URA is one of the most critical agencies in Singapore and truly designed the Singapore of today. The agency is a powerful, far-reaching organization and deserves all the praise it gets. URA is the backbone of Singapore’s development. Its experts and consultative approach to development have seen the organization transforming Singapore into one of the thriving developed nations in the world.
In this article, you learn how URA will help your business grow. We’ll cover the following critical issues:
* URA Oversees Development in Singapore, and What You Can Do with Your Property
* Changing the Use of Your Property
* URA’s Business Opportunities for Industrial and Commercial Enterprises
* URA Handbooks with Crucial Guidelines
URA Oversees Development in Singapore, and What You Can Do with Your Property
Regardless of whatever business you want to do in Singapore, you can’t leave URA out of the equation. Whether you’re thinking of logistics, manufacturing, or warehousing business, you’ll need to involve URA all the way. That’s because URA is the key stakeholder in the development of any company in Singapore.
URA is in charge of development and what you can do with your property. Here are some things as an investor in Singapore you should note about URA:
* Guides the physical development in Singapore
* Evaluates and approves plans for developments through Development Control, Urban Design, and the Conservation guidelines
* It’s the leading government land sales agent for private capital investments
* Develops sites to support economic and social objectives
The conservation guidelines will help your business set up structures that are in line with the neighborhood.
Changing the Use of Your Property
As we mentioned earlier, URA has guidelines on what you can do on your property. For example, if you want to change your property use, you require planning permission from URA. It means you can’t undertake any alterations to your premises before you seek approval from URA. Here are some reasons to apply for planning permission:
* If you change an approved use of a business site to another service, it may lead to amenity problems for your neighboring premises in the area.
* By analyzing your planning application for change in property use, URA can assess if your new service complies with laid-down standards.
* URA also works with other licensing agencies, including Land Transport Authority (LTA), Singapore Police Force (SPF), and National Environment Agency (NEA). It ensures that your planning proposal satisfies their requirements and land use expectations.
It’s easy to submit your application for change of use. You can do it via GoBusiness Licensing Portal at the processing fee of $535 inclusive of GST. Also, you need several supporting documents, such as a location plan, floor plan, owner’s consent, etc.
URA Space
Another crucial tool that URA has developed to assist businesses with the change of use is URA SPACE. It shows property use that may be permitted subject to planning considerations and the last approved shop use.
URA SPACE is a centralized, integrated map portal with planning data for building professionals, businesses, and even the public. It has several applicable sections to help you navigate the site and find relevant info for your business development plans.
Here are the helpful segments you’ll find on URA SPACE as you take a tour of URA’s Master Plan:
* Explore Development Site
* Find Master Plan zoning
* Download Planning Decisions
* Check Control Plans
* View Government Land Sales Site
* Check allowable use for shophouses
* View Conservation Areas and Buildings
* Check Development Charge Rates
Before we dive into each section, note that URA SPACE indicates Singapore’s Master Plan, which the government gazetted on 27 November 2019. It’s a statutory land-use plan to guide the country in the medium term over the next 10-15 years. The Master Plan is a crucial policy that guides land and property development.
URA’s Master Plan comes from the Concept Plan, which shows Singapore’s plan for strategic land use and transportation for the next 40-50 years. The Concept Plan aims to make land available to meet economic growth needs.
With this in mind, let’s dive into URA SPACE details:
1. Explore Development Site
In this section, you’ll find valuable data relating to :
View Site Info-contains info on cadastral lot(s) and the existing development on that lot(s)
Indicated the approved planning decision, government land sales, details, and private residential area.
Redevelop the site has data on the primary parameters and the land use, Gross Plot Patio, Building Height, Setback, etc. It also has developed guidelines for a new proposal you want to build or rebuild on that lot(s).
2. Find Master Zoning
Here, you’ll have access to detailed info on the Master Plan.
3. Download Planning Decisions
Planning decisions are made up of “Written Permissions” and “Refusal of Written Permissions” and lodgment decisions include “Authorized Works” and “Lodgment Return” issued for development periods.
You can check planning decisions after 1990 by typing in the property address at the top or clicking the specific location on the map.
