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Handbook on
GROSS FLOOR AREA
This handbook is subject to revision from time to time. Nothing herein shall be construed to exempt the person
submitting an application or any plans from otherwise complying with the provisions of the Planning Act (Cap 232,
1998 Ed) or any rules and/or guidelines made thereunder or any Act or rules and/or guidelines for the time being in
force.

While every endeavour is made to ensure that the information provided is correct, the Competent Authority and the
Urban Redevelopment Authority disclaim all liability for any damage or loss that may be caused as a result of any
error or omission.

Important Note:

You are advised not to print any page from this handbook as it is constantly updated.

URBAN REDEVELOPMENT AUTHORITY

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URBAN REDEVELOPMENT AUTHORITY

Contents

Cover Page

Contents
Preface
PURPOSE OF THIS HANDBOOK

Part 1 GROSS FLOOR AREA

1 Introduction

2 Objectives

3 Definition of Gross Floor Area

4 Basic information required for computing gross floor area

4.1 Site Area
4.2 Plot Ratio

5 Items counted as gross floor area

5.1 Airwells (in old developments)
5.2 ATM kiosk
5.3 Balconies
5.4 Bicycle and motorcycle parks
5.5 Car parks
5.6 Catwalk
5.7 Floors
5.8 Guardhouse & sentry post
5.9 Household shelters
5.10 Lift Motor Room
5.11 Loading and unloading platforms
5.12 Outdoor refreshment areas (ORA)
5.13 Outdoor refreshment kiosk
5.14 Recessed windows (Reversed of bay window)
5.15 Refuse chambers
5.16 Screening for planter boxes
5.17 Internalised planter boxes
5.18 Staircases
5.19 Swimming Pools
5.20 Urban Verandahs (for Orchard Planning area)
5.21 Void deck of residential buildings
5.22 Walls and columns

6 Items partially counted as gross floor area

6.1 Communal landscaped areas on the 1st storey
6.2 Major public space
6.3 Secondary public space
6.4 Lift lobbies in car park floors
6.5 Lift shaft
6.6 Service ducts
6.7 Sky terraces

7 Items not counted as gross floor area

7.1 Aesthetic mouldings
7.2 AHU
7.3 Balancing tank
7.4 Basement diaphragm walls
7.5 Bay windows
7.5.1 *Combinations of bay windows and balcony
7.6 Bin point
7.7(i) Cable chambers
7.7(ii) Catwalk not exceeding 1m wide
7.8 Car parks and car park floors
7.9 Curtain wall or cladding system
7.10 Driveways
7.11 Drop-off point
7.12 Entrance canopy/main entrance
7.13 Ledges
7.14 Letter boxes
7.15 Linkages
7.16 Loading & unloading bay
7.17 M&E floors with limited headroom(< 1.5m)
7.18 Meter compartment
7.19 Non household shelters
7.20 Ornamental pond/Reflective pool
7.21 Pavilions
7.22 Perforated structures
7.23 Planter boxes
7.24 Private enclosed space
7.25 Pump rooms with less than 1.5m headroom
7.26 Rainwater holding tanks
7.27 Racking system
7.28 Refuse chute
7.29 Roof covers to screen roof top services
7.30 Roof eaves & sun shading devices
7.31 Roof terraces
7.32 Shadow areas
7.33 Staircases
7.34 Structural protrusion from building wall line
7.35 Unroofed staircases to ESS

Part 2 SITE COVERAGE & COMMUNAL OPEN SPACE (COS)

8.0 Objective of Site Coverage and Communal Open Space (COS)
8.1 What is site coverage?
8.2 Site coverage control for residential and non-residential development:
8.3 Items counted as site coverage
9.0 Communal Open Space (COS)
9.1 What is communal open space (COS)
9.2 The Communal Open Space requirement is:
9.3 Items counted as Communal Open Space.
9.4 Items not counted as Communal Open Space.

Part 3 ITEMS AT A GLANCE

Items at a glance on Gross Floor Area (GFA)
Items at a glance on Site Coverage & Communal Open Space

Circulars relating to calculation of GFA based on 1993 guidelines

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URBAN REDEVELOPMENT AUTHORITY

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Preface

The Urban Redevelopment Authority (URA) is Singapore’s national planning authority. Its task is to plan and facilitate
the physical development of Singapore and ensure that Singapore’s limited land resource is put to optimal use.
Through this role, URA aims to make Singapore a great city to live, work and play.

As part of URA’s on-going efforts to provide excellent service to the public to facilitate property development, it has
produced a series of handbooks on development control to inform and guide the public on the procedures in
submitting development applications.

This Handbook on Gross Floor Areas is the latest in the series. The other handbooks in the series are:

Conservation Guidelines

Parameters for Residential Development

Parameters for Non-Residential Development

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PURPOSE OF THIS HANDBOOK

This handbook explains the principles of what constitutes gross floor areas. It also provides a listing of items that are
counted as GFA, partially counted as GFA, and not counted as GFA. If you wish to seek further clarification, please
call DCD Enquiry Line at 6223 4811.

The principles and illustrations used in the handbook are not exhaustive in covering all possible building designs. URA
reserves the right to interpret GFA matters based on the specific design of a development proposal on a case-by-case
basis.

This handbook is subject to revision from time to time. Nothing herein shall be construed to exempt the person
submitting an application or any plans from otherwise complying with the provisions of the Planning Act (Cap. 232)
and any rules and/or guidelines made thereunder or any other written law and/or guidelines for the time being in force.

While every endeavour is made to ensure that the information provided is correct, the Competent Authority and the
Urban Redevelopment Authority disclaim all liability for any damage or loss that may be caused as a result of any
error or omission.

Important Notes:

You are advised not to print any page from this handbook as it is constantly updated.

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URBAN REDEVELOPMENT AUTHORITY

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Part 1 GROSS FLOOR AREA

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1 Introduction
1.1 Prior to 1989, the development intensity for residential development was measured in terms of density i.e.
persons per hectare. For non-residential developments such as industrial and warehouse buildings, institutional
buildings, commercial buildings, and etc., the intensity was measured in terms of plot ratio. The methods used
also changed over the years.

1.2 In 1989, following the introduction of the new development charge system, the Gross Floor Area (GFA)
concept was adopted to determine the development intensity of a building. Under this GFA concept, all covered
floor areas of a building except otherwise exempted, and uncovered areas for commercial uses are deemed the
gross floor area of the building.

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2 Objectives

Gross floor area (GFA) measures the bulk and intensity of a development for the purposes of plot ratio control and
computation of development charge. Using this GFA concept, the owners or developers are free to determine how
much neutral areas they want to provide in their buildings.

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3 Definition of Gross Floor Area

3.1 All covered floor areas of a building, except otherwise exempted, and uncovered areas for commercial uses
are deemed the gross floor area of the building for purposes of plot ratio control and development charge. The
gross floor area is the total area of the covered floor space measured between the centre line of party walls,
including the thickness of external walls but excluding voids. Accessibility and usability are not criteria for
exclusion from GFA.

3.2 URA reserves the right to decide on GFA matters based on the specific design of a development proposal on
a case-by-case basis.

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4 Basic information required for computing gross floor area

4.1 Site Area

The site area is the area of a development plot measured between the survey boundary lines. The boundary line
defines the legal ownership of the property or development site. The development plot could either sit on a full lot
or on a part lot. If there are areas within the development site to be vested to the State, for example for road
widening or drainage purposes, these areas can be included as part of the development site for plot ratio
calculation. Once these areas are vested to the state, they cannot be used for plot ratio calculation, subsequently.

4.2 Plot Ratio

The plot ratio of a site is defined as the ratio of the gross floor area of a building(s) to its site area.

4.2.1 Proposed plot ratio

The proposed plot ratio as declared by the qualified persons in the EDAform/application form. Generally, this
plot ratio is not allowed to exceed the current Master Plan plot ratio.

4.2.2 Allowable plot ratio

The allowable plot ratio is the prescribed plot ratio in the current Master Plan.

