Sale of Site for Commercial Development Land Parcel at Beach Road

Last updated on 18 May 2017

SALE OF SITE FOR COMMERCIAL DEVELOPMENT LAND PARCEL AT BEACH ROAD

TECHNICAL CONDITIONS OF TENDER

CONTENTS PAGE

PART I GENERAL 2

PART II PLANNING CONCEPT 3 - 4

PART III SUMMARY OF PLANNING AND URBAN DESIGN 5 -11 REQUIREMENTS

PART IV PLANNING AND URBAN DESIGN REQUIREMENTS 12 - 32

PART V OTHER REQUIREMENTS 33 - 34

PART VI CONSERVATION GUIDELINES 35 - 39

PART VII DESIGN ADVISORY PANEL 40 ANNEX 1 41- 45

SALE OF SITE FOR COMMERCIAL DEVELOPMENT LAND PARCEL AT BEACH ROAD

TECHNICAL CONDITIONS OF TENDER

PART I

1.0 GENERAL

1.1 The Urban Redevelopment Authority (“the Authority”), acting as agent for and on behalf of the Government of the Republic of Singapore (“the Government”), is inviting offers for lease by tender for the Land Parcel at Beach Road (“the Land Parcel”) for a commercial 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 shall be read in conjunction with the Control Plans provided in the Developer’s Packet.

PART II

2.0 PLANNING CONCEPT

2.1 Site Context

2.1.1 The Land Parcel is located within the Downtown Core Planning Area, which forms part of Singapore’s City Centre. It occupies a strategic location at the intersection of two key development corridors along Beach Road and Ophir-Rochor Road. These two areas include a number of well-established commercial buildings, such as Shaw Tower and Bugis Junction, as well as the upcoming South Beach and DUO developments.

2.1.2 The Land Parcel is also juxtaposed with the Beach Road Conservation Area and nearby Bras Basah.Bugis precinct, which are attractive and vibrant mixed-use districts, and the Marina Centre area, which includes a number of major developments, such as Suntec City, and is a well-established mixed-use precinct with a critical mass of office, hotel, conference and exhibition, retail, Food & Beverage (F&B), lifestyle and arts uses.

2.2 Vision for the Future Development

A Unique Rare Development Opportunity

2.2.1 With its strategic location and prominent and unobstructed frontages along Beach Road, Rochor Road and Nicoll Highway and an allowable building height of up to 45 storeys, the future development on the Land Parcel will offer excellent visibility and panoramic views for tenants across the city to Marina Bay to the south and the new Sports Hub to the east.

Well-designed and High-quality Development

2.2.2 The Land Parcel offers an opportunity to develop a quality Commercial building that is well designed and features high-quality architecture and landscaping that will underscore the importance of the site within the city. It also contains the conserved former Beach Road Police Station, which is to be sensitively restored and adapted for complementary uses as part of an integrated development on the site.

2.2.3 The Land Parcel is envisaged to be designed as a high-quality, mixed-use development that meets the needs of business services and financial institutions looking to locate within the Central Business District (CBD) and includes complementary supporting facilities to provide an attractive downtown office development and further reinforce the area’s positioning as an attractive and vibrant precinct within the City Centre.

Convenient Rail and Road Access in an Excellent Location

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. It is located in close proximity to the Bugis MRT Interchange Station and will be connected directly to the station concourse via an underground pedestrian link, providing direct, convenient and seamless access to the islandwide rail network.

2.2.6 Served by Beach Road and Nicoll Highway, the development will also enjoy easy access to other key districts within the city, including the CBD and the Marina Bay

area via the road network. Its proximity to Central Expressway (CTE), East Coast Expressway (ECP) and Marina Coastal Expressway (MCE) will also provide excellent connections to Changi Airport and the rest of the island.

2.2.7 The development will also be linked by a pedestrian overhead bridge to the developments in the Marina Centre area via Suntec City as well as to the bus stops along Nicoll Highway, which is a key public transportation route into and out of the city.

PART III

3.0 SUMMARY OF PLANNING AND URBAN DESIGN REQUIREMENTS

3.1 The successful tenderer is required to comply with the following planning and urban design requirements 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 the Land Parcel is set out in Table 1 and shown on the accompanying 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 1 : 21,026.9 sqm

Plot 2 : 1,175.0 sqm (subject to cadastral survey) (Existing underground pedestrian link (UPL) below Beach Road and Rochor Road junction)

Land Use and Gross Commercial Use: Plot 1 Floor Area (GFA) The maximum permissible Gross Floor Area (GFA) for the development is 88,313 sqm. At least 61,820 sqm of the maximum permissible GFA for the development is to be for Office use. The remaining GFA can be developed for additional Office, Commercial School, Hotel, Serviced Apartments, Residential uses and/or other complementary uses, of such types and quantum as the Competent Authority under the Planning Act may approve, with not more than 3,000 sqm to be for Shop and Restaurant (inclusive of any Outdoor Refreshment Area (ORAs)) uses and other Commercial (excluding Office and Commercial School) uses such as those for Bar / Pub, Health Centre, Amusement Centre, etc., if permitted by the Competent Authority under the Planning Act.

Underground Facilities : Plot 2 (Existing UPL below Beach Road and Rochor Road junction)

The UPL is to be maintained as a pedestrian underpass.

Conserved Building The conserved building (former Beach Road Police Station), as indicated on the Control Plans, is to be restored and integrated into the development in accordance with the Conservation Guidelines, as set out in Part VI.

The GFA of the conserved building, which is approximately 2,300sqm, will be computed as part of the maximum permissible GFA for the Land Parcel, as set out in Part IV (Condition 4.3).

Strata Sub- Division The successful tenderer is not to strata subdivide the development unless in the following manner:

• The whole development, excluding any GFA for Hotel and/or Serviced Apartments and/or Residential use, is to consist of not more than three strata lots; and • The whole conserved building is to be held under a single strata lot.

The share value applicable to each strata lot is subject to the approval of the Commissioner of Buildings under the Building Maintenance and Strata Management Act.

Uses at the First Activity-generating uses (AGUs), such as Retail, F&B, Entertainment, Sports Storey and Recreation (such as gymnasium and fitness centres, etc.) and other similar uses, are to be provided on the first storey of the development at the following locations, as set out in Part IV (Condition 4.4):

• The Conserved Building; and • Fronting the covered walkway along Beach Road.

Outdoor ORAs are allowed within the development. The GFA for the ORAs will be Refreshment Areas computed as part of the maximum permissible GFA for the development and as part of the maximum allowable 3,000 sqm for Commercial (excluding Office and Commercial School) uses. The ORAs 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 Beach Road, Rochor Road, Nicoll Massing Highway and the conserved building are to be designed and treated as main building elevations, as set out in Part IV (Condition 4.6).

Building Height The development is subject to the following specific building height controls, as indicated on the Control Plans and as set out in Part IV (Condition 4.7):

Low-Rise Zone • To match the height of the roof eaves of the conserved building fronting Beach Road (approximately 14.3m Above Mean Sea Level (AMSL));

Mid-Rise Zones • Maximum 34.5m AMSL (equivalent to approximately 6 storeys) at the rear of the conserved building and at the rear of the low-rise zone;

High-Rise Zones • Maximum 30 storeys at the rear of the conserved building, after the mid-rise zone; and • Maximum 45 storeys and not exceeding the overall technical building height control of 182m AMSL fronting Rochor Road and at the rear of Shaw Tower.

Building All pedestrian access routes within the development, including the covered Platform Level walkways / linkways and through-block pedestrian links, 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, as set out in Part IV (Condition 4.8).

Basement Levels Basement levels and permanent subterranean structures are allowed within and Subterranean the Land Parcel. No new basement levels are allowed to be constructed Developments under the conserved building and within the building setback areas fronting Rochor Road and Nicoll Highway or within the Railway Protection Zone of Downtown Line RTS, except to connect to the existing UPL. Where new basement levels are constructed, they are to be set back sufficiently from the conserved building to ensure that the structural integrity of the building is not affected, as set out in Part IV (Condition 4.9).

Building Setback The development is to be designed to maintain the following building setbacks, as indicated on the Control Plans and set out in Part IV (Condition 4.10):

• A minimum of 15.0m from the site boundary / line of Drainage Reserve fronting Rochor Road and the site boundary / line of Road Reserve along Nicoll Highway; • A minimum of 6.0m from the side façade of the conserved building and a minimum of 15 to 17m from the rear façade; and • A minimum of 3.0m from the common boundaries with Shaw Tower.

Building Edge The development is generally to be built up to the line of Road Reserve / site boundary along Beach Road to provide a well-defined street edge. The parts of the development fronting Nicoll Highway above 34.5m AMSL (equivalent to approximately 6 storeys), where provided, are not to exceed 70% of the total site frontage, as shown on the Control Plans and as set out in Part IV (Condition 4.11).

