Last updated on 8 June 2016
SALE OF SITE
FOR WHITE SITE DEVELOPMENT AT MARINA BAY
LAND PARCEL AT CENTRAL BOULEVARD
TECHNICAL CONDITIONS OF TENDER
CONTENTS
PAGE
SECTION I
GENERAL
2
SECTION II
INTRODUCTION TO THE SITE CONTEXT
3
SECTION III
SUMMARY
OF
PLANNING
AND
URBAN
DESIGN
7
REQUIREMENTS
SECTION IV
PLANNING AND URBAN DESIGN REQUIREMENTS
15
OTHER REQUIRED WORKS
SECTION V
DESIGN ADVISORY PANEL
40
SECTION VI
INFRASTRUCTURE REQUIREMENTS
41
SECTION VII TENDER SUBMISSION / OTHER REQUIREMENTS
ANNEX A
APPENDIX I
ANNEX B
53
Technical Conditions of Tender
1.0
GENERAL
1.1
The Urban Redevelopment Authority (“the Authority), acting as agent for and
on behalf of the Government of the Republic of Singapore (“the
Government”), is inviting offers for lease by tender for the Land Parcel at
Central Boulevard / Raffles Quay (“the Land Parcel”) for a mixed use
development.
1.2
The lease and development of the Land Parcel is subject to these Technical
Conditions of Tender and the Conditions of Tender contained in the
Developer’s Packet. In these Technical Conditions of Tender, where the
context so admits, the expression “the Authority” includes the Government.
1.3
The successful tenderer shall in addition to the said Conditions of Tender
observe, and comply with, these Technical Conditions of Tender. These
Technical Conditions of Tender shall be read in conjunction with the Control
Plans provided in the Developer’s Packet.
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Technical Conditions of Tender
2.0
INTRODUCTION TO THE SITE AND ITS URBAN CONTEXT
2.1
Marina Bay, Singapore’s Downtown
2.1.1
The Marina Bay area, Singapore’s Downtown district, is located at the heart
of Singapore’s city centre. It comprises the existing Central Business District
(CBD) at Raffles Place, Shenton Way and Marina Centre, together with the
new development areas around the Bay at Central and Bayfront Subzones,
as shown on the Control Plans. The district is envisioned to be an
international business and financial hub and part of a 24/7, waterfront
‘Garden City by the Bay’. Marina Bay reflects Singapore’s position as a
dynamic global city. It is a great place to live, work and play; a place to
explore, exchange and entertain.
2.2
City Around the Bay
2.2.1
The new development area around the Bay is being developed from two
directions. One direction is from the existing CBD and comprises the
developments at One Raffles Quay, The Sail @ Marina Bay, the Marina Bay
Financial Centre, Asia Square Towers and Marina One. The other direction
is from Marina Centre and comprises the development at Marina Bay Sands,
which has extended the critical mass of exhibition and convention, hotel and
entertainment facilities into the Bayfront area.
2.2.2
Marina Bay is a vibrant destination with a good mix of commercial,
residential and entertainment uses. The area has been established as a
major business and financial precinct to complement the existing CBD and is
home to many major local and international companies and financial
institutions.
2.3
Vibrant Activities
2.3.1
The 48 hectare (ha) water body at Marina Bay forms part of Marina
Reservoir, which also includes Singapore River, Marina Channel and
Kallang Basin. The Bay is a key urban water space within the city, a meeting
place for the nation and a focal point for celebrations and activities. The
extensive waterfront promenade around the Bay forms a natural
amphitheatre to accommodate large crowds of spectators, making it an ideal
stage for events. Marina Bay is a source of national pride, where
Singaporeans and visitors of all ages can come together to enjoy the unique
location and attractions.
2.3.2
Marina Bay has already been the venue for many major events. These
include national celebrations, international water sports competitions,
outdoor concerts and firework displays. It is also a place where the local
community learn to sail, canoe and kayak. Water taxi services within the Bay
serve the developments in the area and along Singapore River, with boat
landing points at Marina Bay Sands, Marina Barrage, etc.
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2.4
Necklace of Attractions
2.4.1
The development plans for Marina Bay feature a continuous ‘necklace’ of
attractions along the waterfront. These include the Merlion Park, the
Esplanade – Theatres on the Bay, the Singapore Flyer and Gardens by the
Bay.
2.4.2
The two promontory sites have been set aside for the development of major
public attractions and distinctive landmark buildings. The Bayfront
Promontory site has been developed as the ArtScience Museum as part of
the Marina Bay Sands development. The Central Promontory site is currently
retained as an interim open space, known as the Promontory @ Marina Bay,
and is a popular location for events and activities. Along the historical
waterfront at Collyer Quay, the existing pier structures and buildings at the
former Clifford Pier and the former Customs Harbour Branch have also been
retained and developed as part of the Fullerton Heritage waterfront and
lifestyle development.