4.2.3 Computation of plot ratio

Plot ratio = Gross Floor Area / Site Area

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5 Items counted as gross floor area

5.1 Airwells (in old developments)

Air wells and open courtyards of shophouses and old developments which existed before the introduction of the Planning Act in 1960
will be computed as existing gross floor area.

5.2 ATM kiosk

ATMs housed in permanent kiosk-type structures.

5.3 Balconies

Balconies are intended to be covered semi-outdoor spaces. Covered balconies constitute gross floor area (GFA). See Figures 5-1, 5-2
and 5-3.

Provision of balconies is encouraged to achieve the planning objective of enhancing the garden city ambience and promote greenery in
the sky. The GFA of the balconies is allowed to be computed over and above the Master Plan control, subject to a cap of 10%. Existing
developments, whose gross plot ratio (GPR) have exceeded the Master Plan intensity would also qualify for the additional balcony gross
floor area (GFA), subject to a cap of 10% of the existing and approved GPR.

However, this would not apply to existing developments whose building form, height or use are not in accordance with the planning
intention as indicated in the Master Plan, Building Height Plan or Special and Detailed Control Plan. For example, an existing flat and
condominium development within a Designated Landed Housing Area or Good Class Bungalow Area would not qualify for the 10%
additional GFA.

The additional 10% balcony GFA is applicable to:

a) residential developments (flats & condominium)
b) residential components within mixed-use developments and hotel developments

The balconies must have a continuous perimeter opening of at least 40% to qualify for the additional GFA. See Figure 5-4. This is to
safeguard a reasonable degree of openness in balconies to distinguish them from indoor spaces. It also reinforces the planning
objective of giving GFA incentive for balconies to facilitate planting and high-rise greenery.

The guideline will allow more flexibility in designing balconies where a variety of balcony forms can be considered in addition to the
usual rectilinear forms. See Figure 5.5.

Balcony screens can be allowed provided that they comply with the following performance criteria:
a) The proposed balcony screens allow for natural ventilation within the balcony at all times; and
b) The proposed balcony screen is capable of being drawn open or retracted fully.

See Figure 5.6 for some possible designs of balcony screens. Such screens are intended to enhance the functionality and usability of
balconies to meet homeowners changing needs (e.g. enclosing the balconies for safety and security reasons at some time but keeping
the balcony open at other times). It will also avoid inconsistent ad-hoc enclosures by individual owners which could detract from the
original building design and result in a messy and unattractive look, hence adversely affecting the property value.

The additional balcony GPR can only be used for balcony GFA and will not form the future development potential of the site upon
redevelopment. The additional balcony GFA is subject to payment of development charge or differential premium, where applicable.

Service balconies, which are commonly provided at the utility areas for the purpose of drying clothes, would not qualify for the additional
GFA.

[updated as at Feb 2007- Circular No:URA/PB/2007/01-DCD]

 Figure 5-1 Balconies

Figure 5-2 GFA Treatment on balcony & terrace

 Figure 5-3 GFA treatment on Balcony & Terrace

Figure 5-4 Computation of Balcony Perimeter Opening

[updated as at Feb 2007- Circular No:URA/PB/2007/01-DCD]

 Figure 5-5 Balcony Forms that can be considered as long as they meet the min 40% perimeter opening control

[Updated as at Feb 2007- Circular No: URA/PB/2007/01-DCD]

Example 1

Example 2

Example 3 Figure 5-6 Possible Design of Balcony Screens

Note:
The screen designs shown above are from overseas and are meant as examples only. Actual design proposals need not be limited to
those shown above as long the performance criteria are met.

5.4 Bicycle and motorcycle parks

Covered bicycle and motorcycle parks have to be computed as gross floor area. If the bicycle and motorcycle parks are located within
the car park floor or adjoining a driveway, they can be exempted from gross floor area.

5.5 Car parks

Private car parking lots which form part of a residential strata titled unit (flat, condominium) or are used exclusively by a residential strata
titled unit are counted as GFA if they are not sited on a common car park floor. For example, private car parking lots directly accessible
from the residential strata units on the upper floors. (see example below)

Typical floor plan – 18th floor

Car park lots which forms part of a mechanized car parking system adjacent to residential units can be treated as machinery and be
excluded from GFA computation, if it meets ALL the following criteria:
a) There should not be fixed concrete or metal floor slabs or platforms where the cars are parked.
b) Carpark spaces should be accessed through common areas (e.g. staircase landing).
c) Carpark spaces are common property managed by the MCST and not to be strata-subdivided.
d) Carpark spaces are used solely for car parking and are to be annotated on plans as such.

The additional car parks provided in excess of the Land Transport Authority’s (LTA) minimum standard are to be computed as gross
floor area if they fall within the category mentioned below:
(i) commercial and hotel development for new erection applications submitted on or after 24 Feb 1999.
(ii) any amendment and/or additions and alterations applications to the new erection proposals mentioned in a) above.
(iii) commercial and hotel components in white sites and mixed-use developments submitted on or after 26 Apr 2001 where the
commercial and/or hotel components form more than 20% of the total GFA.
(iv) Any subsequent amendment and additions and alterations applications for White sites and mixed-use developments.

The additional car parks only apply to integrated car park lots within a development e.g. multi-storey or basement car parks which can
be converted to other uses without affecting the building bulk. Additional mechanised and surface parking lots will not be counted as
GFA. However, in a development where integrated and other car park lots (mechanised or surface car parking lots) are provided, the
other lots will be first counted to meet LTA's minimum requirements.

Note: Applicant is required to submit Form DC 17 for computing the excess car park GFA.

See Figure 5-6

 Figure 5-6 Form DC/PR 17

5.6 Catwalk
Covered catwalk within a building constitutes gross floor area. Catwalk less than 1 m wide provided for the maintenance purpose can be
excluded from gross floor area. See para 7.7 (ii).

5.7 Floors

5.7.1 Perforated floors

Covered perforated floors or heavy duty mesh floor constitutes gross floor area. Material is not a criterion for exclusion from gross
floor area. See Figure 5-7 below.

Figure 5-7 Floor Plan

5.7.2 Intermediate floors

Intermediate load-bearing floor over toilet, lunch room, offices, bin centre, substation & etc. in buildings with high ceiling constitutes
gross floor area. Sloping floor is not a criterion for exclusion from GFA. See illustration below.

Figure 5-8 Section of a building

5.7.3 Floor under a pitch roof

If the height of the roof measured from the springing line to the ridge is > 1.5m, the load bearing floor under the roof, regardless of
accessibility or use (except for M&E use) is computed as GFA. See illustration below.
 Figure 5-9 Section of a building

5.7.4 Floor under a raised platform

If the height of the raised platform measured from the floor to the underside of the platform or seats is > 1.5m, such area has to be
computed as GFA. For example, raised platform in cineplexes. However, a floor with retractable seats need to be counted once.

Figure 5-10 Section of a building

5.7.5 Voids

Enclosed dead space at any level (commonly annotated as void space).

Covered enclosed space ( regardless of accessibility use or height) constitutes GFA.

 Figure 5-11 Section

5.8 Guardhouse & sentry post

5.9 Household shelters

Household shelters constitute gross floor area. However certain areas created as a result of these shelters are excluded from GFA. See
illustration below for area to be included as GFA. For non-household shelter areas to be excluded from GFA, refer to para 7.19.

Figure 5-12 Section of a building

5.10 Lift Motor Room

Lift motor room constitutes GFA. See Figure 5-13 below.

 Figure 5-13 Section of a building

5.11 Loading and unloading platforms

5.12 Outdoor refreshment areas (ORA)

Constitutes gross floor area and it shall form part of the total GFA for the development, except for those mentioned in para 5.12.1 and
5.12.2.

5.12.1 Located at the rooftop

The rooftop pavilion together with the uncovered outdoor refreshment area will be computed as GFA. E.g. Beer garden at the roof
top. However, the GFA involved in such commercial use will be allowed to exceed the current Master Plan plot ratio control, subject
to payment of development charge or differential premium.