Roofscape The roof areas of the development are to be considered the “fifth” elevation and designed to be fully integrated as part of the overall building form, massing and architectural treatment and articulated to contribute to the skyline profile of this part of the city. All service areas, car parking levels, Mechanical and Electrical (M&E) equipment, water tanks, roof-top equipment, etc., are to be fully located within and integrated into the overall building envelope and visually concealed from the top and on all sides, as set out in Part IV (Condition 4.12).

Greenery The overall design of the development shall provide a distinctive, garden-like Replacement and environment within the site and incorporate Landscape Replacement Areas Landscaping equivalent in area to the site area of the Land Parcel, as set out in Part IV (Condition 4.13).

Public Space A public space is to be provided within the development at the rear of the conserved building, as indicated on the Control Plans and as set out in Part IV (Condition 4.14). This public space is intended to act as a central focal point of the development and is to be well-designed and lushly landscaped as a conducive gathering space. The space is to be physically and visually connected to the through-block pedestrian link connecting from Beach Road to the second storey link leading to the POB across Nicoll Highway.

Pedestrian Network The design of the development is to include the following pedestrian facilities as indicated on the Control Plans and as set out in Part IV (Conditions 4.15 to 4.19), subject to the requirements of the Authority and the relevant Competent Authorities:

Underground Pedestrian Network

a) A minimum 6.0m wide (clear internal width) underground pedestrian link to connect from the existing underground pedestrian link below Beach Road and Rochor Road within Plot 2 and part of Plot 1 to the basement levels of the development. The underground pedestrian link is to have a minimum 4m clear floor to ceiling height;

b) A vertical circulation point (including a lift, two-way escalators and a staircase) within the building envelope to connect the UPL at basement level to the covered walkway on the first storey along Beach Road;

At-Grade Pedestrian Network

c) Continuous covered walkways with a minimum width of 3.6m (and 3.0m clear) at the first storey of the development along Beach Road, Rochor Road and Nicoll Highway;

d) Covered linkways with a minimum width of 3.6m (and 3.0m clear) width and a maximum 3.6m soffit height to connect:

• The parts of the new development along Beach Road and the verandah / covered walkway within the conserved building; • The verandah / covered walkway within the conserved building to the common boundary with Shaw Tower along Beach Road to connect to the covered walkway within the adjacent development; • The covered walkway along Nicoll Highway to the common boundary with Shaw Tower; and • The covered walkway along Nicoll Highway to the temporary covered linkway within the Road Reserve linking to the relocated bus stop;

e) The verandah of the conserved building is to be reinstated and set aside as a covered walkway as part of the covered pedestrian route along Beach Road, as set out in Part VI. For this part, the width of the covered walkway is to be the resultant of the width from the original inner façade wall to the verandah parapet;

f) Minimum 4.0m, maximum 7.0m wide through-block pedestrian links – one connecting from the vertical circulation point to the UPL along Beach Road to the covered walkway fronting Nicoll Highway adjacent to the relocated bus stop, and one from the covered linkway adjacent to the conserved building to the covered walkway fronting Nicoll Highway adjacent to the relocated bus stop;

g) A vertical circulation point within the building envelope fronting Nicoll Highway to connect the covered walkway at the first storey along Nicoll Highway and the through-block pedestrian links to the second storey link connecting to the POB across Nicoll Highway; and

Above-Grade Pedestrian Network

h) Minimum 4.0m wide pedestrian link at the second storey within the development fronting Nicoll Highway connecting to a POB across Nicoll Highway and to be connected to Suntec City in future.

The UPL and the vertical circulation point within the building envelope to connect the UPL at basement level to the covered walkway on the first storey along Beach Road are to be kept open for public use during the operation hours of the Rapid Transit System (RTS).

All the covered walkways / linkways, through-block pedestrian links at the first storey and the second storey link to the POB and the vertical circulation point connecting from the covered walkway and through-block pedestrian links to the second storey link along Nicoll Highway are to be kept open for public use at all times.

Servicing and All service areas for the development, including the refuse bin centre, Vehicular Access loading / unloading bays, holding bays, etc., are encouraged to be located at the basement levels of the development.

All vehicular ingress / egress to the development for access to service areas, car parking areas, passenger drop-off / pick-up points and taxi lay- bys, etc., are to be taken off Beach Road , as indicated on the Control Plans. An additional vehicular ingress point only, is allowed off Nicoll Highway, as indicated on the Control Plans and set out in Part IV (Conditions 4.20 and 4.21).

Vehicular and The development is to include sufficient vehicular parking spaces, including Bicycle Parking those for cars, motorcycles and coaches, to meet the needs of the proposed Provision uses and to comply in full with physical parking requirements, subject to LTA’s prevailing guidelines and requirements, as set out in Part IV (Conditions 4.22). The development is to also include sufficient bicycle parking spaces in accordance to the requirements of LTA and URA, as set out in Part IV (Condition 4.23).

Night Lighting The development is to be designed to include night lighting of the external facades, building crown and open spaces that is appropriate for its prime downtown location and unique setting to express the architectural design and overall building form as well as the conserved building, 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 4.24).

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 are to include road improvement works to the Works roadside tables along Nicoll Highway, Rochor Road and Beach Road, and the construction of the new POB across Nicoll Highway, as indicated on the Control Plans and set out in Part IV (Condition 4.26).

Drain Diversion The successful tenderer is required to realign and reconstruct the existing 1.2m wide drain within the site into a new 1.8 m wide closed drain within the 3.4m wide Drainage Reserve (DR) adjacent to the site boundary fronting Rochor Road, as indicated on the Control Plans and in the Conditions and requirements of relevant Competent Authorities/ Public Utility Licensees for the detailed requirements (Condition 3.2.4).

Demolition Works The development works are to include the demolition of all the existing non- conserved buildings on the Land Parcel, as indicated on the Control Plans.

The successful tenderer is also required to work with SPPG on the decommissioning of the existing Electrical Substation on site, as indicated on the Control Plans and set out in Part IV (Condition 4.28) and in the Conditions and requirements of relevant Competent Authorities/ Public Utility Licensees (Condition 4.2.1a) for the detailed requirements.

Bus-stop / Shelter The development works are to include the relocation of the existing bus- stop, shelter and lay-by along Nicoll Highway to the revised location and the construction of a temporary covered linkway to the relocated bus stop as indicated on the Control Plans and set out in Part IV (Condition 4.30).

BCA Green Mark The development is to be designed to incorporate energy-efficient, water- Scheme efficient and environmentally-friendly design technologies and practices to achieve a Building and Construction Authority (BCA) Green Mark rating of Gold Plus , 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 VII (Condition 7.0).

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 Building Form / The building form and massing of the development is strongly encouraged to Massing and be designed to respond to the urban location and tropical climate. Roofscape The roof areas are strongly encouraged to be designed as either a distinctive crown to the building or as landscaped roof gardens, as set out in Part IV (Condition 4.6).

Uses at the First AGUs are encouraged to be provided on the first storey of the development Storey at the following locations, as set out in Part IV (Condition 4.4):

• Along at least one side of the through-block pedestrian links; • Adjacent to the vertical circulation point for the second storey link leading to the pedestrian overhead bridge (POB) across Nicoll Highway; • Adjacent to the covered walkway / linkway connecting to the bus stop along Nicoll Highway; and • Fronting the covered walkways along Rochor Road and Nicoll Highway.

Building edge Special corner treatments and articulation of the parts of the development fronting the junction of Beach Road and Rochor Road are encouraged, as set out in Part IV (Condition 4.11).

Public Art Public art works located within publicly accessible or publicly visible areas are strongly encouraged to be integrated 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 4.25).

Servicing and All service areas and car parking spaces for the development are Vehicular Access encouraged to be located at the basement level(s) of the development, as set out in Part IV (Conditions 4.20 and 4.21).

PART IV

4.0 PLANNING AND URBAN DESIGN REQUIREMENTS

4.1 General

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

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

Land Use and Quantum

4.2 Land Use and Quantum

4.2.1 Plot 1 is zoned for Commercial use and shall be developed for a Commercial development with a minimum component of Office use. Plot 2 is the subterranean stratum below Beach Road / Rochor Road junction which forms part of the underground pedestrian link (UPL) constructed as part of the Downtown Line RTS Works for Bugis Station and which extends under part of Plot 1 and part of the State land parcel at Tan Quee Lan Street.

4.2.2 The Land Parcel is envisaged to be developed into a high-rise, mixed-use development with good quality office space to meet the needs of business services and financial institutions, and which complements the existing office spaces within the CBD. The proposed mix and nature of uses within the development is to be of good quality and commensurate with that of a high-quality and distinctive development befitting of the prime location of the site.