2.5
Pedestrian Promenade
2.5.1
The continuous pedestrian promenade and two pedestrian bridges link
together the developments, attractions and public open spaces along the
waterfront and form a 3.35 kilometre (km) route around the Bay. In addition
to The Helix, the Jubilee Bridge, completed in 2015, enhances connectivity
and the pedestrian experience along the waterfront by linking the Esplanade
Theatres and Merlion Park.
2.5.2
The promenade is a popular destination. It includes a variety of spaces that
cater to individuals, small groups and large crowds, as well as
accommodates a range of activities and events. There is lush tree and shrub
planting to create shady and comfortable places, and steps and ramps that
allow people to go closer to the edge of the water. In addition to the large
scale events, community events such as big walks, flea markets, and
marathons, are held regularly at the waterfront. Many of these are initiated
by the community and include small groups of runners and yoga enthusiasts
who meet to use the waterfront as a location to exercise and relax. Such
events and activities add year-round vibrancy to Marina Bay, reinforcing it as
an endearing and community space for all.
2.6
Garden City by the Bay
2.6.1
The Gardens by the Bay, comprising three waterfront gardens with a total
area of more than 100ha, are being implemented in stages within the
Greater Marina Bay area. Bay South Garden is the largest of the three
gardens. It includes a Conservatory Complex with the Flower Dome and
Cloud Forest cooled conservatories, and a Supertrees Grove which
incorporates vertical greenery with environmentally sustainable functions, for
example, to collect rainwater. More parkland will be opened up when
subsequent phases of the Gardens (Bay East and Bay Central) are
completed. In addition, the waterfront promenade around Marina Bay will be
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Technical Conditions of Tender
extended to the entire Marina Reservoir, totalling 11.7km in length, and
integrated with the future Round Island Route (RIR).
2.6.2
Marina Bay is planned to include a series of distinctive districts, clustered
around major public open spaces and signature streets. These open spaces
and streets will provide prestigious address locations for the surrounding
developments and create an amenity for people living and working in the
area. The public open spaces will be complemented by a series of pocket
parks, sky terraces and roof gardens within the individual developments to
create a lush tropical landscape and unique sense of place, reinforcing
Singapore’s ‘City-in-a-Garden’ image. The roads and public open spaces will
have unique tree and shrub planting utilising different forms, colours and
fragrances to provide a delightful visual and sensory experience. The
specific planting schemes will reinforce the street hierarchy and provide a
sense of orientation and direction within the area.
2.7
State-of-the-Art Infrastructure
2.7.1
All developments within the area, including the development on the Land
Parcel, will be served by the Common Services Tunnel (CST), a
comprehensive system of underground tunnels which houses and distributes
utility service lines, including electricity, potable water, chilled water,
NEWater and telecommunication cables. This allows for power feeds, fibre
optic cabling, and capacity for expansion to meet changing utility needs.
2.7.2
A District Cooling System (DC System) is in operation to serve the
developments within Marina Bay. The first district cooling plant is located at
One Raffles Quay and the second district cooling plant is located at Marina
Bay Sands. Singapore District Cooling Pte Ltd (SDC), hereinafter referred to
as DCS Licensee, is the operator of the DC System at these two district
cooling plants. All developments are encouraged to take chilled water supply
from the DC System.
2.7.3
The DC System supplies chilled water 24 hours daily through a piping
network for air-conditioning of buildings. The DC System dispenses with the
need for individual buildings to have stand-alone chiller plants and there is
GFA savings if the developments choose to take chilled water supply from
the DC system. These space savings can then be converted to more usable
space.
2.8
Convenient Road, Rail, Cycling and Pedestrian Access
2.8.1
Marina Bay is planned to be well-connected to other parts of the city and to
the rest of Singapore via a comprehensive and efficient transport network.
The area is well-served by major expressways including the Marina Coastal
Expressway / Ayer Rajah Expressway (MCE / AYE) and the Central
Expressway (CTE), arterial and access roads. Multiple rail lines serve the
area, including the North-South Line (NSL), East-West Line (EWL),
Downtown Line (DTL), Circle Line (CCL), and the future Thomson-East
Coast Line (TEL). The area has also been planned with an extensive
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Technical Conditions of Tender
network of at-grade covered walkways and tree-lined walkways, and both
underground and second storey pedestrian links, creating a pedestrianfriendly district.
2.9
Vision for the Future Development
A Unique Gateway for the City
2.9.1
The Land Parcel is strategically located with a prominent frontage along
Central Boulevard and Raffles Quay-Shenton Way, two key roads within
Marina Bay and the CBD. The future development on the Land Parcel will
offer excellent views for tenants to the Marina Bay waterfront to the northeast, green open space to the south-east, and the across the CBD to the
west. The Land Parcel offers a unique opportunity to develop a distinctive
landmark mixed-use development that is well-designed and features highquality architecture and landscaping that will underscore the importance of
the site within the city.
