s management shall monitor and document feedback from the public (including those channeled via LTA) on wayfinding to the Transit Facilities and connected buildings. Where signage can be further improved to address the feedback, the successful tenderer/ building’s management shall carry out these signage improvement works.

9.14 Upon completion, the signage shall be well maintained by the successful tenderer/ building’s management at all times.

10 Requirements for Rails

10.1 Part of the Land Parcel is located within the railway corridor of the proposed Thomson Line (TSL) along McCallum Street, and will be affected by the safety and railway protection zone, upon completion of the TSL. The following conditions shall therefore, be complied with:

a) Development and building proposals shall be submitted to LTA for approval, in accordance with the Rapid Transit Systems (Development & Building Works in Railway Corridor and Railway Protection Zone) Regulations;

b) The design and construction of the development shall comply with the requirements of the Code of Practice for Railway Protection. Carrying out of restricted activities shall also comply with the Rapid Transit Systems (Railway Protection, Restricted Activities) Regulations;

c) The QP shall apply for and obtain the necessary permit to commence work under Regulation 6 of the Rapid Transit Systems (Development and Building Works in Railway Corridor and Railway Protection Zone) Regulations;

d) Clearance must be obtained before carrying out restricted activities in the schedule of the Rapid Transit Systems (Railway Protection, Restricted Activities) Regulations; and

e) The platform and crest levels of the development shall not be lower than the minimum level approved by the Drainage Departments, PUB. This requirement for special facilities stipulated in the Code of Practice on Surface Water Drainage is applicable as the development will be connected to the rapid transit station via the proposed underground pedestrian walkway.

57 ANNEX A

DISCLAIMER NOTE (SERVICES PLAN):

INFORMATION OF EXISTING SERVICES

Services positions indicated in the attached plans are approximate only and not to scale. The successful tenderer / purchaser is required to consult the relevant Competent Authorities and Public Utility Licensees on the exact services positions and updated services layout, if any. The Authority is not responsible for the accuracy or completeness of the attached plans and shall not be liable in any way for any loss or damage incurred by any person as a result of use of or reliance made upon the information contained in any of the attached plans or as a result of any error or omission therein.

The successful tenderer / purchaser is advised to engage his own Licensed Cable Detection Worker to carry out cable detection works and if necessary to carry out trial holes / trenches, irrespective of whether or not underground services are indicated in any of the attached plans, so as to determine the presence of underground services prior to earthworks and to take precautions to avoid damaging the services.

For plans on electrical cables and gas, please approach the following Public Utility Licensee for details:-

Electricity and Gas

SP PowerGrid Ltd Earthworks Monitoring & Cable Protection Section Pasir Panjang District Office 25 Pasir Panjang Road Singapore 117536 Tel: 6470 0603 / 6470 0621 Fax: 6475 9400 / 6479 5660

Requests for the plans on electrical cables and gas can be made by filling up the Cable Plan Request form and Gas Plan Request form which can be downloaded from the SP PowerGrid Ltd website at http://www.sppowergrid.com.sg/request.htm .

58 Annexes A-1 and A-2 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees are services plans of the relevant authorities and will not be available for viewing via the URA website.

Please contact Mr Eugene Yuen at Tel No. 6321 8069 to register for the viewing of plans.