4.2.3 The maximum permissible Gross Floor Area (GFA) for the development is 88,313 sqm and the total GFA to be built shall not be less than 79,482 sqm.

Minimum Quantum for Office Use and Maximum Quantum for Retail Use

4.2.4 At least 61,820 sqm of the maximum permissible GFA for the development is to be for Office use.

4.2.5 The remaining GFA can be developed for additional Office, Commercial School, Hotel, Serviced Apartments, Residential uses and/or other complementary uses, of

such types and quantum as the Competent Authority under the Planning Act may approve, with not more than 3,000 sqm to be for:

a) Shop and Restaurant (inclusive of any Outdoor Refreshment Area (ORAs)) uses; and

b) Other Commercial (excluding Office and Commercial School) uses such as those for Bar/ Pub, Health Centre, Amusement Centre, etc., if permitted by the Competent Authority under the Planning Act.

Strata Sub-division

4.2.6 The successful tenderer is not to strata subdivide the development unless in the following manner:

4.2.7 The share value applicable to each strata lot is subject to the approval of the Commissioner of Buildings under the Building Maintenance and Strata Management Act.

4.3 Conserved Building

4.3.1 The former Beach Road Police Station (background information on this building is provided in Part VI) is located within the Land Parcel. It is a conserved building and is to be restored as part of an integrated development on the site in accordance with the Conservation Guidelines, as set out in Part VI.

4.3.2 The GFA of the conserved building, which is approximately 2,300 sqm, will be computed as part of the maximum permissible GFA for the Land Parcel.

4.4 Uses at the First Storey

4.4.1 To contribute to the life and vibrancy of the precinct at street level, AGUs, such as Retail, F&B, Entertainment, Sports and Recreation (such as gymnasium and fitness centres, etc.) and other similar uses, are to be provided at the following locations:

a) The Conserved Building; and

b) Fronting the covered walkway along Beach Road.

4.4.2 AGUs are also encouraged to be provided at the following locations:

a) Along at least one side of the through-block pedestrian links;

b) Adjacent to the vertical circulation point for the second storey link leading to the pedestrian overhead bridge (POB) across Nicoll Highway;

c) Adjacent to the covered walkway / linkway connecting to the bus stop along Nicoll Highway; and

d) Fronting the covered walkway along Rochor Road and Nicoll Highway.

4.5 Outdoor Refreshment Areas

4.5.1 ORAs are allowed within the development. The GFA for the ORAs will be computed as part of the maximum permissible GFA for the development and as part of the maximum allowable 3,000 sqm for Commercial (excluding Office and Commercial School) uses. The ORAs will be subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

4.5.2 Where allowed, the ORAs are intended to provide an opportunity for outdoor seating that forms a natural extension to the seating areas within a restaurant or café within the development. These ORAs should not compromise pedestrian circulation or traffic safety.

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

Building Form and Massing

4.6 Building Form and Massing

4.6.1 The building form and massing of the development is to respond appropriately and relate well to the surrounding context as well as the conserved building within the site. The development is also to contribute positively to the skyline profile of the City Centre. Consideration is to be given to how the development addresses the views from the major approaches into the area, including from along Nicoll Highway and Rochor Road. The facades of the development fronting the surrounding roads (Beach Road, Rochor Road and Nicoll Highway) as well as the conserved building within the site, are to be treated as main building elevations.

4.6.2 The design of the development is to take into consideration the local equatorial climate and to include open spaces, courtyards, landscaped terraces, roof gardens and sky-gardens within the development that will contribute to Singapore’s positioning as a “City in a Garden”.

4.7 Building Height

4.7.1 A series 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 the surrounding context and developments, including the adjacent low-rise Beach Road Conservation Area, the upcoming high-rise developments at South Beach and DUO, as well as to the conserved building within the site. The building height zones also take into consideration the planning intention to create an attractive and varied skyline profile for this part of the City Centre.

4.7.2 The development is subject to the following building height controls as indicated on the Control Plans.

Low-Rise Zone

4.7.3 The part of the development fronting Beach Road is to be built up to match the height of the roof eaves of the conserved building which is approximately 14.3m Above Mean Sea Level (AMSL) (equivalent to approximately 2 storeys). Minor increases beyond this height can be considered for articulation of the roof areas, subject to the evaluation and approval of the Authority. The planning intention for the lower-rise zone is to relate this part of the development to the conserved building and create a consistent building edge fronting Beach Road.

Mid-Rise Zones

4.7.4 The parts of the development at the rear of the low-rise zone and the conserved building may be built up to a maximum height of 34.5m AMSL (equivalent to approximately 6 storeys). Minor increases beyond this height can be considered for articulation of the roof areas, subject to the evaluation and approval of the Authority. The planning intention of these mid-rise zones is to provide for a transition between the conserved building and lower-rise part of the development fronting Beach Road, and the higher-rise parts of the development fronting Rochor Road and Nicoll Highway. If the part of the site within the mid-rise zone at the rear of the conserved building is to be built up, part of the lower storeys are to be designed as a multi- volume covered public space as an extension of the public space between the conserved building and the mid-rise zone, as shown on the Control Plans and set out in Condition 4.14.

High-Rise Zones

4.7.5 The parts of the development at the rear of the conserved building, after the mid-rise zone fronting Nicoll Highway may be built up to a maximum height of 30 storeys; and

4.7.6 The other parts of the development fronting Rochor Road and Nicoll Highway may be built up to a maximum height of 45 storeys and not exceeding 182.0m AMSL, which is the technical building height control for the site. The planning intention for the two different high-rise zones within the site is to ensure that there is a variation to the building profile of the development and skyline along Nicoll Highway and ensure visual and physical porosity across the site. The technical building height control of 182m AMSL includes all structures / fixtures on the rooftop such as TV antennae, water tanks, lift motor rooms, cranes, lightning conductors, etc.

4.7.7 All construction equipment and temporary structures, such as cranes, piling rigs, etc., as well as permanent structures, such as water tanks, mechanical and electrical (M&E) equipment, lift motor rooms, TV antennae, etc., are subject to a maximum allowable height of 182.0m AMSL, and are to comply with the requirements of the relevant Competent Authorities.

4.8 Building Platform Level

4.8.1 The difference between the minimum building platform level stipulated by PUB and the levels of the surrounding roads stipulated by LTA is to be accommodated within the building envelope of the development or within the building setback areas, such that there is a seamless transition between the different levels and barrier-free connectivity is maintained between the covered walkways / linkways within the development and the adjacent footpaths within the road sidetables within the Road Reserves and above the Drainage Reserve fronting Rochor Road.

4.9 Basement Levels and Subterranean Developments

4.9.1 New basement levels and permanent subterranean structures are allowed within the Land Parcel subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act and the technical requirements of the relevant Competent Authorities, and subject to the following requirements:

a) No new basement levels are allowed to be constructed under the conserved building;

b) Where new basement levels are constructed, they are to set back sufficiently from the conserved building to ensure that the structural integrity of the building is not affected;

c) Basement levels are not allowed within the building setback areas fronting Rochor Road and Nicoll Highway and the Railway Protection Zone, except to connect to the existing UPL at the junction of Beach Road and Rochor Road. This is to allow for natural ground for lush tree planting and landscaping within these areas. The details of the cut and cover tunnels, the launch shaft and the bored tunnels are set out in Condition 7.3.3 and appended in Annex F in the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees; and

d) All excavation works shall comply with the Land Transport Authority’s (LTA) requirements as set out in Condition 7.4 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.

Streetscape

4.10 Building Setback

Along Rochor Road and Nicoll Highway

4.10.1 The development is to set back a minimum of 15.0m from the site boundary/ line of Drainage Reserve along Rochor Road and the site boundary/ line of Road Reserve along Nicoll Highway, as shown on the Control Plans. The building setback areas are to be landscaped as an extension of the open spaces within the development. For Nicoll Highway, at least two rows of tree and shrub planting are to be provided within the setback area to create a lush multi-tiered landscaped boulevard leading into the City Centre. The successful tenderer is encouraged to retain the existing mature trees within the setback area. The detailed landscaping proposal and tree

and shrub planting species within the setback areas will be subject to approval of the Authority and the relevant Competent Authorities at the formal submission stage, in relation to the landscape master plan for the Rochor-Ophir Road and Beach Road / Nicoll Highway corridor.

4.10.2 Parts of the setback area can be used for vehicular drop-offs and access points to the development as well as water features, public art, sculptures and other street furniture, etc., subject to approval of the Authority and the relevant Competent Authorities at the formal submission stage, in relation to the overall landscaping proposal and setting of the development.