A Well-Connected Part of the City
2.9.2
The future development will be conveniently connected to the rail network
through a direct underground pedestrian link to the Downtown Mass Rapid
Transit (MRT) Station, providing convenient and seamless access to the
island-wide rail network. It will also be linked to other stations, such as
Raffles Place Interchange MRT Station, Marina Bay Interchange MRT
Station, and the upcoming Shenton Way MRT Station (slated for completion
by 2021), via the underground and elevated pedestrian network.
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Technical Conditions of Tender
3.0
SUMMARY OF PLANNING AND URBAN DESIGN REQUIREMENTS
3.1
The successful tenderer is required to comply with the following planning
and urban design requirements for the development on the Land Parcel.
These aim to achieve a high quality and well-designed development that
relates to the surrounding context and realises the planning intentions
envisaged for the site.
3.2
A summary of the planning and urban design requirements for the
development on the Land Parcel is set out in Table 1 and shown in the
accompanying Control Plans. The detailed planning and urban design
requirements are set out in Sections 4.0, 5.0 & 6.0.
Table 1: Summary of Planning & Urban Design Requirements for the Land
Parcel
PARAMETERS
Site Area
PROVISIONS / REQUIREMENTS
Plot 1: 10,868.7 sqm
Plot 21: 289.4 sqm (subterranean space)
Plot 31: 264.4 sqm (subterranean space)
Plot 42: 184.8 sqm (air-rights space)
Plot 52: 516.5 sqm (air-rights space)
Land Use and
Plot 1: White with Office Use (Commercial / Hotel / Residential /
Gross Floor Area Recreation / Entertainment use)
(GFA)
The maximum permissible GFA for the development is 141,294 sqm and
the total GFA to be built is not to be less than 127,165 sqm. At least
100,000 sqm of the maximum permissible GFA for the development is to
be for Office use. The development is to include a Child Care Centre
facility with a minimum GFA of 500 sqm. The remaining GFA can be
developed for additional Office, Commercial School, Hotel, Serviced
Apartments and/or Residential uses, of such types and quantum as the
Competent Authority under the Planning Act may approve, with not more
than 5,000 sqm to be for Shop and Restaurant (inclusive of any Outdoor
Refreshment Area (ORAs)) uses and other Commercial (excluding Office
and Commercial School) uses, such as those for Bar / Pub, Health
Centre, Amusement Centre, etc., if permitted by the Competent Authority
under the Planning Act.
Plots 2 & 3: Underground Pedestrian Links
Plots 2 & 3 are for Underground Pedestrian Links (UPLs) to connect to
the development on Plot 1. Plot 2 (located beneath Marina View) is for
the provision of a UPL to connect to the existing knock-out panel at the
Downtown Mass Rapid Transit (MRT) Station. Plot 3 (located beneath
Commerce Street) is for the provision of a UPL to connect to the existing
1
The strata of subterranean space within Plots 2 and 3 shall be subject to cadastral survey by the
successful tenderer.
2 The strata of air space within Plots 4 and 5 shall be subject to cadastral survey by the successful
tenderer.
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Technical Conditions of Tender
UPL and entrance/exit point at Asia Square Towers. The UPLs will be
excluded from computation as part of the maximum permissible GFA for
the development.
Plots 4 & 5: Elevated Pedestrian Links
Plots 4 & 5 are for Elevated Pedestrian Links (EPLs) to connect to the
development on Plot 1. Plot 4 (across Commerce Street) is for the
provision of an EPL to connect to Asia Square Towers. Plot 5 (across
Central Boulevard) is for the provision of an EPL to connect to One
Raffles Quay. The EPLs will be excluded from computation as part of the
maximum permissible GFA for the development.
The detailed requirements are set out in Section 4.0 (Condition 4.2).
Strata Subdivision
The whole development, excluding any GFA for Hotel and / or Serviced
Apartments and / or Residential use, is to consist of not more than three
strata lots.
The share value applicable to each strata lot is subject to the approval of
the Commissioner of Buildings under the Building Maintenance and
Strata Management Act.
Uses at First
Storey
Activity-Generating Uses (AGUs) such as Retail, F&B, Entertainment,
Sports and Recreation (including gymnasium and fitness centres, etc.)
and other similar uses, are to be provided at the first storey of the
development fronting the covered walkways and / or public space along
Raffles Quay and Central Boulevard.
AGUs are encouraged to additionally be provided at the following parts
of the development:
•
•
Fronting the covered walkway along Marina View; and
Adjacent to the elevated pedestrian link within the development.