4. Check Control Panels
In this section, you’ll have access to the Master Plan, which also covers Special and Detailed Control Plans (SDCP). SDCP is a development plan, including:
* Parks
* Public Spaces
* Landed Housing Areas,
* Street Block,
* Envelop Control
* Building Height and Urban Design
* Conservation Areas
* Conserved Buildings and Monuments
* Connectivity and Underground Plans
SDCP is different from the Master Plan because it’s a non-statutory plan providing guidelines and particular development areas.
5. View Government Land Use Site
This area states that URA:
* Is an agent for the state to carry out land sales for commercial and private developments
* The release of state land is made through the Government Land Sale (GLS) program
* Each program is planned and made public every six months
* The GLS sites are released via two principal systems, namely the Reserve and Confirmed List
6. Check for Allowable Use for Shophouses
* With this service, you can check the allowable and the approved uses for all private shophouses business sites in Singapore
* The planning guidelines and records at the date of inquiry determine the kind of info you’ll find in this section
* URA regulates each property used to ensure it’s convenient to the community living or working in the area
* As an applicant, you must follow its approved use, and if you want to make any changes, you need to seek approval from URA by submitting your proposal
7. View Conservation Areas or Buildings
* Here, you’ll find a map that guides the development layout or form with development areas
* The plan also shows gazetted locations of UNESCO World Heritage Sites, Conservation Areas, and Monuments
8. Check Development Rates
After URA has allowed you to carry out development projects that raise the land value, you’ll pay a development charge. For example, when URA rezones a development or its pot ratio.
You can use URA SPACE to find out about the development charge sector number and specific site rates.
Since URA SPACE is a centralized, integrated map with location-based services, it’s an innovative and helpful tool for companies seeking to set up business structures in Singapore. You need to register to use URA services.
URA’s Business Opportunities for Industrial and Commercial Enterprises
URA is making it easy for businesses to find lucrative opportunities in Singapore. It’s developing the country as a livable, distinctive, and sustainable city. URA is also introducing urban innovations to create a more vibrant and convenient city.
Its long-term plans include:
* Building an economically competitive and sustainable city
* Creating growth centers island-wide that’ll help drive the future economy with limitless business opportunities
* Bringing good jobs close to where people live, providing more growth opportunities for businesses
1. Examples of Major Growth Centers
* Jurong Lake District
* Punggol Digital District
Features
* They’ll have spaces that are flexible and adaptable to meet the rapidly changing business needs.
* The centers will also have urban solutions, including logical systems, district cooling, etc
2. Investing in infrastructure
URA is also investing heavily in underground infrastructure in priority areas, such as rail lines, utilities, and warehousing and storage facilities. These projects further create long-lasting opportunities for enterprises.
The organization also works with other agencies and business partners to tap on 3D technology and data. It’ll assist URA with developing comprehensive planning of underground spaces in Singapore.
3. Other Innovative Ways to Help Business Grow in Singapore
URA has massive plans to grow the Central Business District and Marina Bay. These are developed methods for the island-wide economic gateway, which are Singapore’s key strategy for long-term competitiveness.
The hubs will be highly connected to the entire island, improving linkages to global markets. Here are the examples of hubs URA is developing:
Eastern Gateway is envisaged to be a thriving aviation hub and a lifestyle business cluster connection to the world.
Features
* It seeks to make the Changi region Singapore’s eastern gateway to the world
* It also includes plans for the Changi Aviation Park and Changi City
* The significant nodes at Changi will host a wide range of aviation-related business and lifestyle centers
Western Gateway will be a bustling ecosystem with excellent connectivity.
Features
* It includes Jurong Lake District, Jurong District, and Tuas Terminal
* It’ll leverage enhanced transport linkages
* Also, it’ll facilitate the smooth movement of goods, services, and people
Northern Gateway is envisaged to be high-tech, offering opportunities for all.
Features
* It’ll give vast opportunities to innovative sectors
* It’ll do this by developing the Agric-Food Innovation Park at Sungei Kadut and a digital economy at Punggol Digital District
* Woodlands Regional Centre will serve as a critical center that every region will be able to access
* Punggol Digital District will facilitate knowledge sharing and partnerships among professionals
All in all, URA’s growth centers will provide limitless opportunities for commercial, logistical, and warehousing businesses.