Around Conserved Building

4.10.3 The development is to be set back a minimum of 6.0m from the side façade of the conserved building and a minimum of 15 to 17m from the rear façade to provide for a public space within the development and ensure an appropriate setting for the conserved building in relation to the development as a whole. Variations to the setbacks can be considered based on the merits of the proposal, and subject to the approval of the Authority, in relation to the impact on the setting of the conserved building.

4.10.4 The spaces between the conserved building and the rest of the development are to be well-designed to create an attractive environment. They may be kept open to the sky or covered over to provide for weather protection, subject to the evaluation of the detailed proposal. If the spaces are proposed to be covered over, the supporting structures are to be sensitively designed and the roof areas are to be of transparent or translucent materials. The structures are to be designed to interface well with the conserved building and not obscure its facades. The height of the structures shall not be lower than the roof eaves or higher than the roof ridge of the conserved building. Variations to the height of the structures over the open spaces for design articulation can be considered based on the evaluation of the detailed proposal.

Along Common Boundaries with Shaw Tower

4.10.5 The development is to be set back a minimum of 3.0m from the common boundaries with the adjacent Shaw Tower site.

4.11 Building Edge

4.11.1 The development is to be built up to the line of Road Reserve along Beach Road to a height to match the height of the roof eaves of the conserved building (approximately 14.3m AMSL), as shown in the Control Plans. This is to create a well-defined building edge to the development and a consistent urban streetscape along Beach Road that relates to the conserved building.

4.11.2 The development is to be designed to respond to the strategic location at the intersection of Beach Road and Ophir-Rochor Road corridors which are key gateways into the City Centre. Special corner treatment or articulations of the parts of the development fronting the junction of Beach Road and Rochor Road are encouraged, subject to evaluation and approval of the Authority.

4.11.3 The development is not required to be built up to the building setback lines along Rochor Road and Nicoll Highway. Interesting building forms and edge articulations are encouraged along these frontages. The parts of the development fronting Nicoll Highway above 34.5m AMSL (equivalent to approximately 6 storeys), where provided, are not to exceed 70% of the total site frontage, as shown on the Control Plans. The intention is to allow for visual porosity across the site and ensure that the development does not create a ‘wall-like’ effect along Nicoll Highway.

4.11.4 The facades fronting Beach Road, Rochor Road and Nicoll Highway and the conserved building are to be designed and treated as main building elevations. All service areas, including air-conditioning ledges, drying balconies, etc. are to be located internally within the building envelope and well-screened and integrated with the overall design of the elevations. All ventilation shafts to the basement levels, if any, are to be fully integrated into the overall building envelope and visually well- screened. The detailed screening requirements are given in Condition 4.12.3.

4.12 Roofscape

4.12.1 Given the visually prominent location of the Land Parcel and its visibility from the surrounding high-rise developments, the roof areas of all the high-rise and low-rise parts of the development are to be considered as the “fifth” elevation. They are to be designed to be fully integrated as part of the overall building form and architectural treatment of the development as either a distinctive crown to the building to contribute to the skyline profile of the city or lushly landscaped as a roof garden.

4.12.2 To ensure that the roof areas are well-designed and attractive when viewed from the surrounding developments, all service areas, Mechanical and Electrical (M&E) equipment, water tanks, car parking lots, etc., are to be located within the building envelope and visually well-screened.

Screening Requirements

4.12.3 The performance requirements for the screening of all M&E equipment and services, service areas and car parking areas are as follows:

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

b) The spacing between the trellis or louvre elements is to be equal to or less than their depth;

c) The elements are to be orientated to cut off views from the street level and surrounding buildings; and

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

Balconies, Sky Terraces and Roof Gardens

4.12.4 Singapore is recognised internationally for its strong ”City in a Garden” image. The successful tenderer is strongly encouraged to provide public open space, balconies,

sky terraces and roof gardens as part of the development to reinforce this image. Where provided, these areas are to be integrated as part of the overall form and architectural treatment of the building. The prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act on the GFA exemption of public open spaces, sky terraces and roof gardens as well as the provision of additional GFA for balconies will apply.

4.13 Greenery Replacement and Landscaping

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

4.13.2 Within these LRAs, at least 40% of the areas are 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 April 2009.

4.14 Public Space

4.14.1 As a major development at a strategic location within the CBD and the Beach Road area, the development is encouraged to be designed to include appropriate spaces, such as open plazas, courtyards, atriums, lawns and other such spaces at the first storey to enhance the streetscape and create an attractive and pedestrian-orientated environment.

4.14.2 The development is to include a public space within the part of the site at the rear of the conserved building and within part of the adjacent medium-rise building zone, as indicated on the Control Plans.

4.14.3 The public space is intended to be a focal point within the development and for the area. The public space, or parts of the space, can be open-to-sky or roofed over to provide weather-protection. The roof areas are to be of transparent or translucent materials. If the part of the open space adjacent to the conserved building is covered over, the height of the supporting structure and roof areas are to be sensitively designed to interface well with the conserved building and not obscure its facades. At the rear of the conserved building, the height of the structures is to be between that of the roof eave / overhang and roof ridge of the conserved building. Variations to the height of the structures over the open spaces for design articulation can be considered based on the evaluation of the detailed proposal.

4.14.4 The parts of the open space within the mid-rise building height zone, as set out in Condition 4.7.4, may be built over at the upper levels, such that this part of the public space forms a multi-volume covered space at the lower floors of the development. This part of the public open space is to have a minimum clear height equivalent to the height of the roof eaves of the conserved building.

4.14.5 The public space is to be physically and visually connected to the pedestrian network within the development, in particular, to the covered walkway along Beach Road and the through-block pedestrian links.

4.14.6 In line with the vision for Singapore to be a “City in a Garden”, at least 20% of the public space is to be lushly landscaped with tree and shrub planting or lawn areas. Trees are to be included as part of the landscape design to provide canopy coverage (shade) to at least 20% of the parts of the public space open to sky.

4.14.7 To ensure that the public space is environmentally comfortable for use throughout the day, at least 50% of the area is to be shaded between 9am and 4pm. It is also to be designed with sufficient public seating at a minimum of 1 seat per 20 sqm. At least half of these seats are to be fixed. Where bench / ledge seating is proposed, 1 linear metre of seating is considered as 2 seats.

4.14.8 The public space is to be designed to be barrier-free in accordance with BCA’s codes and requirements. The public space is to include clear visual connections to, from and within the public space to allow high levels of public surveillance.

4.14.9 The public space is encouraged to include public art and / or water features. The selection and design of these elements are to take into account the context of the site, and where appropriate to reference to the site’s physical and social history as the former Beach Road Police Station.

4.14.10Appropriate directional and wayfinding signage is to be provided within the development to facilitate easy access to and from the public space to the pedestrian network within the development. Appropriate signage is also to be prominently displayed within the public open space to inform the public that it is open for their use.

4.15 Pedestrian Network

4.15.1 The development forms part of a larger streetblock which is connected to the South Beach and Suntec City developments, via a second storey pedestrian network. The development will also be linked by a second storey link and POB to the developments in the Marina Centre area via Suntec City. The Land Parcel is within close proximity to the Bugis MRT Interchange Station and the development will be connected directly to the Station concourse and the adjacent future developments in the area via an underground pedestrian link below the Beach Road and Rochor Road junction. The site also fronts onto Beach Road and Nicoll Highway which are key public transport corridors to and from the city.

4.15.2 To facilitate pedestrian and commuter access to and from the various nearby public transport facilities, the development is required to be designed with series of pedestrian links at the basement, first storey and second storey as described below and indicated on the Control Plans subject to the requirements of the Authority and the relevant Competent Authorities.

Underground Pedestrian Network

4.16 Underground Pedestrian Link

4.16.1 The existing and future developments in the area are planned to be connected via a comprehensive Underground Pedestrian Network (UPN) at the basement levels that will link to the adjacent MRT Stations. This UPN will provide a seamless, direct, air- conditioned and all-weather protected pedestrian route for commuters and visitors to the various developments.

4.16.2 As part of the Downtown Line works, LTA constructed a UPL at the junction of Beach Road and Rochor Road which is located within Plot 2 and which extends under part of Plot 1 and part of the State land parcel at Tan Quee Lan Street. The UPL connects to the basement levels of the upcoming DUO development and is planned to be connected to The Gateway and the future development on the Tan Quee Lan Street site in future. The successful tenderer is required to carry out a cadastral survey of the built works, take over ownership, fit out and maintain the UPL as part of the development, to the requirements and satisfaction of the Authority, LTA and the relevant Competent Authorities. A minimum 4m clear internal floor to ceiling height is to be maintained along the underground link. The details of the as-built drawings of the UPL are set out in Condition 7.3.3 and appended in Annex G in the Conditions and Requirements of the Relevant Competent Authorities and Public Utility Licensees.

