Landed Home – Additions and Alterations
Renovating Your Landed Home
Depending on your property and type of renovation, you may need to obtain planning permission from URA.
Which renovation works require approval from URA?
Additions and alterations to your property require approval if they:
- affect the external facade of the building, or
- result in an increase of the Gross Floor Area (GFA)
Definition of Additions and Alterations (land-titled Residential Property)
To qualify as an “Additions & Alterations’’ to a landed-titled residential property, the following criteria must be complied with:
- the proposed additional gross floor area does not exceed 50% of the approved gross floor area;
- the external walls that are to be removed and replaced with new walls do not exceed 50% of the approved external walls;
- structurally changes to the existing landed dwelling house such as replacing or constructing new columns/beams and reconstructing existing floor slabs do not exceed 50% of the existing;
- changes/replacement of entire roof, regardless of increase in height as long as it does not involve an additional storey;
- addition of an attic provided the increase in GFA is less than 50%;
Proposals that do not comply with any of the above criteria are considered as “Reconstruction’’.
The following works are deemed as reconstruction regardless of whether the works exceed 50% of the existing building:
- Increase in storey height – Changes/replacement of any part of the roof when it involves an additional storey
- Change in housing form – Works which result in a change to the landed dwelling house form, for example, from semi-detached house to detached house.
Renovating (Non-Conservation Strata-Titled Residential Property)
Generally, internal renovation works within your strata unit do not require planning permission. However, renovation works which affect the external façade of the building or result in an increase in Gross Floor Area (GFA) will require approval from URA.
In particular, for proposed Additions & Alteration works within strata units which involve an increase in GFA, the applicant is required to obtain a letter signed by the Secretary or Chairperson of the council of the MC confirming that the MC has by 90% resolution authorized the carrying out of the proposed works for the strata unit.
This authorization letter duly signed by the authorized signatory of the Council of the MC is to be submitted to URA by the applicant together with the proposal as part of the planning application.
The above requirement is only applicable to non-conservation strata-titled residential properties.
Explanatory Notes for Application for Additions & Alterations to Existing Landed House
1 The existing landed house must sit on an individual plot of land with is own land title and access arrangement.
2 Scale of addition, enlargement, alteration or improvement:
To qualify as an additions/alterations application, the proposal must satisfy the following criteria:
a) Addition of gross floor are which does not exceed 50% of the existing and approved gross floor are of the existing landed dwelling house
b) Less than 50% of the existing external walls of the existing building are to be removed and / or replaced with new wall (excluding replacement of doors and windows)
c) Structural changes to existing floor area such as replacing or constructing new columns / beams and reconstructing exist floor slabs which are not more than 50% of the existing
d) Changes / replacement of entire roof, regardless of increase in height as long as it does not involve an additional storey
e) Addition of an attic provided the increase in GFA complies with criterion (a) and
f) Works that do not result in a change to the landed dwelling housing form (e.g. form semi-detached dwelling houses to detached dwelling houses, link houses to detached dwelling houses)
All works do not fall within any of the above criteria for additions & alterations will be regarded as a Reconstruction.
Note: Works involving the demolition of the entire dwelling house will be regarded as a New Erection.
3 Definition of Owner
"Owner" in relation to land or premises is defined in the Planning Act (Cap 232, 1998 Ed) as the person for the time being receiving the rent of the land or premises whether on his own account or as trustee for any other person or as receiver (not being appointed by or on behalf of a mortgagee) or the person who would receive the rent if the land or premises were let to a tenant and includes ---
a) mortgagee in possession; and
b) the purchaser of any newly constructed premises or part thereof in respect of which a temporary occupation permit or a certificate of statutory completion has been granted.
4 "Any person who submits an application which contains any statement or particular which is false shall be guilty of an offence and shall be liable on conviction to a fine not exceeding one thousand dollars or to imprisonment for a term not exceeding three months or to both".
