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1 Sale of Site for Commercial Development Land Parcel

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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 1 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. 2 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. 3 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. 4 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. 6 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.
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