5.12.2 Within Orchard Planning Area

The GFA for ORA at other levels shall form part of the total GFA for the development. Only the gross floor area for the outdoor
refreshment area next to pedestrian mall level, inclusive of the markers, can be computed over and above the approved or the total
permissible GFA for the development. However, this outdoor refreshment area shall be confined to the boundary of the subject
development and defined by markers, e.g. planters or flower pots/beds. Umbrellas, retractable canopies, light weight structures can
be used for the ORA to add more interest and diversity to the streetscape.

The combined length of the frontage for ORA and outdoor kiosks shall not exceed 60% of the total length of the development
facade along the same side of the road.

The GFA will be subject to development charge or differential premium, where applicable.

Each proposal will be evaluated on a case-by-case basis and on the merits of the individual proposal.

5.12.3 Along Singapore River Promenade

Umbrellas and tent structures can be used for the ORA. The frontage guideline does not apply to the Clarke Quay and Boat Quay
Conservation areas.

As the proposals sit on state land, applicants will have to obtain the temporary occupational licence (TOL) from SLA or its appointed
agent.

5.13 Outdoor refreshment kiosk

A small structure which provides retail or F&B services. Outdoor kiosk and ORAs are encouraged to add vibrancy to a specific area.
There is no control on the size of the kiosk except for those mentioned in para 5.13.1 and 5.13.2.

5.13.1 Within Orchard Planning Area

Outdoor refreshment kiosk complements the use inside the main building. However, it has to comply with the following:
(i) Located within the boundary of the subject development.
(ii) The maximum allowable size of the kiosk is 30m2.
(iii) Maximum height of kiosk shall not exceed 6m.
(iv) Structure - light frame.
(v) Opaque panels for kiosk structure shall not exceed 1.2m Full height panel to
conceal storage space can be allowed up to 1m wide. See illustration below.
(vi) GFA for the kiosk next to the pedestrian mall can be computed over and above
the total permissible GFA for the development.
 (vii) The GFA will be subject to development charge or differential premium, where
applicable.
(viii) The total length of the frontage for outdoor kiosks should not exceed 25% of the
development facade along the same side of the road.
(x) The combined length of the frontage for outdoor kiosk and ORA should not
exceed 60% of the development façade along the same side of the
road/promenade.

5.13.2 Along Singapore River Promenade

(i) The maximum allowable size of kiosk is 15m2. 600mm wide apron is permitted if
the kiosk sits on a turfed area.
(ii) Maximum height of kiosk shall not exceed 4m.
(iii) The total length of the frontage for outdoor kiosks should not exceed 25% of the
development facade along the same side of the road.
(iv) The combined length of the frontage for outdoor kiosk and ORA should not
exceed 60% of the development façade along the same side of the
road/promenade.
(v) The frontage guideline does not apply to the Clarke Quay and Boat Quay
Conservation areas.

5.14 Recessed windows (Reversed of bay window)

Area under a recessed window regardless of the height of the window. It is considered part of the internal floor plate. See illustration.

Figure 5-15 Section of a recessed window

5.15 Refuse chambers

Refuse chamber regardless of height constitutes GFA.

5.16 Screening for planter boxes

*Full height louver screening along the outer perimeter for planter boxes would be computed as part of GFA. (see diagram B below)
 Figure 5-16 Screening for planter boxes

[*updated as at Aug 2004]

5.17 Internalised planter boxes

*Inward facing planters proposed within recessed area of the building would be computed as part of GFA. See illustration below.

Figure 5-17 Screening for planter boxes

[*Updated as at Feb 2006]

5.18 Staircases

The floor plate containing the staircases has to be counted once. Staircases collapse upwards has to be counted at the upper floor
plate. See illustration below.

Figure 5-18 Section of staircases

5.18.1 Scissor staircases

The staircases have to be counted separately i.e. if there are 2 sets of staircases, they have to be counted twice.

5.19 Swimming Pools

Covered swimming pool constitutes gross floor area.

5.20 Urban Verandahs (for Orchard Planning area)

Urban Verandahs are unenclosed porch-like extensions from the front facade of existing developments at the 2nd storey that can
support outdoor refreshment areas. They add vibrancy, variety and also enhance pedestrian connectivity by providing sheltered
connections between bus stops and the covered walkways of buildings, as well as between buildings.

The urban verandahs must comply with the following:

(i) Maximum projection of the verandah from the building facade should not exceed 7.5m except where it connects to an existing
bus-stop. In this case, the width of this connection should not exceed the length of the bus-stop.
(ii) Total length of the verandah for one building should not exceed 40% of the length of the building frontage.
(iii) Total length of frontage for outdoor kiosk and ORAs on the 1st storey, including the area under the UV should not exceed
60%.

Urban Verandahs between developments will be allowed over and above the 40% building frontage allowed for the verandah, subject to
conditions.

The GFA for the urban verandah can be computed over and above the approved or the total permissible GFA for the development and
is subject to payment of development charge or differential premium, where applicable. Urban verandahs used for commercial purposes
will be counted as GFA while the non-commercial urban verandahs forming part of the pedestrian circulation network will not be counted
as GFA.

In the event of redevelopment, owners will be allowed to provide another urban verandah with the same quantum of GFA, provided that
it is similar in spirit, concept and objective as those set out in the guidelines. This GFA will not be transferable for other uses elsewhere
in the development.

5.21 Void deck of residential buildings

Void deck of residential building constitutes gross floor area. This area, used exclusively by the residents do not qualify as public
spaces. The 45-degree exemption can be applied if it is used as a communal landscaped areas, see item 6.1.

5.22 Walls and columns

 All walls and columns including those which form part of an enclosed areas in car park floors such as staircase, lobby area, service
ducts are to be included in GFA computation.

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6 Items partially counted as gross floor area

6.1 Communal landscaped areas on the 1st storey

To encourage a more generous provision of covered landscaped communal areas and greenery on the 1st storey,
such landscaped areas at the 1st storey that are shaded by a structure or a floor or overhang above can be
exempted from GFA. The maximum area to be exempted is defined by a 45-degree line taken from the edge of
the overhead projection. The communal landscaped areas within this 45-degree line must be unenclosed and
accessible and can be used for communal activities. See Figure 6-1.

The communal area to be exempted from GFA should have a luxurious provision of quality landscaping with a
variety of vegetation, turfing or simulation of natural terrain. These landscaping should enrich the identity of the
communal area with elements of nature and contribute substantially to the greenery of the environment.

To enable us to evaluate the application, the architect has to submit a landscaping plan for URA's consideration.
 Figure 6-1 Covered communal landscape areas on 1st storey

6.2 Major public space

The entire covered area dedicated for public space can be excluded from GFA computation if they satisfy the
eligibility, locational, urban design and operational guidelines spelt out below.
 Eligibility criteria - Office, shopping, hotel and institutional developments (civic &
community institutions) and tertiary educational institutions only
Locational criteria - Must be located within commercial areas in the Central Area, Regional
Centres (Tampines, Jurong East & Woodlands) & major commercial
areas around Bishan MRT Station, Buona Vista MRT Station, Paya
Lebar MRT Station & Serangoon MRT Station
- Must be located at a pdestrian node along a heavy pedestrian route
- Must be located at the focal point of a visual corridor
- Must be located at the 1st storey level of a prominent building
Urban design - Must be easily-accessible and well-linked to adjacent developments
guidelines and pedestrian network
- Must not affect the flow of shopping and pedestrian activities
- Must have a high volume ceiling height
- Must have appropriate public amenities
Operational guidelines - Must be open to the public at all times
- Public spaces cannot be enclosed and cannot be converted to any
other uses in the future

6.3 Secondary public space

The 45-degree exemption can be applied to the covered public spaces which satisfies the following:
(i) the space must face a main road (excludes service road and backlane, public pedestrian promenade/
mall and/ or public open space/ landscape area.
(ii) width of the external opening of the covered public space should not be more than *40% of the length
of the same building façade.
(iii) the space must be kept open at all times for public use as part of the public pedestrian network.
(iv) *it shall be kept open at all times and not rented out.