URA Handbooks with Crucial Guidelines
URA has also created critical guidelines on non-residential development. If you’re thinking of development and building works in a particular area, URA needs to see your plan and approve it based on set-down standards.
The handbooks are handy, informative, and clear to follow as they talk about the allowable land use and parameters in detail. They consider the following matters:
1. Commercial Premises
These developments include:
* Office buildings
* Shopping malls
* Exhibition centers
* Commercial schools and banks
* Market and food centers/ restaurants
* Cinemas
* Entertainment
* Trade missions
You can develop commercial developments on land zoned, including:
* Commercial
* Mixed Commercial and Residential
* Residential with Commercial at 1st Storey
Developments cover such things as:
1. Gross Plot Ratio is specified in the Master Plan
Bonus GFA Incentives Schemes for Commercial Developments, including community and sports facilities and Rooftop ORA on landscaped Roofs.
Other incentive plans are:
* CBD Incentive schemes
* The Strategic Development Incentive (SDI) encourages CBD rejuvenation
2. Building Setback from Boundary- Whatever building you’ll construct must be set back from the road and common boundary.
3. Building Height- The number of stories and the prescribed floor-to-floor height will determine the size of commercial developments
Basement- According to URA, a storey is a storey building that may be partially or entirely below the current ground level.
2. Business 1 Industrial
Industrial developments include the following:
* Factories
* Warehouses
* Telecommunications
* Utility Buildings
Note that URA allows clean and light industries in the Business 1 (B1) zone and general and specialized industries in the Business 2 (B2) area.
Based on the National Environment Agency (NEA), businesses must observe a 50 m nuisance buffer from the B1 zone to the surrounding area. It means that if your industry requires a nuisance buffer that is more than 50 m, you can’t locate it in this zone.
Like the commercial enterprise, Business 1 industrial handbook has guidelines on:
* Gross Pot Ratio
* Building set back from the boundary
* Building height
* Basements
* Unique and detailed control plans
* Street block plans
* Developments involving waterbodies
* Ancillary structures, etc
3. Business 2 Industrial
Industrial developments include factories, warehouses, telecommunications, and utility buildings. With Business 2 industrial developments, NEA insists on a 100 m nuisance buffer to the surrounding areas. The handbook has guidelines on:
* Gross Pot Ratio
* Building set back from the boundary
* Building height
* Basements
* Unique and detailed control plans
* Street block plans
* Developments involving waterbodies
* Ancillary structures
* Parking
* Minimum unit size
* Use Quantum
* Allowable uses, etc
4. Business Park (BP)
If your business is involved in high technology, research, and development (R &D), high-value-added and knowledge-intensive activities, it falls in this category. Here are some of the features of BP businesses:
* They have rich landscaping, quality building designs, and a range of amenities and facilities
* You can develop BP on land zoned BP and BP White
* There is room for more GFA quantum in the BP White zone to cater to related uses with the dominant BP land-use zoning.
* The related uses are residential, office, hotel, sports and recreation uses
* According to URA, the quantum available for White use is higher for land zoned BP White.
The handbook on Business Park also covers:
* Gross Pot Ratio
* Building set back from the boundary
* Building height
* Basements
* Unique and detailed control plans
* Street block plans
* Developments involving waterbodies
* Ancillary structures
* Parking
* Minimum unit size
* Use Quantum
* Allowable uses, etc
Before you set up or build a factory or warehouse, you need to know about land zoning in Singapore. URA is the national land use and conservation agency and helps you with suitable sites for your business structure. The agency has a government Master Plan document that divides commercial land into Business 1 and Business 2 land zones. You can establish a manufacturing workshop, warehouse, logistical business, etc., in these two zones.
The agency has gone out of its way to create a conducive environment for all kinds of enterprises. Whether you want to locate your business in Singapore or set up a business structure, URA has already laid down a robust groundwork for your success.
URA is steering Singapore to greater heights of success with its thoughtful, comprehensive, and up-to-date development plan. With its long-term strategy comprising the Concept Plan and the Master Plan, businesses will find limitless growth opportunities in Singapore.