The GFA for the AGUs will be computed as part of the overall maximum
permissible GFA for the development.
The detailed requirements are set out in Section 4.0 (Condition 4.3).
Outdoor
Refreshment
Areas (ORA)
ORAs are allowed within the development. ORAs will be computed as
part of the maximum permissible GFA for the development and as part of
the maximum allowable 5,000 sqm for Commercial (excluding Office and
Commercial School) uses. The ORAs will be subject to the prevailing
Development Control Guidelines issued by the Competent Authority
under the Planning act, as set out in Section 4.0 (Condition 4.4).
Child Care
Centre (CCC)
Facility
The successful tenderer is required to provide a CCC for infant and child
care services and an accompanying outdoor or indoor play space within
the development. The GFA of the CCC is to be at least 500 sqm to
accommodate an estimated 100 children, including infants, as set out in
Section 4.0 (Condition 4.5).
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Technical Conditions of Tender
Building Form
and Massing
The development is to be designed to contribute positively to the skyline
profile of the CBD / Marina Bay area. The form and massing is to
address the views to and from the site from the surrounding roads and
developments, in particular from along Central Boulevard and Raffles
Quay and from the open spaces at The Lawn and the planned Central
Linear Park. The facades of the development fronting Raffles Quay,
Central Boulevard and Marina View are to be treated as main building
elevations.
The building form and massing of the development is also to be
designed to respond to the urban location and tropical climate.
The detailed requirements are set out in Section 4.0 (Condition 4.6).
Building Height
The development is subject to the following specific building height
controls, as indicated on the Control Plans and as set out in Section 4.0
(Conditions 4.6 and 4.7):
Low-Rise Zone
Maximum 35.0m AMSL;
Mid-Rise Zone
Maximum 160.0m AMSL, with a 15.0m setback from Marina View and a
10.0m setback from Commerce Street; and
High-Rise Zone
Maximum 245.0m AMSL.
Basement
Levels /
Subterranean
Developments
The successful tenderer is to take into consideration the existing
infrastructure and landscaping within the Land Parcel in the planning and
construction of the basement levels and all permanent subterranean
structures, including the UPLs.
Skylight structures are encouraged to be provided along the open
landscape walkways or within the public spaces within the site to provide
natural lighting for the UPLs and basement pick-up / drop-off areas, if
any.
The detailed requirements are set out in Section 4.0 (Condition 4.9).
Building Edge
The development is to generally be built up to the lines of Road Reserve
/ site boundary or building setback lines along Central Boulevard, Raffles
Quay and Marina View to a minimum height of 19.0m Above Mean Sea
Level (AMSL) (approximately 4 storeys) to provide a well-defined street
edge.
Up to 40% of the length of the building edges between the corners of the
development may be set back from the site boundary / building setback
lines for articulation of the building form. Articulation of the parts of the
development fronting the Telok Ayer Market (Lau Pa Sat) and at the
junction of Raffles Quay and Central Boulevard is encouraged, as set out
in Section 4.0 (Conditions 4.10 and 4.11).
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Technical Conditions of Tender
Building Setback
The development is to be set back 7.0m from the line of the Road
Reserve along Central Boulevard and 6.0m from the line of the Road
Reserve along Raffles Quay, as set out in Section 4.0 (Condition 0), to
provide for open landscaped walkways as part of the at-grade pedestrian
network. The overall design of the open landscaped walkways is to
comply with the requirements as set out in Section 4.0 (Condition 4.20).
Roofscape
The roof areas of the development are to be well-designed and
integrated with the overall building form and architectural treatment of the
development either as a distinctive roof crown or as landscaped roof
gardens.
Where Mobile Telecomm Operator’s (MTO’s) equipment are required on
the roof areas of the high-rise, mid-rise or low-rise components of the
development to serve public spaces around the development, the
successful tenderer is to work with the MTOs to integrate equipment into
the overall design of the façade and roof of the development, and to use
suitable materials for screening and mounting the equipment. The
successful tenderer is to grant the MTOs installation and servicing
access to the roof at no cost and at all times.
All service areas, car parks, M&E equipment, water tanks etc., at the top
of the podium and / or tower blocks are to be integrated within the overall
building envelope and well-screened from the top and on all sides. The
detailed rooftop screening requirements are set out in Section 4.0
(Condition 4.13).
Greenery
The development is to provide a distinctive, garden-like environment
Replacement
within the site and incorporate Landscape Replacement Areas equivalent
and Landscaping to the site area of the Land Parcel, as set out in Section 4.0 (Condition
4.14).
To preserve the existing character of the lush, green setting along
Raffles Quay, the five identified mature trees located within the required
open landscaped walkway along Raffles Quay are to be retained and
integrated into the design of the development.