The 45 degrees is measured from the building edge or the canopy, if applicable. For cases where there are drop
panels constructed of permanent and opaque structures; for example brickwalls or rc beams, the 45 degrees is to
be measured from the edge of the brickwalls or rc beams. See Figure 6-2 and 6-3.
Figure 6-2 Secondary public space
 Figure 6-3 Secondary public space

[*Updated as at Apr 2005]

6.4 Lift lobbies in car park floors

GFA computation is limited to an area equivalent to the size of the lift shaft or to the actual size of the lift lobby,
whichever is smaller. This is intended to provide flexibility in design and ease of computation.

6.5 Lift shaft

Lift shaft including the thickness of the walls are computed as GFA. They are counted once at the 1st storey
level. See Figure 6-4.

Figure 6-4 Lift Shaft

6.6 Service ducts

Service ducts including the thickness of the walls are computed as gross floor area. They are counted once at the
1st storey level. Service ducts are counted once provided the vertical space is hollow. If the service ducts starts
from the 2nd storey, the service ducts at the 2nd storey are counted as gross floor area. Service ducts are to be
counted at every level if they are slabbed over.

Non load-bearing fire-stop material to compartmentalise the service duct will not be deemed as gross floor area.
 Figure 6-5 Service duct

6.7 Sky terraces

Sky terraces are open-sided areas at the intermediate floors of a building. The floor area of the open-sided
terrace which can be excluded from gross floor area computation, is defined by the 45-degree line *taken from
the underside of any permanent or opaque structure, and not from the underside of a drop panel. See Figure 6-6.

The 45-degree can only be applied from the external wall inwards and not from the recessed walls. See Figure 6-
7.

To qualify for the 45-degree exemption, the sky terrace must satisfy the following:
(i) *access to the sky terrace must be from the common areas ONLY.
(ii) the sky terrace is used for communal activities or for landscaping.
(iii) at least 40% of the perimeter wall of sky terrace must be open. See Figure 6-8.

Note: The sky terrace must be accessible to all occupants of the building such as commercial, industrial,
institutional or residential buildings except for landed housing development.

[*Updated as at Apr 2005]

*In order to ensure that sky terraces still appear as lofty and voluminous spaces that provide effective visual relief
to the façade of a development from the surrounding area, the drop panels within the 45 degree line shall be
subject to the following:
(a) The drop panel shall be a maximum of 1/3rd of the height of the external opening (see Figure 6.6); and
(b) The drop panel shall be visually transparent and may be in the form of louvres, fins, transparent glass,
or other sun shading/wheather protective devices. Drops panels of solid or opaque façade elements
will not qualify for such GFA exemption.

[*Updated as at Jul 2006]

*Additional Residual GFA for Sky Terraces

On top of the GFA exemption defined by the 45-degree line, additional residual GFA, subject to a cap of 20% of
the area of the floor plate, that form part of the sky terrace but fall outside the 45-degree line can be exempted
from gross floor area computation subject to the following criteria:
(a) The sky terrace areas within the 45-degree line must occupy at least 60% of the foor plate. The
remaining 40% (max) of the floor plate can be used for ancillary/complementary uses.
(b) The residual area eligible for GFA exemption under the revised guidelines must form an integral part of
the sky terrace, which must remain unenclosed, communal and non-commercial in nature. Residual
areas which serve as corridor spaces to residential units, commercial units or other ancillary/
complementary areas will not qualify for GFA exemption.
 (c) The At least 60% of the perimeter of the sky terrace floor should be kept open with low wall.

See Figure 6-9 and 6-10.

Sky terraces occupying less than 60% of the floor plate can continue to enjoy the current GFA exemption based
on the 45-degree line. The additional 20% GFA exemption for the residual areas would not apply in such cases.
See Figure 6-11.

Figure 6-6 Sky terrace

 Figure 6-7 Plan of a sky terrace

Note:
45 degree can be applied from the external wall inwards as illustrated by the arrows provided the perimeter wall
is open sided. 45 degrees cannot be applied from the recessed walls marked with a cross.
Figure 6-8 Sky Terrace - Plan showing how the % of perimeter wall is computed
Figure 6.9 – Plan illustrating the concept of the residual GFA exemption

Figure 6-10 – Sample computation (1) of GFA exemption

 Figure 6-11 – Sample computation (II) of GFA exemption

[*Updated as at Apr 2005]

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Handbook on GROSS FLOOR AREA
URBAN REDEVELOPMENT AUTHORITY

As at Jun 2007

7 Items not counted as gross floor area

7.1 Aesthetic mouldings

Aesthetic mouldings are architectural features or ornamental mouldings to express a particular style or to enhance the facade of the building.
These features are purely decorative. For example; cornice.

7.2 AHU

AHU suspended and supported by metal brackets or beams within voids. They are regarded as equipment and not structures per se.

7.3 Balancing tank

Balancing tank are akin to water tank.

7.4 Basement diaphragm walls

Basement diaphragm walls inclusive of the basement walls are built along the periphery of the site and are usually required to meet structural
conditions in basements.

7.5 Bay windows

Bay windows not exceeding 500 mm wide and are raised 500mm or more from the floor level can be excluded from gross floor area
computation. For bay window exceeding 500mm in width or are raised less than 500mm from the floor level or for sections where the bay area
abuts a wall (irrespective of the type of materials), columns or opaque structures, the raised bay area would not be considered a bay window and
it has to be computed as gross floor area. See illustrations below.
 Figure 7-1 Bay Window

7.5.1 *Combinations of bay windows and balcony

Bay window when proposed in between the bedroom and adjoining balcony would cease to be an external window cantilevering out from the
external main wall line of a building. As such the GFA exemption for the bay window did not apply for such proposals.

For the various permutations of such bay window cum balcony as shown below, diagrams 1 to 3, the floor slab as highlighted in yellow would be
computed as GFA. To avoid double counting, the bay window slab in diagram 1 would be computed as GFA since the floor slab below the bay
window would not be computed as part of balcony GFA.

Bay windows proposed in combination with planters would continue to be exempted from GFA, as long as the combined structures did not
protrude more than 1m from the external main wall line.

[*updated as at Dec 2006]

Diagram 1
 Diagram 2

Diagram 3

7.6 Bin point

Bin point at gate post.

7.7(i) Cable chambers

For standalone electric substation or substation that is located away from the main building, the following must be satisfied:
(a) if the height of the cable chamber, measured from the floor to the underside of the upper floor, is less than or equal to 2.0m or
(b) if the combined height (a + b) as shown in Figure 7-2 below does not exceed 4.5m for residential, 5.0m for commercial or 6.0m for
warehouse development, the cable chamber can be excluded from GFA.

If the electric substation is integrated within the main building, the height of the cable chamber, is allowed to exceed 2.0m subject to a maximum
2.5m. See Figure 7-3 below.

The 2.0m height includes the structural beams. The cable chamber has to be computed as gross floor area if it deviates from the above
guidelines.
 Fig 7-2 Cable chamber

Figure 7-3 Cable chamber

7.7(ii) Catwalk not exceeding 1m wide

Catwalk for maintenance purposes.

7.8 Car parks and car park floors

Generally, car parks are excluded from gross floor area computation. Please refer to item 5.5 for exceptions.

7.8.1 Car porch and garages in landed housing

The exemption strictly applies to parking spaces and do not apply to terrace/patios and other areas adjoining the car porches/garages which
are not used for car parking.

7.8.2 Car park floors – Left over spaces or residual spaces

This refers to all left over spaces like pedestrian walkways, pavements, planting boxes and residual areas (including areas enclosed on 3
sides regardless of shape or size) arising from the layout of parking lots. *The residual area is incapable of accomodating an additional car
park lot (see Figure 7.4).

M&E spaces enclosed by chain-link fencing or low parapet wall will not be counted as gross floor area. However, area enclosed by chain-link
fencing for storage purposes (other than M&E equipment & water tank), enclosed staircases, loading/unloading platforms, stores, toilets, lift
lobbies are to be counted as gross floor area.