4.16.3 The development is to include a minimum 6.0m wide (clear internal width) UPL to connect from the existing UPL below Beach Road and Rochor Road within Plot 2 and part of Plot 1 to the basement levels of the development. The UPL is to have a minimum 4m clear floor to ceiling height.

4.16.4 The development is to include a vertical circulation point (including a lift, two-way escalators and a staircase) within the building envelope fronting Beach Road to connect the UPL at basement level to the covered walkway on the first storey along Beach Road at the first storey.

4.16.5 The underground pedestrian links and the vertical circulation point connecting to the at-grade pedestrian network are to be maintained by the successful tenderer and 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 to be erected within these areas.

4.16.6 The fitting out materials and finishes within the underground pedestrian links are to be durable, appropriate for use and easily maintained and will be subject to the approval of the Authority and LTA. The fitting-out works are to be completed prior to, or at the same time, as the Temporary Occupation Permit (TOP) is obtained for the development works for the Land Parcel.

4.16.7 The underground pedestrian link, up to the required minimum widths, and the associated dedicated vertical circulation points, including lifts, escalators, staircases, 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 development, subject to the prevailing Development Control (DC) 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 shall not qualify for GFA exemption.

At-Grade Pedestrian Network

4.17 Covered Walkways and Linkways at First Storey

4.17.1 The development is to include continuous covered walkways with a minimum 3.6m wide (and 3.0m clear) at the first storey of the development along Beach Road, Rochor Road and Nicoll Highway, as shown in the Control Plans.

4.17.2 The verandah of the conserved building is to be reinstated to form part of the covered pedestrian route along Beach Road, as shown on the Control Plans and set out in Part VI. For this part, the width of the covered walkway is the resultant of the width from the original inner façade wall to the verandah parapet.

4.17.3 Covered linkways with a minimum width of 3.6m (and 3.0m clear) are to be provided to connect between the following:

a) The part of the new development along Beach Road and the verandah / covered walkway within the conserved building;

b) The verandah / covered walkway within the conserved building up to the common boundary with Shaw Tower along Beach Road to connect to the covered walkway within the adjacent development;

c) The covered walkway along Nicoll Highway and the common boundary with Shaw Tower to connect to the future covered walkway within the adjacent development; and

d) The covered walkway along Nicoll Highway to the temporary covered linkway within the Road Reserve linking to the relocated bus stop.

4.17.4 The development is to include a vertical circulation point (including a lift, two-way escalators and a staircase) within the building envelope fronting Nicoll Highway to connect the covered walkway at the first storey along Nicoll Highway and the through-block pedestrian links to the second storey link connecting to the POB across Nicoll Highway.

4.17.5 The height of the external soffit of the covered walkways / linkways is not to exceed 3.6m high. Higher external soffit heights can be supported, subject to the approval of the Authority, and subject to the provision of drop-down panels along the edge of the walkways / linkways or the width of the covered walkways / linkways being increased to match the higher soffit height in order to provide adequate weather protection for pedestrians and users during inclement weather.

4.17.6 The location and alignment of the covered walkways / linkways, as shown on the Control Plans are indicative only. The Authority and the relevant Competent Authorities will review the extent and alignment for the covered walkways / linkways at the formal submission stage, in relation to the detailed design of the development.

4.17.7 The covered walkways / linkways are to be paved with 600mm x 600mm flamed finish heavy duty gray-green granite tiles laid perpendicular to the lines of Road Reserve.

4.17.8 The platform levels of the covered walkways / linkways are to match the platform levels of the open walkways within the adjacent road reserves, wherever possible. Where the minimum platform level of the 1 st storey of the development is higher than the level of the covered walkways / linkways, ramps to connect the two levels are to be built within the 1 st storey of the development and not along the covered walkways / linkways. Where the covered walkways / linkways are intercepted by vehicular ingress / egress points, any cross ramps are to be located on either side of the covered walkways / linkways. The level of the covered walkways / linkways is to be maintained at a constant level as far as possible and any changes in levels are to be accommodated by ramps.

4.17.9 AGUs are to be provided within the development fronting the covered walkway along Beach Road and are encouraged to be provided fronting the covered walkways along Rochor Road and Nicoll Highway. The GFA for the AGUs will be computed as part of the overall maximum permissible GFA for the development .

4.18 Through-Block Pedestrian Links

4.18.1 The development is to include two through-block pedestrian links - Minimum 4.0m, maximum 7.0m wide through-block pedestrian links – one connecting from the vertical circulation point to the UPL along Beach Road to the covered walkway fronting Nicoll Highway adjacent to the relocated bus stop, and one from the covered linkway adjacent to the conserved building to the covered walkway fronting Nicoll Highway adjacent to the relocated bus stop; to connect from the conserved building to the covered linkway fronting Nicoll Highway connecting to the relocated bus stop at Ŋicoll Highway; and from the covered walkway at the junction of Beach Road and Rochor Road to the covered linkway fronting Nicoll Highway connecting to the relocated bus stop at Nicoll Highway, as shown on the Control Plans. The intention is to create convenient pedestrian connections across the Land Parcel for public use. 4.18.2 The through-block pedestrian links are to be a minimum 4.0m and maximum 7.0m wide and encouraged to be double volume in height and to be integrated into the overall building form. If the through-block links are open sided, they are to be designed to provide adequate weather protection for pedestrians.

4.18.3 AGUs are encouraged to be provided within the development along at least one side of the through-block pedestrian links and adjacent to the vertical circulation point for the second storey link leading to the POB across Nicoll Highway and adjacent to the covered walkway / linkway connecting to the bus stop along Nicoll Highway. The GFA for the AGUs will be computed as part of the overall maximum permissible GFA for the development.

4.18.4 The locations of the through-block pedestrian links as shown on the Control Plans, are indicative only. The detailed location, alignment, detailed design and technical details of the links will be subject to the evaluation and approval of the Authority and the relevant Competent Authorities at formal submission stage. The design of the through-block pedestrian links is to take into consideration the overall design and layout of the development as well as the relationship to the overall at-grade pedestrian network and public spaces within the site. The through-block pedestrian links are to be continuous throughout the 1 st storey of the development.

4.18.5 The through-block pedestrian links are to be maintained at a constant platform level throughout the entire length, wherever possible, and is to comply with the relevant codes on barrier-free accessibility in buildings. Any changes in levels shall be kept to a minimum and shall be accommodated with ramps, subject to the requirements of the Authority and the relevant Competent Authorities.

4.18.6 The successful tenderer is to keep the covered walkways, covered linkways, through- block pedestrian links and the vertical circulation point connecting from the covered walkway along Nicoll Highway to the second storey link are to be kept clear and unobstructed and accessible to the public at all times without any hindrance or obstruction, to the satisfaction of the Authority and the relevant Competent Authorities. No commercial uses or temporary or permanent structures are allowed to be erected within the pedestrian areas.

4.18.7 The GFA of the covered walkways, covered linkways, through-block pedestrian links and the vertical circulation point to the second storey link may be exempted from computation as part of the maximum permissible GFA of the development subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

Above-Grade Pedestrian Network

4.19 Second Storey Pedestrian Link

4.19.1 The development is to include a minimum 4.0m wide (clear internal width) second storey link from the development to the planned new pedestrian overhead bridge across Nicoll Highway, which is planned to be linked directly to Suntec City in future. The second storey link is to be covered to provide weather protection for pedestrians and have a clear minimum internal ceiling height of 4m. It may be open-sided or enclosed.

4.19.2 The second storey pedestrian link is to extend from the development to the site boundary/ line of Road Reserve along Nicoll Highway and connect to the overhead pedestrian bridge across Nicoll Highway. The second storey link is to be kept open to the public at all times.

Servicing and Vehicular Access

4.20 Service Areas

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

4.20.2 The loading / unloading bays, refuse bin centre and other service areas and all associated facilities are encouraged to be located within the basement level(s) of the development.

4.20.2 Any at-grade or above-grade service areas are to be located along the frontages of the development facing Rochor Road, Nicoll Highway and the common boundaries with the adjacent Shaw Tower development only. No service areas are to be located fronting Beach Road. All service areas that are located at-grade or above grade are to be fully integrated within the overall building form and architectural treatment of the development and visually well-screened on all sides and from above.

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

4.21 Vehicular Access

4.21.1 All vehicular ingress / egress to the development, including the car parking areas, passenger drop-offs, taxi lay-bys, service areas and loading / unloading bays is to be taken off Beach Road. An additional vehicular ingress point to the development can be taken off Nicoll Highway. The successful tenderer is to work with LTA on the detailed design of the deceleration lane within the roadside table along Nicoll Highway that will be required for the additional ingress point, based on the proposed layout and uses for the development. All vehicular ingress / egress points are to be taken off the adjacent roads at the approximate positions as shown on the Control Plans.