Public Space /
Visual Porosity
The development is to include public spaces equivalent in size to at least
25% of the built footprint of the development excluding the covered
walkways at the first storey.
These spaces are to include a covered public space within the building
envelope along Raffles Quay of a minimum 15.0m width and of at least
1,000 sqm in size.
The detailed requirements are as set out in Section 4.0 (Condition 0).
Public Art
The successful tenderer is encouraged to include art works as
permanent installations located within publicly accessible or visible areas
of the development, as set out in Section 4.0 (Condition 4.16).
Night Lighting
The development is to be designed to include night lighting of the
external facades, building crown(s) and open spaces that is appropriate
for its prime downtown location and unique setting to express the
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Technical Conditions of Tender
architectural design and overall building form.
requirements are set out in Section 4.0 (Condition 0).
Pedestrian
Network
The
technical
The development is to include the following pedestrian facilities as
indicated on the Control Plans and as set out in Section 4.0 (Conditions
4.18, 4.18.2, 4.20, 4.21), subject to the requirements of the Authority and
the relevant Competent Authorities:
Underground Pedestrian Network
a) A minimum 6.0m wide (clear internal width) and minimum 4.0m clear
floor-to-ceiling height UPL connection from the existing Downtown
MRT Station, through Plots 1, 2 and 3 to connect to the development
and to Asia Square Towers;
b) A vertical pedestrian circulation point (including a lift, two-way
escalators and a staircase) within the building envelope to connect
the UPL at basement level to the covered walkway at the first storey
along Central Boulevard / Marina View;
At-Grade Pedestrian Network
c) A 6.0 / 7.0m wide open landscaped walkway with a secondary row of
tree planting along Raffles Quay and Central Boulevard;
d) A minimum 5.0m wide (4.4m clear) double-volume covered walkway
at the first storey of the development along Raffles Quay, Central
Boulevard and Marina View;
e) A minimum 5.0m wide (4.4m clear) covered walkway along
Commerce Street;
Above-Grade Pedestrian Network
f) A minimum 6.0m wide (clear internal width) EPL across Central
Boulevard to connect to One Raffles Quay and across Commerce
Street to connect to Asia Square Towers;
g) A minimum 10.0m wide EPL within the development comprising a
6.0m wide pedestrian walkway and a 4.0m wide two-way travellator
corridor; and
h) A vertical pedestrian circulation point (including a lift, two-way
escalators and a staircase) within the building envelope to connect
the EPL at the second storey to the covered walkway along Central
Boulevard or public space along Raffles Quay at the first storey.
The underground pedestrian network is to remain open for public use
during the operation hours of the Rapid Transit System (RTS). The atgrade and above-grade pedestrian networks are to be kept open for
public use at all times. The successful tenderer is to work with LTA and
the owners of the adjacent developments to design and implement the
connections to the MRT Station and their buildings.
Servicing and
Vehicular
Access
All vehicular ingress / egress to the development for access to service
areas, car parking facilities, passenger drop-off / pick-up points and taxi
lay-bys, etc., is to be taken off Commerce Street. An additional access
point (ingress and egress) to the car parking facilities can be considered
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Technical Conditions of Tender
along Marina View, with a left-in-left-out (LILO) arrangement.
All service areas are to be located within the basement levels of the
development. Sufficient pick-up / drop-off bays, taxi waiting areas,
queuing lanes and turning spaces are to be provided within the
development either at the basement levels and / or above-grade levels to
avoid the queuing of vehicles onto the main roads.
The detailed requirements are as set out in Section 4.0 (Conditions 4.22
and 4.23).
Vehicular and
Bicycle Parking
Provision
The car parking provision of the development is to be capped at 80% of
the prevailing minimum car parking standard, which is designated as the
Car Parking Standard (CPS), as set out in Section 4.0 (Condition 4.24).
The development is to include bicycle parking spaces in accordance with
the requirements of LTA and the Authority based on the proposed uses
within the development, and provide an additional 200 bicycle parking
lots (over and above the provision standards) for public use, as set out in
Section 4.0 (Condition 4.25).
Design Advisory
Panel
The development proposal will be reviewed by a Design Advisory Panel
(DAP) as part of the formal Development Control submission process in
relation to the application and grant of Planning Permission, as set out in
Section 5.0.
Common
Services Tunnel
(CST)
The existing CST vent shaft / entrance and exit structure along
Commerce Street is to be integrated within the building envelope of the
development, subject to the relevant authorities’ guidelines and
requirements. The development is to take services and utilities (except
gas and sewer) from the CST, as set out in Section 6.0 (Conditions 6.1
and 6.2). The successful tenderer is to note that a segment of the
existing CST is located within Plot 1, as shown on the Control Plans. This
segment of the CST is designed with column stumps to support the
construction of a building above it, subject to its maximum loading
provision.