*Pure Car Park Floors

(a) For pure car park floors, corridors with a maximum of 3 sides enclosed that lead directly from the carpark to the lift lobby can be
considered as residual car park area (figure 7.5);
(b) Areas within pure car park floors that have a concentration of columns that render parts of the car park floor unusable can be
considered residual and exempted from GFA (Figure 7.6). However, this design is discouraged because it is not considered
optimal.

*Car Park Floors Integrated with Other Uses

(a) For a floor containing part car park integrated with other uses e.g. residential units, commercial shops/offices, etc, the car park
floor area should be clearly carved out from the non-parking area (see Figure 7.7);
(b) Corridors within integrated car park floors that lead to other areas of the main building will not be considered residual and shall be
computed under the main building use GFA (Figure 7.7a);
(c) Areas within integrated car park floors that have a concentration of columns and do not contain car parks or vehicular circulation
area will be evaluated on a case-by-case basis to confirm whether the area is to be considered residual and qualify for GFA
exemption.

Figure 7-4: Residual areas incapable of a accommodating additional car park lot

Figure 7-5: Corridors leading from car park to lift lobbies in pure car park floors
Figure 7-6: Areas with large concentration of columns on pure car park floors that renders the space unusable

Figure 7-7: To demarcate car park area from other non-car park areas on the same floor
 Figure 7-7a: Corridors leading to other non-car park areas on mixed use floors to be computed as GFA

[*Updated as at Apr 2005]

7.9 Curtain wall or cladding system

For buildings with curtain wall or cladding systems fixed onto the main structure, the gross floor area shall be measured up to edge of the main
structural floor slab. However, if there are external walls, the gross floor area shall be measured up to the thickness of the external walls
excluding the curtain wall or cladding systems.

See illustration below

Figure 7-8 Curtain wall/Cladding

7.10 Driveways

Driveways are treated as part of the vehicle circulation area.

7.11 Drop-off point

Drop-off point can be excluded from GFA.

7.11.1 Covered leftover landscaped communal space at the 1st storey created by the driveway or drop-off point

These are covered leftover spaces that are created due to the layout of the driveway or drop-off point. However, these areas must be
communal areas and be landscaped. See illustration
 Figure 7-9 Cover Landscaped area

7.12 Entrance canopy/main entrance

Only one main entrance is exempted from gross floor area computation. If there are more than one entrance, the second and subsequent
entrances have to be included in the gross floor area computation.

7.13 Ledges

7.13.1 Air-conditioner ledges

Air-conditioner ledges, including L-shaped a/c ledges not exceeding 1m wide, as measured perpendicularly from the external wall, are
excluded from GFA.

This also apply to the situations illustrated below, where the a/c ledges may project more than 1m at the corner, as measured from the wall.

For a/c ledges exceeding 1m width, the entire area is computed as GFA. This is to ensure that a/c ledges are used for the sole purpose of
supporting a/c equipment and not as extended ledges that may be converted later to liveable area (e.g. balcony, room extension).

Figure 7-10 Air-conditioner Ledges

7.13.2 Firemen’s ledge

Firemen’s ledge is defined as reinforced concrete plate outside the building without any railing or parapet wall. The firemen’s ledge must not
exceed 1.4m wide for residential development and 1.0m wide for non-residential development. For firemen’s ledge exceeding 1.4m wide or
1.0m wide for residential development and non-residential development respectively, the additional area has to be counted as GFA.
 7.13.3 RC ledge (for sunshading purpose only)

*This exemption strictly applies to RC ledge located on the external façade of the building and is not applicable to internal void
space/courtyard.

RC ledge is defined as reinforced concrete plate outside the building without any railing or parapet wall. The RC ledge must not exceed
2.0m. For RC ledge exceeding 2.0m wide, the area to be excluded from GFA can be allowed up to 2.0m. The remaining portion has be
counted as GFA. The same method is applied to area exempted under the roof eaves.

[*updated as at Dec 2004]

7.14 Letter boxes

Unenclosed letter boxes in car park floors.

7.15 Linkages

To enhance design flexibility in providing more pedestrian thoroughfares and linkages for ease of pedestrian movement, covered walkways,
footways and linkways can be excluded from gross floor area computation.

7.15.1 First storey

7.15.1.1 Covered public footway/walkway

(i) Covered footway/walkway abutting existing or proposed roads at the 1 st storey level only
(ii) Covered footway/walkway facing any existing or proposed public road, public pedestrian mall, public open space/landscaped
area or which links 2 public areas. The footway or walkway is required by the Competent Authority or other Government
agencies and is to be kept open at all times for public use as part of the public pedestrian network.

7.15.1.2 Covered linkways

(i) Open sided linkways incorporated as part of landscaping area.
(ii) Linkways that connects one building to another and do not form part of the main building.

7.15.1.3 Through-block pedestrian linkages

The following criteria must be satisfied.

(i) The link must run through a building block and directly connect two parcels of public areas i.e. main road (exclude service
road and backlane), public pedestrian promenade /mall and public open space/landscaped area.
(ii) In each building only one through-block pedestrian link is allowed. The link must give a through view of the pedestrian route
from one end to the other.
(iii) The internal clear width of link should be more than 4m and less than 7m.
(iv) Changes in the floor levels of the linkage shall be accommodated by ramps.
(v) The link must be kept open at all times for public use. Clear and prominent signages with minimum size of 4m2 are to be
displayed above the entrances to inform the public that the linkage is open 24 hours for pedestrian circulation.

See Figures below.

 Figure 7-11 Through-block pedestrian links

7.15.2 Upper level linkages

7.15.2.1 High level pedestrian linkages between different developments.

They must satisfy the following:

(i) The link must connect two common public areas at upper floors of different developments and be used strictly for circulation
only.
(ii) The link must span across minor road. However, the link that span across development boundary can also be considered.
(iii) The internal clear width of the link should be more than 4.0m and less than 7.0m.
(iv) The link must be open during normal business operation hours for public use as part of the public pedestrian network. The
link should be directly accessible via lifts and/or staircases from the 1st storey public lobby.

See Figure below.

 Figure 7-12 2nd storey and high level pedestrian link

7.15.2.2 Communal sky bridge between different buildings in a single development

The communal sky bridges linking blocks within a single development must satisfy the following criteria:
(i) The sky bridge must connect two communal areas within the development.
(ii) The sky bridge should form part of the communal circulation network within the development.
(iii) No part of the sky bridge shall be rented out or form part of any strata unit.

See illustration below.

 Figure 7-13 Communal sky bridges linking within a development

7.15.3 Underground

7.15.3.1 Underground pedestrian links to rapid transit system (RTS) stations

As the underground pedestrian links function as a public thoroughfare, the floor area of the underground pedestrian walkway can be
exempted from the gross floor area computation if the following criteria are satisfied.

The underground pedestrian link will have a clear pedestrian walkway width of:
(i) Between 6m - 7m for walkway with single-loaded uses; or
(ii) A minimum width of 7m for walkway with double-loaded uses. For walkways that are greater than 7m wide, the exemption
is given up to 7m only.

See Figure below.

 Figure 7-14 Schematics sections of underground pedestrian links to rapid transit system (RTS) stations

7.16 Loading & unloading bay

Loading and unloading bay is excluded from gross floor area computation. However, loading and unloading platform has to be included in the
gross floor area computation.

7.17 M&E floors with limited headroom(< 1.5m)

M&E floors with 1.5m or less headroom can be excluded from gross floor area computation. The height of the M&E floor is measured from the
floor to the underside of the upper floor. See illustration below. False or suspended ceiling cannot be deemed as the upper floor. M&E floors with
headroom > 1.5m constitute gross floor area. For M&E floors with varying headroom i.e. the height of the headroom varies from below 1.5m to
exceeding 1.5m, the entire floor would be computed as gross floor area.
 Figure 7-15 M & E floor

7.18 Meter compartment

Meter compartment integrated within the gate post.