4.21.2 All vehicular ingress / egress to the service areas, car parking areas, passenger drop-offs and taxi lay-bys are to be located within the site boundary and to be well- integrated with the overall layout, design and architectural treatment of the development and the external spaces within the Land Parcel, subject to the approval of LTA, the Authority, and the relevant Competent Authorities at the formal submission stage.

4.21.3 Sufficient holding bays for each of the vehicular access points to the car parking and service areas are to be provided within the development to ensure the smooth flow of vehicles along the adjacent roads.

4.21.4 All vehicular ingress / egress and external ramps to the service areas, car parks and all associated structures to the car parking facilities are to be located within the site boundary and fully integrated within the overall building form and architectural treatment of the development and visually well-screened.

4.21.5 All vehicular access to the development and car and coach parking facilities, passenger pick up / drop off points, taxi lay-bys, and loading / unloading bays, will be subject to the requirements and approval of the Authority, LTA and the relevant Competent Authorities at the formal submission stage and as set out in Condition 7.2.3 to 7.2.7 in the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.

4.22 Vehicular Parking Provision

4.22.1 The development is to be designed to include sufficient vehicular parking spaces, including those for cars, motorcycles and coaches, within the development to meet the needs of the proposed uses and to comply in full with physical parking requirements subject to LTA’s prevailing guidelines and requirements.

4.22.2 The car parking spaces are encouraged to be located at the basement level(s) of the development. Where car parking spaces are located at-grade or above-grade, they are to be fully integrated into the overall building form and architectural treatment of the development and visually well screened from above and on all sides.

4.22.3 The external areas of all at-grade or above-grade car parking levels are to be screened such that the light from car headlamps does not project into the surrounding developments. The services located on the ceiling, near the periphery of the development are to be visually well-screened from street level and the surrounding developments, subject to prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

4.22.4 The vehicular parking facilities will be subject to the requirements and approval of the Authority, LTA and the relevant Competent Authorities at the formal submission stage and as set out in Condition 7.2.1 of the Conditions and Requirements of Relevant Competent Authorities and Public Utility Licensees.

4.23 Bicycle Parking Provision

4.23.1 Nicoll Highway is one of the key identified cycling routes within the Central Area which links the City Centre cycling path network to the Kallang-Balestier-Payer Lebar eastern trunk route. These routes include a planned 2.0m wide cycling path along Rochor Road and Nicoll Highway which are to be implemented as part of the improvement works to the adjacent roadside tables, as reflected in Condition 4.26. To encourage cycling as a mode of transport, the development is to be designed to include sheltered bicycle parking area(s) to accommodate a minimum of 150 bicycle parking spaces. Additional bicycle parking spaces, over and above the minimum provision requirement, may be provided, subject to evaluation and approval by URA and LTA. The bicycle parking lots are to be clustered and located at prominent, convenient and accessible locations within the development. The bicycle parking spaces may be exempted from computation as part of the maximum permissible GFA for the development, subject to the approval of the Competent Authority.

4.24 Night Lighting

4.24.1 The night lighting of buildings within the City Centre forms an important part of the unique image of Singapore at night. Given that highly prominent location along the key approaches into the city, the development, including the conserved building, is to be lit by a well-designed and attractive night lighting scheme that is appropriate for the prime downtown location and the unique setting of the site. This includes night lighting of the building form and crown, façades, key architectural elements, public spaces at street level and the landscaped areas throughout the development to contribute to the public realm and a distinctive and memorable skyline image of the city at night. Special consideration is to be given to the night lighting of the conserved building in relation to its architectural features.

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

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

b) To be safe, durable and energy efficient;

c) The fittings are to be fully integrated into the overall architectural treatment and design 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.

4.24.3 The cash grant night lighting incentive under the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act are not applicable to the development.

4.25 Public Art

4.25.1 The successful tenderer is encouraged to include public art works as permanent installations located either within publicly accessible areas of the development or within those that are publicly visible from the adjacent major streets.

4.25.2 These installations are encouraged to be integrated into the building façade or designed as part of a building element, such as the building crown. In addition to sculptures, these can include significant elements such as water features provided that they are permanent special features of the building, subject to the appraisal and endorsement of the Authority.

4.25.3 Tax incentives for the maintenance of public art works are available under the Public Sculptures Scheme administered by the National Heritage Board (NHB).

Other Required Works

4.26 Road Improvement Works

Nicoll Highway

4.26.1 The existing roadside table along Nicoll Highway will be affected by the planned North South Expressway works. The successful tenderer is required to undertake the construction and improvement of the roadside table, including a new 1.5m wide footpath cum roadside drain and 2.0m wide cycling path within the Road Reserve along Nicoll Highway, as shown on the Control Plans. The area between the new footpath and cycling path and the existing footpath along Nicoll Highway is to be turfed over and planted with Shorea Sumatrana . The trees are to have a minimum overall height of 6m, and be planted at 8m centre-to-centre. The Competent Authority will be responsible for constructing the new planting and services verges in future as part of the planned North South Expressway works based on the future / revised alignment of the road carriageway. The successful tenderer is required to liaise with LTA on the detailed design of the required deceleration lane within the Road Reserve leading to the future vehicular ingress point to the Land Parcel off Nicoll Highway. This deceleration lane to the additional vehicular ingress point, if required, is to be constructed as part of the development works.

Rochor Road

4.26.2 The successful tenderer is required to undertake the construction and improvement of the roadside table, including construction of the 1.5m wide footpath and 2.0m wide cycling path within the Road Reserve / Drainage Reserve along Rochor Road, as shown on the Control Plans. The successful tenderer is required to work with LTA on the detailed design and alignment of any retaining wall required within the Road Reserve along Rochor Road to mitigate the level differences between the realigned drain within the Drainage Reserve and the road structure along Rochor Road. LTA’s requirements for carrying out engineering works within the Road Structure Safety Zone are reflected in Conditions 7.2.36 to 7.2.39 in the Conditions and requirements of relevant Competent Authorities/ Public Utility Licensees.

Beach Road

4.26.3 The successful tenderer is required to undertake the construction and improvement of the roadside tables, including the footpaths and planting verges, within the Road Reserves along Beach Road.

4.26.4The tree and shrub planting specifications for the planting verges within the adjacent roadside tables within the Road Reserves along Nicoll Highway, Rochor Road and Beach Road will be subject to the approval of URA and National Parks Board (NParks) in relation to the landscape masterplan for the Nicoll Highway/ Beach Road and Rochor-Ophir Road corridors. The landscaping along Beach Road is to take into consideration how the trees and shrubs can enhance the views to the conserved building. The landscaping is not to result in the views of the conserved building being obscured when viewed along Beach Road. The footpaths within the roadside tables/ above the Drainage Reserve around the perimeter of the Land Parcel are to be

paved in 600mm x 600mm flamed finish heavy duty grey-green granite tiles laid perpendicular to the lines of Road Reserves.

New Pedestrian Overhead Bridge Across Nicoll Highway

4.26.5 The developer is required to construct a new POB, with a minimum clear pedestrian walkway width of 4.0m, across Nicoll Highway as part of the development works. This POB is to provide pedestrian connection from the development to Suntec City and the bus stop on the opposite side of Nicoll Highway. The POB is to be designed with staircase access points on the both sides within the roadside tables along Nicoll Highway to connect to the footpath within the Road Reserve and adjacent bus stops, subject to the approval of LTA and the relevant Competent Authorities.

4.26.6 The POB across Nicoll Highway is to be designed as a lightweight structure with a high degree of visual transparency so as to minimise the impact of the structure on the streetscape along Nicoll Highway. The minimum clearance height for the POB above the road carriageway level of Nicoll Highway will be subject to the requirements and approval of LTA, the Competent Authority and the relevant Competent Authorities at the formal submission stage.

4.26.7 The POB is to be designed to be connected to the second storey link within the development and connect to the pedestrian network within the streetblock. The POB is also intended to be connected directly to Suntec City in future and the location of the POB, as indicated on the Control Plans, takes into account the safeguarded knock-out panel within Suntec City to allow for this connection. The POB is to be designed with the necessary provisions to allow for extension of, and connection to, the bridge by others in future.

4.26.8 The POB is to include vertical circulation points comprising staircases at both sides of Nicoll Highway. The POB across Nicoll Highway and the vertical pedestrian circulation points are to be completed prior to, or at the same time, as the TOP is obtained for the development works for the Land Parcel. The successful tenderer shall obtain a Temporary Occupation Licence (TOL) from the Singapore Land Authority (SLA) to enter into and / or use State land to undertake the construction of the POB. The TOL shall be granted on such terms and payment of charges and fees as may be agreed to by SLA.