Electrical
Substation
The successful tenderer is required to pay an amount of $1,700,000
together with Goods and Services Tax (GST) chargeable towards the
cost of provision of the 230/22kV Electrical Substation (ESS) at Marina
Bay as set out in Section 6.0 (Condition 6.3).
District
Pneumatic
Waste
Conveyance
System
The successful tenderer is required to make arrangements for the refuse
collection services connection to the development to be taken via the
CST Junction Box J1-3, when the District Pneumatic Waste Conveyance
System (DPWCS) for Marina Bay is implemented. The technical
requirements are set out in Section 6.0 (Condition 6.4).
District Cooling
System
The successful tenderer is strongly encouraged to design the
development to take chilled water supply from the District Cooling
System (DC System) via the CST Junction Box J1-3 as set out in Section
6.0 (Condition 6.5).
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Technical Conditions of Tender
Phased
Handover of Site
Part of the site is affected by drain diversion works being carried out as
part of LTA’s Thomson-East Coast Line RTS project. This part of the site
is currently scheduled to be handed over to the successful tenderer in
December 2017, as set out in Section 7.0 (Condition 7.1).
Site Works
The successful tenderer is to demolish the existing temporary covered
linkway on site fronting Raffles Quay, before or upon the expiry of its
Temporary Building Permit, and replace it with a temporary covered
linkway which is to be integrated with the construction hoarding around
the site, until completion of the development on the Land Parcel, as set
out in Section 7.0 (Condition 7.2).
BCA Green Mark
Scheme
The development is to be designed to incorporate energy-efficient,
water-efficient and environmentally-friendly design technologies and
practices to achieve a Building and Construction Authority (BCA) Green
Mark rating of Platinum, as set out in Section 7.0 (Condition 7.6).
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Technical Conditions of Tender
ILLUSTRATIVE DIAGRAMS
Key Planning and Urban Design Requirements and Considerations for the Land Parcel
DIAGRAM 1 – Building Height & Massing [Conditions 4.6 & 4.7]
DIAGRAM 2 – Building Edge & Corner Accentuation [Conditions 4.10 & 4.11]
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Technical Conditions of Tender
4.0
PLANNING AND URBAN DESIGN REQUIREMENTS
4.1
General
4.1.1
The Planning and Urban Design Requirements for the development of the
Land Parcel as set out in Section 4.0 are to be read in conjunction with the
accompanying Control Plans and the Conditions and Requirements of
Relevant Competent Authorities and Public Utility Licensees provided in the
Developer’s Packet.
4.1.2
The requirements set out in Section 4.0 are specified with a view to achieve
the prevailing planning objectives as outlined or indicated in the provisions in
this Section. If the successful tenderer has any alternative development
proposal(s) to meet these planning objective(s), the successful tenderer may
submit them for the Authority’s consideration. Where the Authority is
satisfied that the alternative proposal will also serve to achieve the planning
objective relevant to the requirement, the successful tenderer may be
allowed to adopt such alternative proposal(s) instead, in which event the
relevant provisions in this Section shall be deemed to be complied with. The
Authority, however, reserves the absolute discretion to decide whether or not
to allow any alternative proposal to be adopted.
Land Use and Quantum
4.2
Land Use and Quantum
4.2.1
The Land Parcel is zoned for White use (Commercial / Hotel / Residential /
Recreation / Entertainment use) and is envisaged to be developed as a
mixed-use development.
4.2.2
Plot 1 is to be developed with a minimum component of Office use, together
with complementary and supporting uses that will contribute to create an
attractive development and add vibrancy to the area. Plots 2 & 3 are
subterranean strata for the construction of Underground Pedestrian Links
(UPLs) to connect the development on Plot 1 to the existing ‘knock-out’
panel at the Downtown Mass Rapid Transit (MRT) Station and the existing
UPL and entrance / exit point at Asia Square Towers, respectively. Plots 2 &
3 are not to be used for other uses. Plots 4 & 5 are air-rights spaces for
Elevated Pedestrian Links (EPLs) to connect the development on Plot 1 to
the existing ‘knock-out’ panel at Asia Square Towers across Commerce
Street and the existing ‘knock-out’ panel at One Raffles Quay across Central
Boulevard, respectively. Plots 4 & 5 are not to be used for other uses. The
UPLs and EPLs will be excluded from the computation as part of the
maximum permissible Gross Floor Area (GFA) for the development.
4.2.3
The maximum permissible GFA for the development is 141,294 sqm and the
total GFA to be built is not to be less than 127,165 sqm.
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Technical Conditions of Tender
Minimum Quantum for Office Use and Child Care Centre Facility and
Maximum Quantum for Retail Use
4.2.4
At least 100,000 sqm of the maximum permissible GFA for the development
is to be for Office use.