7.19 Non household shelters

The part of the household shelter core that extends to the building foundation is not counted as gross floor area. Refer to Non-GFA (C) in
illustration. If the r.c. slab is located at an intermediate level between floors then it is not counted as GFA. Refer to Non-GFA (A) in illustration. If
the r.c. slab is located at the roof level then it is not counted as GFA . Refer to Non-GFA (B) in illustration.

Figure 7-16 Non Household shelters

7.20 Ornamental pond/Reflective pool

Covered ornamental pond/reflective pool which forms part of the communal landscaped deck at the 1st storey. Area to be exempted is delineated
by the 45 degree line taken from the edge of the floor or overhang above the landscaped deck.

7.21 Pavilions

7.21.1 Located at 1st storey

Open sided pavilions (with no commercial use) incorporated as part of landscaping.

Open sided pavilions with BBQ pit facilities can also be exempted from gross floor area computation.

7.21.2 Located at rooftop

Pavilions at the rooftop for all types of development except landed housing. To qualify for exemption, the following criteria must be satisfied.
(i) The pavilion can be free-standing or partially attached to the main building provided the attachment is less than 50% of the
pavilion’s perimeter. See illustration.
(ii) Single-storey (overall height less than 6 m) with non-load-bearing roof cover. It can be open sided or partially enclosed provided
the enclosed portion shall not exceed 50% of the pavilion’s perimeter. See illustration.
(iii) The coverage of the pavilion shall not be more than 50% of the area of the same flat roof containing the pavilion.
(iv) *The pavilion must be used as part of the landscaped features.

[*Updated as at Apr 2005]

Figure 7-17 Rooftop pavilion

 Fig 7-18 Illustration of a pavilion attached to the main building with 50% perimeter enclosure

Illustration of a free standing pavilion with 50% perimeter enclosure

 Fig 7-19 Illustration of a free standing pavilion with 50% perimeter enclosure

7.22 Perforated structures

*All covered perforated structures (including the area covered by the perforated structures) will be considered as GFA, except for perforated
metal catwalk or platform that does not exceed 1m in width. For such perforated metal catwalk or platform, the catwalk/platform will not be
considered GFA if the width does not exceed 1m.

[*updated as at 20 Oct 2004]

7.23 Planter boxes

*To encourage the provision of skyrise greenery, cantilevered planter boxes that serve to contribute to enhance the overall environment,
satisfying the following criteria can be excluded from for gross floor area computation.
(i) Maximum width of 1m width; and
(ii) Minimum 500mm depth (for planting purpose).

Figure 7-20 shows some configuration of planter boxes. Generally, there is no control on the position or height of railings and design of window
or door.

For planter boxes that exceed 1m width, or do not satisfy the minimum 500mm depth, the entire area will be computed as GFA. This is to ensure
that planter boxes are used solely for planting purposes and not as an extended area that may be converted later to livable area.(e.g. balcony).

[*Updated as at Feb 2006]

Figure 7-20 Examples of allowable planter box configurations

 Figure 7-21 Planter Boxes

7.24 Private enclosed space

Private enclosed space on the 1st storey or on the podium roof shadowed by the roof eaves or building structures not more than 2m in depth
measured from the external wall (See Figure 7-22).

Figure 7-22 PES Covering

[Updated as at Feb 2007 – Circular No:URA/PB/2007/01-DCD ]

7.25 Pump rooms with less than 1.5m headroom

7.26 Rainwater holding tanks

Rainwater holding tanks buried in the ground. This includes underground tank and water tanks.

7.27 Racking system

7.28 Refuse chute

Only the hollow space is exempted from GFA. However, it has to be counted once similar to a service duct if it does not end at a bin chamber.

7.29 Roof covers to screen roof top services

The provision of roof covers to screen off unsightly rooftop services would be exempted from gross floor area computation. To qualify for
exemption, it must satisfy the following:
The cover must be non-load bearing and rest on the springing line or spring from the main roof.
The covered area must house the M&E and other service equipment.

Besides pitched roofs and other non-load bearing roof, other tightly enclosed non-usable space at the ceiling level would be similarly exempted.
See Figure below.

Figure 7-23 Rooftop Covers

7.30 Roof eaves & sun shading devices

7.30.1 Roof eaves and sun shading devices located below 6th storey

For area shadowed by the roof eaves and sun shading devices located below 6 th storey for all types of developments, only 2m of the
shadowed area can be excluded from gross floor area and site coverage computation if the features comply with the following conditions:
(i) The roof eaves and sun shading devices shall be column-free and shall not be accessible except for maintenance purposes only
(the QP is to declare this on the proposal plans).
(ii) The roof eaves and sun shading devices has to comply with the setback guidelines from the common boundaries of the
development, as follows:
(a) 1.0m for landed housing in non-GCBAs, 1.6m for landed housing within GCBAs.
 (b) 2.0m for non-landed residential developments and non-residential developments.
(iii) For roof eaves and sun shading devices facing public roads shall be allowed within the physical buffer but not within green buffer.
This is allow sunlight and rain to reach the plants grown in the green buffer.
(iv) The owner of the development shall comply with the Written Permission condition to take appropriate measures to prevent
spillage of rainwater to the neighbouring sites arising from the roof eaves and sun-shading devices.

[updated as at Oct 2005]

See illustrations below.

Figure 7-24 Roof eaves exemption

Figure 7-25 Roof eaves exemption

7.30.2 Roof eaves and sun shading devices located at the 6th storey and above

For area shadowed by the roof eaves and sun shading devices located at the 6 th storey and above for all types of developments, the entire
area will not be computed as gross floor area and site coverage if it satisfies the conditions (i) – (iv) stated in item 7.30.1 above.

[updated as at Oct 2005]

See Figure below.

 Figure 7-26 Roof eaves and sun-shading devices located at the 6 th storey and above

7.31 Roof terraces

Roof terraces which are covered by roof eaves/overhang can be excluded from gross floor area computation. However, only 2m of the covered
area can be excluded from gross floor area computation if the roof eaves is located below 6 storeys. If the roof terraces is covered by roof
eaves/sun shading devices that are located 6 th storey or more from the terrace, the entire covered area would be excluded from gross floor area
computation. See illustration below.

Figure 7-27 Roof Terrace

7.32 Shadow areas

Shadow areas under building projections e.g. a/c ledge, firemen’s or reinforced concrete (RC) ledge, planter box, bay window, balcony, design
feature, structural projection (platform or decking), sunshading devices can be excluded from gross floor area subject to the following:

7.32.1 Shadow area cast by building projections from the building facade, which are located below the 6th storey.

The shadow area up to 2.0m only, measured from the building façade can be excluded from gross floor area computation. See Figure
below.
 Figure 7-28 Shadow area below building projections located below 6th storey

7.32.2 Shadow area cast by any structure which are located on the 6th storey and above

The entire shadow area can be excluded from gross floor area computation. See illustration below.

Figure 7-29 Shadow area cast by any structure which are located on the 6 th storey and above
7.32.3 The shadow area cast by the structure projections could fall on flat ground, sloping ground, communal area or
private enclosed space on the ground.

However, the shadow area must not fall within a walled-up enclosed space and balcony area. The shadow area must be column free. See
Figure below.

Figure 7-30 Shadow area below building projections - for projections located at 6 th storey or above

7.32.4 Sloping ground

Shadow areas on existing undulating sloping terrain or sloping ground below building structures, platform or deck can be excluded from
gross floor area computation. To qualify for exemption, the exempted shadow areas cannot be enclosed on the sides. See Figure below.

Figure 7-31 shadow area on sloping ground below building or platform/deck

7.32.5 Gondola platform at roof top

Shadow area cast by roof top level gondola platforms. See Figure below.
 Figure 7-32 Shadow area below roof top gondola platform

7.32.6 Elevated linkway

Shadow area cast by link bridges or elevated linkway. See illustration below.
 Figure 7-33 Shadow area below elevated linkways

7.32.7 Shadow area of columns within the 45-degree line

*See illustration below

 Figure 7-34 Shadow area of columns within the 45-degree line

[*updated as at Aug 2004]

7.33 Staircases

The floor plate containing the staircase has to be counted once. Staircases collapses upwards has to be counted at the upper floor plate.