4.26.9 The completed POB across Nicoll Highway and its access points within the Road Reserve are to be maintained as part of the development, at the cost and expense of the successful tenderer and to the satisfaction of LTA and the relevant Competent Authorities, during the defects liability period and until such time when they are handed over to the State for ownership and maintenance.

4.26.10Upon completion of the POB structure and defects liability period, the successful tenderer may hand over the structure to the LTA for ownership and maintenance, subject to the requirements of LTA and the relevant Competent Authorities.

4.26.11The completed road works are to be maintained as part of the development, at the expense of the successful tenderer and to the satisfaction of LTA, NParks and the

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

4.26.12The road works will be subject to the requirements and approval of LTA, NParks and the relevant Competent Authorities at the formal submission stage.

4.27 Drain Diversion

4.27.1 The successful tenderer is required to realign and reconstruct the existing 1.2m wide drain within the site into a new 1.8 m wide closed drain within the 3.4m wide Drainage Reserve (DR) adjacent to the site boundary fronting Rochor Road, as indicated on the Control Plans and in the Conditions and requirements of relevant Competent Authorities/ Public Utility Licensees for the detailed requirements (Condition 3.2.4).

4.28 Demolition Works

4.28.1 The successful tenderer is, at his own cost and expense, required to 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:

a) The non-conserved buildings; and

b) The existing 22kV Electrical Substation (ESS).

4.28.2 The successful tenderer is to ensure that the adjacent buildings in the vicinity of the development works, including the conserved building, are not damaged in any way or affected by the demolition works.

4.28.3 The successful tenderer is to liaise with Singapore Power PowerGrid (SPPG) on the decommissioning of the existing ESS within the Land Parcel prior to its demolition and comply with the requirements as set out in Condition 4.2.1a in the Conditions and requirements of relevant Competent Authorities/ Public Utility Licensees for the detailed requirements. The timing and phasing of the demolition works will be subject to review and approval by Singapore Land Authority (SLA), LTA, SPPG and the Authority.

4.29 Protection of Existing Embankments and Future Retaining Structures

4.29.1 There are existing embankments within the eastern boundary of the Land Parcel abutting the existing road structure along Rochor Road, as shown indicatively in the planimetric survey plan.

4.29.2 Upon being granted possession of the Land Parcel, the successful tenderer is to take all necessary measures to ensure the stability of the existing embankments and any road structures. The successful tenderer is to comply with all requirements from the relevant Authorities on any of the development works that affect these embankments and road structures, e.g. road abutments, etc. The successful tenderer is to ensure that the structural integrity of the road structures are not affected by any proposed work during construction and development stage.

4.29.3 If new retaining wall / structures are proposed within the Road Reserves, the successful tenderer is to seek the approval from LTA and relevant agencies before commencing works. The successful tenderer is to handover the new retaining wall/ structures within the Road Reserves to LTA for maintenance upon completion.

4.29.4 The location and details of the existing road structure are reflected in documents available for viewing at the Land Sales Department, URA. The successful tenderer may at his own cost and expense, carry out his own site verification of the road structure and other obstructions and ascertain their effect on the proposed development (refer to Conditions 7.2.36 to 7.2.39 of the Conditions and Requirements of relevant Competent Authorities and Public Utility Licensees for works within road structures safety zone).

4.29.5 The State is to be indemnified against all claims and / or damages which may arise either directly or indirectly from any instability rendered to the existing embankments and road structures by any cause whatsoever or by any works carried out by the successful tenderer.

4.30 Bus Stop / Shelter

4.30.1 The successful tenderer is required to relocate the existing bus stop, lay-by and shelter along Nicoll Highway adjacent to the Land Parcel to the new approved location, as shown on the Control Plans. This bus stop, shelter and lay-by will be a temporary facility and will be subsequently relocated in future by the Competent Authority, in relation to the planned North South Expressway works. The successful tenderer is required to provide a 3.6m wide (and 3.0m clear) temporary covered linkway within the Road Reserve to connect the covered linkway within the Land Parcel along Nicoll Highway to the relocated bus stop, as indicated on the Control Plans.

4.31 Heritage Plaque

4.31.1 There is an existing National Heritage Board (NHB) Plaque for the former Beach Road Police Station located in front of the conserved building, within the roadside table along Beach Road. The successful tenderer is required to remove and store the plaque during the construction works for the development and reinstall it at the original position after the works are completed. If the plaque cannot be located back to the original location, the successful tenderer is to seek URA, NHB and the relevant Competent Authority’s inputs and approval on the proposed alternative location.

4.32 Electronic Parking Guide

4.32.1 There is an Electronic Parking Guide (EPG) located within the roadside table along Beach Road. The successful tenderer is required to undertake the relocation, at his own cost and expense, of the EPG if it affects the proposed vehicular access into the Land Parcel, subject to LTA’s evaluation and approval.

4.33 Development Control Guidelines

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

PART V

5.0 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 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 well-screened. The hoarding is to include a minimum 2.4m wide covered walkway fronting Beach Road and is to be illuminated by night lighting, subject to the requirements and approval of the relevant Competent Authorities.

5.1.3 Appropriate measures are to be adopted to minimise any disamenity, including noise, dust, etc., to the occupants of the surrounding developments, during the construction and development of the Land Parcel.

5.1.4 The use of State land adjacent to the Land Parcel, including the roadside tables within the Road Reserves as a construction work site, site office, storage area, etc. to support the development works is not allowed. 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 TOL from SLA for entry into, and the use of State land for any works in relation to the proposed development and may be required under these present Technical Conditions of Tender or Conditions of Tender. The TOL may be granted on such terms and conditions, and subject to the payment of such charges and fees, as the SLA may determine.

5.3 Structural Steel Construction

5.3.1 For information of tenderers, the successful tenderer is required to adopt the minimum level of use of Structural Steel Construction as stipulated under the Building Control (Buildability and Productivity) Regulations for the development on the Land Parcel for Office use as set out in Clause 10.3.1 of the “Conditions and Requirements of Relevant Competent Authorities & Public Utility Licensees”.

5.4 Construction Quality Assessment System

5.4.1 The successful tenderer is required to submit plans of the development to BCA for assessment for the construction quality and the building works under the Construction Quality Assessment System (CONQUAS).

5.4.2 The successful tenderer is to comply with all requirements, procedures, directions and requests of BCA and pay all fees, charges and other amounts payable to BCA for, and in relation to, the assessment of the construction quality of the development

under CONQUAS. The successful tenderer is to render full co-operation to BCA, its officers, employees and agents in relation to the assessment under CONQUAS.

5.5 Green Mark Scheme

5.5.1 The successful tenderer is to incorporate energy-efficient, water efficient and environmentally-friendly design, technologies and practices in the design and implementation of the development to achieve a minimum BCA Green Mark rating of Gold Plus for the development.

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

5.5.3 The successful tenderer is to apply to BCA for assessment of the environmental features and performance of the development on the Land Parcel under the BCA Green Mark Scheme and achieve the rating of Gold Plus. The BCA Green Mark GFA Bonus Scheme is not applicable for the development. An incremental additional GFA based on the difference between the mandated Gold Plus and Platinum Ratings can be given over and above the maximum permissible GFA if a higher GM Platinum Rating is attained.

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

5.6 Productive Formats for Shops, Restaurants and Entertainment Outlets

5.6.1 The Successful Tenderer is strongly encouraged to work with the tenants/operators of the shops, restaurants and entertainment outlets to adopt relevant productive formats in the said development. Outlets larger or equal to 200 sqm should adopt at least 3 productive formats, while outlets smaller than 200 sqm should adopt at least 2 productive formats. SPRING Singapore has provided a set of examples of the productive formats in Annex 1 for reference. For more information on the productive formats, the Successful Tenderer is to contact SPRING Singapore directly via email: [email protected] or [email protected] .

PART VI

6.0 CONSERVATION GUIDELINES

6.1 General

The Conservation Guidelines, as set out in Part VI, are to be read in conjunction with the accompanying Control Plans. The Conservation Guidelines set out the general principles for the restoration of the conserved building within the Land Parcel. As the objective of these guidelines is to enhance or restore the character or appearance of the conserved building, the successful tenderer may submit alternative proposals to any of such guidelines for the Authority’s consideration. Where the Authority is satisfied that the alternative proposal will also serve to achieve the conservation objective, the successful tenderer may be allowed to adopt such alternative proposal instead, in which event the relevant provisions in this Part shall be deemed to be complied with. The Authority, however, reserves the absolute discretion to decide whether or not to allow any alternative proposal to be adopted. Detailed evaluation of the proposals will be carried out at the formal plan submission stage. All proposals are subject to the approval of the Authority and all relevant Competent Authorities.