5 The applicant/owner is strongly advised not to start work before approval is granted.
No. Items 1a Location / Sketch Plans (To be drawn to scale) No. of copies/sets One copy [This plan must be scanned into a file for transmission through Electronic Development Application (EDA) ]
Location plan Subject site verged red [This plan must be scanned into a file for transmission through Electronic Development Application (EDA)]
Sketch plan comprising floor plans, cross-sections & elevation plans Existing and new works are shown [This plan must be scanned into a file for transmission through Electronic Development Application (EDA)]
New works & works to be regularised Coloured Pink & Orange respectively
Existing building to be demolished Shown in yellow broken lines
Boundary clearances & dimensions Indicated clearly
1b Other Plans (To be drawn to scale)
No of copies/sets One copy. [This plan must be scanned into a file for transmission through Electronic Development Application (EDA)]
Site coverage calculation plan
(for detached house only)
See sample presentation attached. This plan must be scanned into a file for transmission through Electronic Development Application (EDA)
Gross floor area calculation plan. This plan must be scanned into a file for transmission through Electronic Development Application (EDA)
Location plan For part lot submission only. This plan must be scanned into a file for transmission through Electronic Development Application (EDA)
Signature of applicant/owner and agent, if any. QP to sign on all plans and owner's of the land by a letter of consent. This letter must be scanned into a file for transmission through EDA
*To facilitate the submission of addition and alteration applications, we will accept development applications showing the additions and alterations of the affected areas only. With the exception of cases that require the re-computation of gross floor area, no other details are required for the remaining development except for the building outline only.
SAMPLE PRESENTATION ON SITE COVERAGE (Applicable only to detached houses)
Site coverage means the area of all 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 nett site area (excluding road and drainage reserve, if any).
For roof eaves wider than 2.0m, a 2.0m width from the roof eaves will be excluded from site coverage computation.
Please therefore verge the outline accordingly.
Control: Within Good Class Bungalow Area 35%
Outside Good Class Bungalow Area 40% (for plots > 800 m2)
40% (for plots < 800 m2)
45% (for plots < 800 m2) - Applicable to 2-storey mixed landed and 2-storey semi-detached housing areas
Note : The eave line must be reflected in the calculation plan.
Calculation by Parcellation
1) Area with roof eaves projection > 2.0 m
A 3.1 m x 3.0 m 9.3 m2
B 0.4 m x 5.0 m 2.0 m2
2) Area under roof eaves projection < 2.0 m
C Exempted D Exempted 3) Area with roof eaves projection < 2.0 m
E 2.8 m x 2.0 m 5.6 m2
4) Area with no roof eaves
F 25.0 m x 9.0 m 225 m2
i Total covered area 241.9 m2
ii Net site area 800.0 m2
iii Site coverage 241.9 x 100
241.9 x 100/800 Result is 30.24 %
Common Planning Parameters No. Items
1 Existing & new platform levels, if any, clearly indicated.
2 Roof eaves (inclusive of gutters) & columns of :
front patio/ terrace
are setback at least 2.4m (5.1m for Good Class Bungalow Area) from the front boundary or the road reserve line whichever is greater.
is setback at least 2.4m from front boundary or road reserve line whichever is the greater.
3 Height of boundary wall does not exceed 1.8m.
Roof rests on Springing Line
Attic floor is on the same level as the Springing Line
Maximum angle of pitch for the main roof = < 450°
Maximum height of the roof, including jack roof, if any, measured from the Springing Line = 5 m
Basement protruding above ground is set back from green buffer / planting strip
Submerged basement which abut the road reserve line has a depth of 2 m below ground level within the green buffer / planting strip
Basement abutting the side and rear boundary complies with all technical requirements of the relevant authorities; and it does not cause any adverse impact to the adjoining property
No openings are provided along the basement wall which abuts the adjoining property
Where the existing ground slopes upward from the front to the rear, or from side to side:
The protrusion for an exposed basement is kept at 2.5 m (max), and
The earth cut at a lower level for an access driveway is limited to a maximum width of 4.0 m.
6 Air-conditioning ledges
Air-conditioning ledges are not to be located within the 2m minimum side and rear set back distance