Feasibility study for houses.
Embedded Files
1. Existing / Approved Plan
1. Existing / Approved Plan
The existing plan refers to the current condition and layout of the site, including any buildings, utilities, or natural features whereas the approved plan refers to the existing approved use, layout etc of the buildings by the authorities.
Steps:
Site / Topographical Survey: Engage a licensed surveyor to create an accurate site plan showing property boundaries, levels, existing structures, utilities, and vegetation.
Measured Drawing: A detailed and accurate representation of the existing building physical condition, created by a surveyor based on on-site measurements and translated into a set of drawings.
Existing Approved Plan: Approved plans from the Urban Redevelopment Authority (URA), Building and Construction Authority (BCA), and Singapore Civil Defence Force (SCDF) serve different purposes in understanding the existing approval granted by the different authorities.
Purpose:
To understand the baseline condition of the site, whether physically or in the eyes of the authorities.
To evaluate how the existing elements can be integrated or removed for redevelopment.
2. Sewerage Integrated Plan (SIP)
2. Sewerage Integrated Plan (SIP)
The SIP outlines the existing and planned sewerage infrastructure for the area. It is vital for understanding wastewater management and connections.
Steps:
Obtain SIP from PUB: Check the PUB portal to purchase for the sewerage infrastructure near your site.
Identify Connection Points: Locate the nearest sewer lines and assess feasibility in connecting to them.
Compliance with PUB Guidelines: To evaluate if the sewerage design complies with the Code of Practice on Sewerage and Sanitary Works and how it may affect the design.
Purpose:
To plan sewer connections effectively and accurately.
To determine if there are any existing or planned infrastructure that may affect the feasibility or design.
3. Drainage Integrated Plan (DIP)
3. Drainage Integrated Plan (DIP)
The DIP identifies existing and proposed drainage systems helping to manage surface water runoff and prevent flooding.
Steps:
Obtain DIP from PUB: Check the PUB portal to purchase for the drainage infrastructure near your site.
Determine Minimum Platform Level of the Site: To check if there is any imposed and required minimum platform levels for the site.
Identify any Drainage Reserve: To determine if there are any drainage reserve within the site that will affect the feasibility and design
Purpose:
To understand the minimum platform levels.
To determine if there are any drainage reserve / infrastructure that may affect the feasibility or design.
Source: Code of Practice on Street Work Proposal relating to Development Works
4. Roadline Plan
4. Roadline Plan
The roadline plan is essential for understanding how road reserve and planned developments may affect your site.
Steps:
Request the Roadline Plan from LTA: Check the INLIS portal to purchase for the roadline plan of your site.
Road Reserve: To determine if there is any planned road widening and hence road reserve that may need to be vested to the state upon completion of the project.
Category of Roads: To know the category of the roads surrounding the site and understand the impact of the required setback based on the road category.
Purpose:
To determine if there is road reserve which determined the ultimate plot size.
To determine the road category and hence required setbacks of the building affecting the feasibility or design.
Source: URA Singapore
5. URA Guidelines (Zoning Information & Envelope Control)
5. URA Guidelines (Zoning Information & Envelope Control)
Zoning Information
The URA’s Master Plan defines how land can be used and developed.
Steps:
Access URA’s Master Plan: Identify the zoning (e.g., Residential, Commercial, Mixed-use) and allowable plot ratio for your site.
Determine Use Limitations: Review guidelines for allowable activities, gross floor area (GFA), and building height.
Evaluate Surrounding Context: Study the zoning of adjacent plots to anticipate future developments and ensure compatibility.
Purpose:
To ensure the project aligns with zoning rules.
To optimize the land use potential while staying compliant with regulations.
Envelope Control
For landed housing zones, URA uses the envelope control guidelines to determine the zone which the building’s shape, height, and massing should stay within.
Steps:
Review URA’s Envelope Control Guidelines: Obtain specific guidelines applicable to the site (e.g., Good Class Bungalows, conserved areas, or landed housing estates).
Adjust Design: Shape your building design to fit within the maximum allowable envelope, considering setbacks, building heights, and angular planes.
Purpose:
To determine the maximum envelope in which the building can work within for the feasibility study.
To ensure compliance with aesthetic and spatial regulations.
6. Feasibility Outcome
6. Feasibility Outcome
By gathering and preparing the necessary documents and information, as outlined in steps 1 to 5, you want to achieve the following outcomes for the feasibility study:
Comprehensive Understanding of Site Potential:
With the Existing / Approved Plan, you can have an accurate representation of your site’s current condition, boundaries, structures, existing approval, helping you plan for redevelopment or improvements effectively.
Compliance with Sewerage and Drainage Requirements:
Understand the Sewerage Integrated Plan (SIP) and Drainage Integrated Plan (DIP) helps to determine how the existing or planned infrastructure may affect the feasibility and design of the redevelopment.
Roadline Impact Assessment:
Review the Roadline Plan allows you to understand any road-related restrictions or potential acquisition zones that might impact your site and development potential.
Adherence to Zoning and Development Guidelines:
With URA’s zoning information and envelope control guidelines, you can ensure your design complies with land use and building envelope / massing controls.
Estimate Costs:
You can then create a preliminary estimate of key project costs based on information consolidated and reviewed such as:
Construction Costs: Based on site conditions, development needs and potentials.
Authority Submission Costs: Fees for plan approvals and permits from agencies such as URA, BCA, PUB, and LTA (based on fee schedules).
Checking / Inspection Costs: Charges for submission checking / site inspections by checkers or inspectors (if required).
Consultancy Costs: Expenses for engaging consultants (e.g., QPs (architects and / or engineers), Quantity Surveyors etc where applicable) for the various scopes of works.
Miscellaneous Costs: For utility connections, and other ancillary services during the course of development.
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