6.1.1 Architectural Heritage Marker / Storyboard

The conserved building (former Beach Road Police Station) was built during the expansion of the local police force during the 1930s to maintain law and order in the city centre, and is an established identity marker for the Beach Road area. The successful tenderer is encouraged to install a marker and/or storyboard to share on the heritage of the conserved building. The marker / storyboard should be prominently located within the public areas of the development adjacent to the conserved building.

Strata Sub-Division

6.1.2 The conserved building is to be held under a single strata lot. This is to ensure that the maintenance and upkeep of the building will be carried out in a coordinated manner.

6.2 Restoration of Conserved Building

6.2.1 In restoring the conserved building, the successful tenderer is to retain the character and architectural features of the building in accordance with the following guidelines and those shown in the accompanying Control Plans.

Building Profile and Height

6.2.2 Built in 1931 in the Art Deco style, the conserved building has a 3-storey U-shaped main block and single-storey annex block at the rear.

6.2.3 The original external building profile and height of the main block and annex are to be retained. The original architectural features are also to be retained and restored in accordance with the Control Plans and the Conditions 6.2.4 to 6.2.20 below.

Main Block

Roof 6.2.4 The 3-storey main block comprises a front wing and two side-wings. The front wing has a pitched roof and the two side wings have flat roof. The original roof profile, pitch / level, height, structure, material and finish are to be retained and restored.

6.2.5 No jackroof is allowed to be added on the roof of the conserved building.

Skylight 6.2.6 The addition of small skylights or glass tiles at localised areas on the rear pitch of the front wing can be considered. These are subject to the Competent Authority’s evaluation and must not affect the architectural character of the roof.

External Facades 6.2.7 The external facades are to be retained and restored, in accordance with the Control Plans. If replacement of any of the facade features is necessary, the original design and materials of the features are to be reinstated in accordance with the Control Plans.

Verandahs 6.2.8 Front facade – The original open verandah at the first storey front is to be reinstated to form part of the covered pedestrian route along Beach Road. The doors at the side façades (see Control Plans 9 and 11) are to be removed and the door openings widened to the same width as the verandah. The existing parapets are to be retained. The inner façade wall is also to be reinstated at the same plane as the existing columns. The design and materials of the inner façade wall shall complement the architecture of the building and will be subject to the evaluation and approval of the Competent Authority.

6.2.9 Sides and rear facades – The retention and/or reinstatement of the original open verandahs at the side (second & third storey) and the rear (second and third storey) façades is optional. If the open verandahs are kept, the inner façade walls with compatible window and door design are to be reinstated. If the verandah is to be enclosed, the enclosure can take the form of the timber casement windows with timber louvres of the corresponding front façade design. Clear frameless glass enclosures can also be considered provided they are set back from the parapet/ balustrade. The design and details of the treatment of the verandah and any enclosure are subject to evaluation at the formal plan submission stage.

Doors, Windows and Vents 6.2.10 The doors, windows and vents of the original design are to be retained and restored. If the replacement of any of the doors, windows and vents is necessary,

the original design and materials are to be reinstated in accordance with the Control Plans.

6.2.11 New secondary doors and windows, if required, can be added subject to the design being compatible with those of the main doors and windows. The frame of the secondary doors and windows can be of any material. If metal is used, it is to be anodised or colour coated.

Additional Security for Openings 6.2.12 Additional security features may be installed, subject to evaluation of the detailed proposal.

Decorative Features and Internal Architectural Elements 6.2.13 All original decorative features including internal architectural elements are to be retained. In the event that their replacement is necessary, the successful tenderer is to reinstate the architectural features of these elements to their original design and materials. Internal decorative features such as pilasters or cornices, if any, shall be retained.

6.2.14 Internal non-load bearing walls may be removed for the purpose of reconfiguring the spaces for new uses.

Floors and Structure 6.2.15 The structural system, including structural elements such as columns and beams, is to be retained and restored. The original structural grids are to be retained. New columns, if required to be added, are to align with and respect the original grids. Provided that the structural integrity of the building is not compromised, flexibility to relocate some of the existing columns to meet the specific operational and functional requirements can be considered on a need-to basis. No new basement is allowed below the conserved building.

6.2.16 The original floor levels are to be retained. Openings in the upper storey floor to create double-volume spaces may be allowed, subject to the merits of the design and provided that it respects the structural grid/ system of the building. The detailed proposal shall be subject to evaluation at the formal submission stage

Annex Block

6.2.17 The single-storey annex block has a flat roof. The original roof level, height, structure, material and finish are to be retained and restored.

6.2.18 New openings, if required to meet functional needs, can be considered, taking into account the solid-and-void expression of the facades, the strong symmetry, and combined with design virtuosity to ensure that the annex block retains the spirit of its original design and complements the architecture of the main block.

Paint scheme 6.2.19 Traditional paint scheme and colours are to be used on the conserved building to recall the historic streetscape.

Mitigation of Levels 6.2.20 Changes in platform level immediately around the conserved building to meet technical requirements are to be sensitively-treated to respect the architecture of the conserved building.

6.5 Mechanical, Plumbing and Electrical Equipment

6.5.2 All air-conditioning plants and other mechanical equipment shall not be located within the conserved building.

6.6 Protection of Existing Building Against Deterioration and Collapse

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

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

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

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

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

6.7 Structural Alterations to the Conserved Building

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

6.7.2 The successful tenderer's Professional Engineer is to adopt strengthening and repair as the basic approach towards the proposed conservation of the buildings. Any recommendation of the Professional Engineer involving partial or total reconstruction of the conserved building is to be submitted to the Authority for approval. Such recommendation must be justified by detailed calculation and sound engineering judgment. . 6.7.3 In the event that the Authority and the successful tenderer's Professional Engineer is unable to reach an agreement as to whether the conserved building can be restored and repaired, the BCA will be requested to give its assessment. If the BCA concurs with the recommendation of the successful tenderer's Professional Engineer for demolition and reconstruction, the request of the successful tenderer for the same will be allowed by the Authority.

PART VII

7.0 DESIGN ADVISORY PANEL

7.1 General

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

7.1.2 The DAP will be appointed by the Authority, and will 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 developer will have the opportunity to clarify or propose alternatives to address the DAP’s concerns throughout the DAP evaluation process.

7.2 DAP Evaluation Process

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

Stage 1

a) At the Provisional Permission (PP) stage, the DAP will address the broader urban design aspects of the development proposal in relation to the form, massing, pedestrian connectivity, vehicular circulation, 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 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 formats 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 building layout and architectural design aspects of the proposal including the appropriate use of building materials, finishes and external lighting; and

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

Annex 1

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

Suggested Initiatives to Raise Productivity (Food Services)

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

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

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

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

Kitchen Automation: Purchase automation equipment or processing line

Workflow Redesign: Streamline work processes to maximise efficiency

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

Enterprise Resource Planning (ERP)

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

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

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

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

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

Suggested Initiatives to Raise Productivity (Retail)

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

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

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

Manpower Suggested savings/ Initiative Functions Trades Manpower needed Radio With remote scanners to read All retail Reduces 2 Frequency RFID tags placed on individual trades, headcount/ Identification products, an RFID system especially outlet (RFID) enables retailers to record a those that technology variety of information, including carry a large quantities of various stock items number of and their precise locations. stock-keeping- Retailers can effectively identify units (SKUs) and manage items by decreasing time spent on stock count. Digital A digital catalogue will allow All retail Reduces 3 catalogue customers to browse through a trades, headcount/ large inventory base without especially outlet sales assistants having to those that physically locate the products. carry a large number of The catalogue can be integrated stock-keeping- with retailers’ inventory or content units (SKUs) management system, allowing retailers to streamline their product updating processes and eliminate manual price lists.

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

Po int -of -Sales A POS system automates real- All retail Reduces 1 (POS) System time tracking of inventory and trades headcount/ sales transactions. outlet It is able to generate sales reports and provide insights on customer behaviour and product popularity. The system’s API (Application Programmable Interface) should be able to integrate with existing accounting and inventory management system.

Manpower Suggested savings/ Initiative Functions Trades Manpower needed Appointment An ASB system automates All retail Reduces 1 Scheduling appointment scheduling and trades, headcount/ and Booking booking processes, helping especially outlet (ASB) System companies to save manpower those that are and time. It can also customise service-related and send booking notifications, (e.g. beauty reminders and confirmation and hair emails to staff and/or customers. services) Urban Improve the productivity of last All retail Logistics (UL) mile deliveries through the use of trades infocomm technologies to optimize deliveries via analytics, technology and automation.

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

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

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

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