Urban Redevelopment Authority Parameters
Singapore's national urban planning authority
About URA Requirements
URA is Singapore's national urban planning authority, responsible for long-term strategic plans (Concept Plan), statutory plans (Master Plan), and development control.[1] URA evaluates applications for compliance with land use zoning, plot ratio, building height, setbacks, and urban design guidelines.
URA's 37 IFC-SG parameters capture planning compliance: GFA calculations, building height, setback dimensions, use class designations, and storey heights.[2] For developments in Urban Design Areas, additional parameters for building form, landscape provisions, and public accessibility apply.
Common pain points include Written Permission (WP) lapsing (only valid 2 years), GFA calculation disputes over exemptions (voids, balconies, M&E rooms), and Urban Design Checklist compliance for developments in strategic areas.[3] Landscape Replacement Area clearance is required before BCA issues TOP/CSC.
Key Compliance Areas
Land Use & Development Control
- Planning Permission (Written Permission) for all building projects
- GFA compliance with approved plot ratio and zoning
- Building height controls and technical height limits
- Building setbacks from road reserve and boundaries
- Site coverage limitations
Master Plan & Zoning
- Land use alignment with Master Plan zoning
- Plot ratio intensity compliance
- Special area requirements (Marina Bay, Orchard Road)
- Conservation area guidelines for gazetted buildings
Urban Design & Public Realm
- Urban Design (UD) Checklist for UD Areas
- Landscape Replacement Areas (GnPR, LUSH programs)
- Pedestrian networks and publicly accessible spaces
- Streetscape and building facade guidelines
Common URA Compliance Challenges
Written Permission Lapsing
WP is valid only 2 years from grant date. Extension application must be submitted before expiration—lapsed WP requires fresh submission. Projects proceeding with lapsed approvals discover non-compliance only at BCA BP submission stage. Master Plan changes during lapsed period may require redesign.
GFA Calculation Disputes
Ambiguity over which spaces qualify for GFA exemption (voids, balconies, planter areas). Architects designing with assumed exemptions discover non-compliance at URA review, forcing GFA reduction redesign. M&E room sizing affects both GFA and building height compliance.
Urban Design Checklist Compliance
UD Checklist mandatory for first submission in UD Areas, but architects unfamiliar with which sites fall under UD requirements. Critical items in Sections II.e and II.f must be compliant or justified. Photomontages and urban design analysis increase preparation time.
Landscape Replacement Area Clearance
Developments in Strategic Areas require URA clearance of completed LRA before BCA issues TOP/CSC. Post-construction verification that tree species, planter depths, and green roof installations match approved plans. Coordination between landscape consultant, architect, and QP often breaks down.
URA Parameter Database
Search and explore all 37 parameters required for Urban Redevelopment Authority submissions.
Frequently Asked Questions about CORENET X for URA
Validate URA Parameters Inside Revit
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