4.2.5
At least 500 sqm of the maximum permissible GFA for the development is to
be for a Child Care Centre (CCC) Facility, as set out in Section 4.0
(Condition 4.5).
4.2.6
Not more than 5,000 sqm of the maximum permissible GFA for the
development is to be for:
a) Shop and Restaurant (inclusive of any Outdoor Refreshment Area
(ORAs)) uses; and
b) Other Commercial (excluding Office and Commercial School) uses such
as those for Bar / Pub, Health Centre, Amusement Centre, etc., if
permitted by the Competent Authority under the Planning Act.
4.2.7
The remaining GFA can be developed for additional Office, Commercial
Office, Hotel, Serviced Apartments and/or Residential uses, of such types
and quantum as the Competent Authority under the Planning Act may
approve. Any additional GFA exceeding the maximum permissible GFA for
the development on the Land Parcel will be subject to the prevailing
Development Control Guidelines and the approval of the Competent
Authority under the Planning Act. The additional GFA may be subject to the
payment of Differential Premium, if applicable.
4.2.8
The development is envisaged to contribute towards reinforcing the area as
an attractive business and financial hub. The office uses within the
development are therefore to be designed to provide high quality office
space that is appropriate in terms of the size and layout to meet the needs of
business services and financial institutions. The proposed office layout for
the development will be subject to evaluation and approval by the Authority
at the formal submission stage.
4.2.9
All tenderers are advised to carry out their own simulation studies to
ascertain the achievable GFA for the development, particularly if any
additional GFA allowable under the prevailing Development Control
Guidelines is included in the development. These simulation studies should
take into account all relevant considerations, including the building height
controls and existing ground conditions of the Land Parcel as well as the
possible need to provide basements.
4.2.10 If the development includes residential uses, the successful tenderer is to
ensure that all options and agreements for the sale or sublease of any
residential units highlight that the Land Parcel is located in an area where
non-residential uses are allowed and that public events may be held in the
vicinity of or in close proximity to the Land Parcel, and the level of noise in
the area may therefore be higher than typical in an area with only residential
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Technical Conditions of Tender
developments. The successful tenderer is also encouraged to include this
information in all sales brochures and marketing materials for the sale or
sublease of any residential units.
Strata Sub-Division
4.2.11 The whole development, excluding any GFA for Hotel and / or Serviced
Apartments and / or Residential use, is to consist of not more than three
strata lots.
4.2.12 The share value applicable to each strata lot is subject to the approval of the
Commissioner of Buildings under the Building Maintenance and Strata
Management Act.
4.3
Uses at the First Storey
4.3.1
To contribute to the life and vibrancy of the precinct at street level, ActivityGenerating Uses (AGUs), such as Retail, Food and Beverage (F&B),
Entertainment, Sports and Recreation (including gymnasiums and fitness
centres, etc.) and other similar uses, are to be provided at the first storey of
the development fronting the covered walkways and public spaces along
Raffles Quay and Central Boulevard.
4.3.2
AGUs are encouraged to additionally be provided at the following locations:
a) Fronting the covered walkway along Marina View; and
b) Adjacent to the EPL within the development.
4.3.3
The GFA for the AGUs will be computed as part of the overall maximum
permissible GFA for the development.
4.4
Outdoor Refreshment Areas
4.4.1
ORAs and alfresco dining areas are allowed within the public areas and
open spaces within the development. These are intended to provide an
opportunity for outdoor seating that forms an extension of the seating areas
within a restaurant or café. Where provided, the ORAs should be located
and designed so they do not compromise pedestrian circulation or traffic
movement.
4.4.2
ORAs will be computed as part of the maximum permissible GFA for the
development and as part of the maximum allowable 5,000 sqm for
Commercial (excluding Office and Commercial School) uses. The ORAs will
be subject to the prevailing Development Control Guidelines issued by the
Competent Authority under the Planning Act.
4.4.3
The detailed design and layout of the ORAs will be subject to approval from
the Authority and the relevant Competent Authorities. The type of structures,
lightweight covers / shading devices, furniture, etc., for the ORAs are to
complement the design of the public areas within the development and are
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Technical Conditions of Tender
to be of good quality and easy to maintain to ensure the structures appear
presentable at all times and do not deteriorate over time. The storage of
furniture and utensils, preparation of food and beverages, or location of
service stations within the ORAs is not permitted.
4.5
Child Care Centre Facility
4.5.1
The successful tenderer is required to provide a CCC for infant and child
care services within the development. The CCC is to be operated for a
minimum of 10 years from the date the CCC licence is issued. The CCC is to
be a minimum of 500 sqm in size and will be computed as part of the
maximum permissible GFA for the development. The CCC is estimated to
accommodate 100 children (including infants).
