Sale of Site for Commercial Development Land Parcel at Beach Road
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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 1 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. 2 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 3 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. 4 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). 5 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).