7.33.1 Staircases – intermediate staircase

Staircases at intermediate levels that is not connected to any floor can be excluded from gross floor area. However, staircases within a floor
though not accessible to that particular floor has to be computed as gross floor area.

Figure 7-35 Intermediate staircase

7.33.2 Staircases – connecting floors with high floor-to-floor height

For residential blocks that proposed high void deck which is counted as multiple virtual floors (see Figure 7-35a). Such a design takes
advantage of the higher aggregated building height as the virtual floors are proposed as additional floors to the real habitable floors. The
staircases connecting from the ground to the lowest accessible floor (say on 4th storey) are often proposed as intermediate staircases with
GFA exemption.

For purpose of GFA exemption, an intermediate staircase shall connect between consecutive floors (e.g. 1st to 2nd storey, see Figure 7-
35b). However, flight that connect between 1st to 4th storey with a virtual floors in between will not be exempted from GFA, even if there is
no access to the in-between "virtual" storeys (Figure 7-35a).

Figure 7-35a: Staircases connecting virtual floors not intermediate staircase

Figure 7-35b: Intermediate staircase

[*Updated as at Apr 2005]

7.33.3 Staircases - Uncovered external perforated staircases

*All uncovered external perforated staircases, regardless of materials of material, will be counted as GFA, except where such staircases
serve industrial or warehouse developments.

For pure industrial/warehouse developments, uncovered external mild steel perforated staircases can be allowed and be excluded from
gross floor area computation provided the development already provides a covered internal staircase to serve users of the building. In
addition, if the width of the uncovered external mild steel perforated staircase is more than 1m, the developer would be required to provide
an undertaking not to cover up the external staircase subsequently. The width of the external staircase includes the staircase landings. See
Figure 7-36 on how the width of the external staircase is measured.

[*updated as at Jan 2005]

 Fig 7-36 Uncovered external perforated staircase width of staircase = w

7.34 Structural protrusion from building wall line

*Certain non-GFA building features can be allowed to be extended from the building wall line to meet different needs e.g. planter boxes, air-con
ledges, RC ledges for sun-shading purposes. These features were intended to be short appendages to the external building wall and not
extensive overhangs. As such, the intent has always been to measure the GFA-exempted distance of these building projections from the building
wall for the purpose of GFA exemption.

In situations where one feature is “added” on to another feature, the width of projection of these structures should be measured from the building
wall line. If the proposed feature as measured from the wall line exceeds the dimension prescribed for GFA exemption, it would not qualify for
any GFA exemption. See illustrations and detailed footnote below.

[*updated as at Jan 2005]

 7.35 Unroofed staircases to ESS

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Handbook on GROSS FLOOR AREA
URBAN REDEVELOPMENT AUTHORITY

As at Jun 2007

Part 2 SITE COVERAGE & COMMUNAL OPEN SPACE (COS)

8.0 Objective of Site Coverage and Communal Open Space (COS)

Site coverage and communal open space (COS) are planning parameters to determine the extent of built-upness of the site. The primary objective
of site coverage control and COS requirement is to ensure that the development site is not over-built and that adequate areas can be devoted to
greenery and landscaping to achieve a high environmental quality.

8.1 What is site coverage?

Site coverage is the area of all the buildings or structures measured along the outermost external walls where the roof projection is equal or less
than 2.0m, expressed as a percentage of the net site area. It is an indication of how much the site has been built on. See illustrations in Figures 8-
1 & 8-2.

Net Site Area means the area of the site excluding areas to be vested to the State for public roads, public road widening reserves, and drainage
reserve.
8.2 Site coverage control for residential and non-residential development:

No. Residential development Site Coverage

40% maximum or 45%

maximum applicable
i Detached houses (outside GCBA) Site < 800 only to bungalow in 2-
storey mixed landed
and 2-storey semi-
detached housing
 areas

Site area > 800 40% maximum

ii Detached houses (GCBA) - 35% maximum

iii Strata-landed housing (outside GCBA) - 40% maximum

iv Strata-landed housing (within GCBA) - 35% maximum

v Condominium & flats - 40% maximum

No. Non-residential development Site Coverage

i Petrol Station - 50% maximum

8.3 Items counted as site coverage

Structures which are to be included in the site coverage computations are as follows:

8.3.1 Air-conditioner ledges

Air-conditioner ledges which are projected from the external wall of the building shall form part of the site coverage regardless of projection
width. (See Figures 8-3)

8.3.2 Building blocks including basement raised more than 1m from the ground level

Exception: For residential flats and condominium developments submitted under the landscape deck scheme (Refer circular No:
URA/PB/2004/09-DCD dated 5 Apr 2004), the landscape deck complying with the landscape guidelines need not be counted as site coverage,
but the residential blocks on top of the deck would still be computed as site coverage.

8.3.3 Balcony

All balconies which are projected from the external walls of the building are counted in as site coverage regardless of projection width. (See
Figures 8-4)

8.3.4 Bay window

Bay window which are projected outwards from the wall shall be included in site coverage computation. (See Figures 8-5)

8.3.5 Bin Centre / Covered bin point > 1m height

Bin centre and covered bin point exceeding 1.0m high form part of the site coverage.

8.3.6 Car parking shed

The covering of the car park shall form part of the site coverage. The site coverage shall be measured from the columns, while area beyond
the columns can be excluded subject to the projection does not exceed 2.0m.

(See illustration in Figures 8-6)

8.3.7 Covered link-ways

Covering of the link-way shall form part of site coverage. The site coverage shall be measured from the columns, while area beyond the
columns can be excluded subject to the projection does not exceed 2.0m. (Same as car parking shed) (See illustration in Figures 8-7)
8.3.8 Covered entrance / car porch

Covered entrance / car porch exceeding 2.0m width, measured inwards from the outer roof line will be excluded and the remaining area to be
computed as site coverage. However, if these structures are vertically supported by columns, the area between the main walls and the
columns are to be computed as site coverage while area beyond the columns can be excluded subject to the projection does not exceed
2.0m. (See illustration in figure 8-8)
8.3.9 Electrical substation

Stand-alone or independent substation building shall be counted as site coverage except for exposed transformer equipment. (See Figure 8-2)

8.3.10 Firemen’s ledge

Firemen’s ledge is a reinforced concrete slab which is projected from the building without any railing or parapet wall. Such structure shall form
part of the site coverage regardless of projection width. (See Figure 8-9)
8.3.11 Guard house / guard post

Guard house / guard post forms part of the site coverage. (See Figure 8-2)

8.3.12 Planter box

All cantilevered planter boxes form part of the site coverage regardless of projection width. (See Figure 8-10)

8.3.13 Roof-terrace / Sky-terrace

All cantilevered portion of roof-terrace and sky-terrace form part of the site coverage regardless of projection width. (See Figure 8-11)
8.3.14 Roof eaves and RC ledge (for sun-shading purpose only)

If the roof eaves and sun-shading device are located below the 6 th storey, the cover areas are to be included in site coverage calculation.
However, the area within 2.0m as measured from the outer edge of roof eaves and sun shading device can be excluded from site coverage.
(See illustration in figure 8-12) If the roof eaves and sun-shading device are located at 6 th storey and above, the covered area will not be
computed as site coverage, regardless of the width. (See illustration in figure 8-13)
8.3.15 Structures that protrudes more than 1.0m above the existing ground level or approved platform level such as external perforated
staircases, swimming pool decks, water-tanks or car parks ramps etc will be computed as site coverage. (See figure 8-14)
9.0 Communal Open Space (COS)

9.1 What is communal open space (COS)

Communal open space (COS) forms part of the common property area, and includes gardens and landscaped areas for the common enjoyment of
the residents of the Strata-landed housing. It also includes other facilities like open-sided pavilions, uncovered swimming pools, sand pits,
fountains and other recreational facilities if these structures are raised not more than 1m from the ground level. See illustrations in Figure 9-1
9.2 The Communal Open Space requirement is:

Residential development Communal Open Space

i Strata-landed housing 30% minimum

Non-residential development Communal Open Space

i Home for the Aged 35% minimum

9.3 Items counted as Communal Open Space.

See illustrations in figure 9-1

9.3.1 Recreational facilities if these structures are uncovered and raised not more than 1m above ground level such as:
 a) Uncovered exercise equipment and structures in the fitness park
b) Uncovered court for games (e.g tennis court, basket-ball court, etc.)
c) Uncovered swimming pool and wading pool
d) Uncovered sand pits at children play ground, etc

9.3.2 Structures which formed part of landscaping features such as:

a) Art sculptures
b) Fountains
c) Pavilions (covered but open-sided)

9.4 Items not counted as Communal Open Space.

See illustrations in figure 9-1

9.4.1 Buildings and other ancillary structures which are already included in site coverage

9.4.2 Driveways & car parks

9.4.3 Fire-engine hard-standing ground

9.4.4 Voids at ground level overlooking basements (void space)

9.4.5 Private enclosed space

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Handbook on GROSS FLOOR AREA
URBAN REDEVELOPMENT AUTHORITY

As at Jun 2007

Part 3 ITEMS AT A GLANCE

Items at a glance on Gross Floor Area (GFA)

Items at a glance on GFA

Items Not Partially GFA Have to Paragraph
counted counted counted be
as GFA* as GFA* over and counted
above the as GFA
Master
Plan
Control*
Aesthetic mouldings / 7.1
AHU –suspended in voids / 7.2
Air conditioner ledges / 7.13.1
Airwell in old developments / 5.1
ATM kiosk / 5.2
Basement diaphragm walls / 7.4
Balancing tank / 7.3
Balconies / 5.3
Bicycle parks / 5.4
Bay windows / 7.5
Bin point / 7.6
Cable chambers / 7.7(i)
Car parking lots / 7.8
Car parking lots - excess lots / 5.5
Car porches & garages in landed / 7.8.1
housing
Catwalk / 5.6
Catwalk not exceeding 1m wide / 7.7(ii)
Covered walkway/footway / 7.15.1
Covered public concourse area / 6.3
Covered public spaces / 6.2

Communal landscaped area at 1st / 6.1

storey
Curtain walling / 7.9
Driveways / 7.10
Drop-off point / 7.11
Entrance canopy / 7.12
Firemen's ledge / 7.13.2
Floors – perforated floors / 5.7.1
Floors – intermediate floors / 5.7.2
Floors – under a pitch roof / 5.7.3
Floors – under a raised platform > / 5.7.4
1.5m
Floors – voids / 5.7.5
Guardhouse / 5.8
Household shelters / 5.9
Internalised planter boxes / 5.17
Lift lobby in car park floors / 6.4
Lift shaft / 6.5
Lift motor room / 5.10

Linkways -1st storey / 7.15.1

Linkways - upper levels / 7.15.2

Loading & unloading bay / 7.16
Loading & unloading platform / 5.11
Main entrance / 7.12
Major public space / 6.2
M&E Floors / 7.17
Meter compartment / 7.18
Motorcycle park / 5.4
Ornamental pond / 7.20
Outdoor refreshment area - / 5.12.1
Located at the rooftop
Outdoor refreshment area - / 5.12.2
Within Orchard Planning area
Outdoor refreshment area - Along / 5.12.3
Singapore River Promenade
Outdoor refreshment kiosk / 5.13
Outdoor refreshment kiosk - / 5.13.1
Within Orchard Planning area
Outdoor refreshment kiosk Along / 5.13.2
Singapore River Promenade

Pavilions - 1st storey / 7.21.1

Pavilions - rooftop / 7.21.2

Pavilions -rooftop for commercial use / 5.12
Perforated structures / 7.22
Planter boxes / 7.23
Privated enclosed space / 7.24
Racking system / 7.27
 Rainwater holding tanks / 7.26
Recessed window / 5.14
Refuse chambers / 5.15
Refuse chute / 7.28
Reflective pool / 7.20
R C ledges / 7.13.3
Roof covers to screen roof top / 7.29
services
Roof eaves / 7.30
Roof terraces / 7.31
Screening for planter boxes / 5.16
Sentry post / 5.8
Service ducts / 6.6
Shadow areas / 7.32
Sky terraces / 6.7
Staircases - intermediate / 7.33.1
Staircases – connecting floor-to-floor / 7.33.2
height
Staircases - perforated / 7.33.3
Staircases - scissors / 5.18.1
Structural protrusion from building / 7.34
wall line
Sun shading devices / 7.30
Swimming pools (covered) / 5.19
Void deck of residential building / 5.21
Water tank / 7.26
Underground pedestrian link / 7.15.3
Unroofed staircase to ESS / 7.34
Urban Verandahs / 5.20
Walls and columns / 5.22

Notes:
/ hyperlink to the items in the GFA handbook.
* subject to conditions. See details.

Items at a glance on Site Coverage & Communal Open Space

Items at a glance on Site Coverage & Communal Open Space

Items Site Coverage Communal Open Space (COS)
Not Partially To be Paragraph Counted Not Paragraph
counted as counted counted as COS counted
Site as Site as Site as COS
coverage coverage coverage
Air conditioner ledge / 8.3.1 / 9.4.1
 Bldg or structure > / 8.3.2 / 9.4.1
1m above ground
level
Balcony / 8.3.3 / 9.4.1
Bay window / 8.34 / 9.4.1
Covered Bin point / 8.3.5 / 9.41
Car porch in landed / 8.3.8 / 9.4.1
housing
Covered / 8.3.7 / 9.4.1
walkway/footway
Carpark (Covered) / 8.3.6 / 9.41
Carpark (Uncovered) / 8.1 / 9.4.2
Canopy / 8.3.8 / 9.4.1
Driveway / 8.1 / 9.4.2
Drop-off point / 8.3.8 / 9.4.1
(Covered)
External perforated / 8.3.15 / 9.4.1
floor
Firemen’s ledge / 8.3.10 / 9.4.1
Fire-engine hard- / 8.1 / 9.4.3
standing ground
Fitness park / 8.1 / 9.3.1
(uncovered)
Fountains / 8.1
(uncovered)
Guardhouse / 8.3.11 / 9.4.1

Link-ways – 1st / 8.3.7 / 9.4.1

storey
Main entrance / 8.3.8 / 9.4.1
(Covered)
Pavilion (Covered but / 8.1 / 9.3.2
open sided)
Planter box / 8.3.12 / 9.4.1
Private enclosed / 8.1 9.4.5
space
R C ledge (Sun- / 8.3.14 / 9.4.1
shading)
Roof eaves / 8.3.14 / 9.4.1
Roof terrace / 8.3.13 / 9.4.1
Sentry post / 8.3.11 / 9.4.1
(Covered)
Sky terraces / 8.3.13 / 9.4.1
Staircase – External / 8.3.15 / 9.4.1
Staircase – / 8.3.15 / 9.4.1
perforated
Sun shading device / 8.3.14 / 9.4.1
 Swimming pool & / 9.3.1
Wading (uncovered)
Swimming pool / 8.3.15 / 9.4.1
decks ( > 1.0m height)
Void on ground level / 9.4.4
overlooking the
basements
Water tank located / 8.3.15 / 9.4.1
on ground ( > 1.0m
height)
Unroofed staircase to / 8.3.15 / 9.4.1
ESS ( >1.0m height)

Note:
/ hyperlink to the items in the GFA handbook
* subject to conditions. See details

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Handbook on GROSS FLOOR AREA
URBAN REDEVELOPMENT AUTHORITY

As at Jun 2007

Circulars relating to calculation of GFA based on 1993 guidelines

Nos Circular Reference Description Date

1 URA/PB/1993/18-DCD Revised gross floor area (GFA) 15 Jul 1993
definition
2 URA/PB/1993/23-DCD Revised gross floor area (GFA) 24 Aug 1993
definition – Clarification

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