4.5.2
The CCC is to have access to an outdoor play space. If this is not possible,
there is to be an additional indoor area for gross motor activity. The space
provided, whether indoors and outdoors, is to be at least 30 sqm or one-fifth
of the centre's capacity, based on 5 sqm per child, whichever is greater. The
gross motor activity area is to exclude service areas and children’s activity
areas.
4.5.3
The CCC is to comply with the requirements and guidelines established by
the Early Childhood Development Agency (ECDA) for infant and child care
centres. Tenderers may refer to the requirements and guidelines published
by ECDA on “Guide on Setting Up a Child Care Centre” which is found on
ECDA’s website: (http://www.childcarelink.gov.sg/ccls/uploads/CCC_Guide.pdf).
The successful tenderer is to seek ECDA’s approval for the proposed
location of the child care centre within the development.
4.5.4
The successful tenderer is to inform ECDA when the Certificate of Statutory
Completion (CSC) for the development is obtained. The successful tenderer
is to appoint an operator to run the CCC. The operator is to comply with
requirements stipulated under the Child Care Centre Act (Cap 37A) and is to
be licensed accordingly. The successful tenderer may approach ECDA
should they need assistance to identify a child care operator.
4.5.5
The CCC space is not allowed to be strata-subdivided and is to form part of
the common property of the development.
4.5.6
To accommodate possible changes to the demographics of the area over
time, the CCC space may be allowed to be converted to other community
uses, for example an elder care centre, after the initial 10 year operating
period, subject to the approval of ECDA, the Authority and relevant agencies.
Only upon the confirmation of ECDA, the Authority and relevant agencies
that the space is no longer suitable or required for other community uses, the
space may be converted to:
a) Communal social space, for example, a public space, function rooms,
etc.; or
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Technical Conditions of Tender
b) Ancillary commercial use, subject to prevailing Development Control
Guidelines.
4.5.7
All pick-up and drop-off activities for the CCC are to be contained within the
development and are not to be conducted along the adjacent roads.
Appropriate security and amenity measures are to be accommodated in the
overall design of the development to safeguard the security of the users.
4.5.8
The successful tenderer is to highlight that a minimum GFA of 500 sqm
comprised in the common property of the development will be used as a
CCC (‘the said information’) in all sale brochures, marketing materials,
options and agreements for the lease of any spaces in the development.
4.5.9
The successful tenderer is to submit the options and agreements for the sale
or lease of the spaces in the development, incorporating the said information,
to the Authority for approval prior to the grant, issue or execution of any such
document for any of the spaces in the development.
Building Form / Massing
4.6
Building Form / Massing (refer to Diagram 1)
4.6.1
The Land Parcel occupies a prime and highly prominent location within
Marina Bay. The building form and massing of the development is to be
designed to contribute positively to the skyline profile of the area. The form
and massing is also to address the views to and from the site from the
surrounding roads and developments, in particular from along Central
Boulevard and Raffles Quay, and from the open spaces at The Lawn and the
planned Central Linear Park.
4.6.2
The layout and design of the mid-rise and high-rise components of the
development are to be located and articulated to maintain physical and
visual connectivity towards the key open spaces within the area.
4.6.3
The design of the low-rise components are to respond to the urban location
and take into consideration the contextual relationship with the Telok Ayer
Market (Lau Pa Sat) and the future Central Linear Park, and maintain a
pedestrian scale at street level and a sense of openness between buildings.
4.6.4
The facades of the development fronting Raffles Quay, Central Boulevard
and Marina View are to be treated as main building elevations. All service
areas including air-conditioning ledges, drying balconies, etc. are to be
located internally within the development. These are to be well-screened and
integrated with the overall design of the elevations. All ventilation shafts to
the basement levels, if any, are to be fully integrated within the overall
envelope of the building and visually well-screened. The detailed screening
requirements are given in Condition 4.13.3.
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Technical Conditions of Tender
Balconies, Sky Terraces and Roof Gardens
4.6.5
To contribute to Singapore’s identity and positioning as a “City in a Garden”
and to provide communal spaces for the building occupants, the
development is encouraged to be designed to take into consideration the
local equatorial climate and include features such as open spaces,
courtyards, and landscaped terraces, balconies, roof gardens and skygardens. Where provided, these areas are to be integrated as part of the
overall form and architectural treatment of the building.
4.7
Building Height (refer to Diagram 1)
4.7.1
Given the high development intensity within Marina Bay, there is a need to
ensure that there is variation in the skyline profile of the area and each
development is provided with opportunities for good views towards the key
open spaces and to Marina Bay. A set of development zones with varying
building height controls have therefore been specified for the Land Parcel to
guide the design of the development to relate to the surrounding
developments and the larger planning and urban design vision for the area.
The high-rise components are to be located such that the area will not be
visually congested when it is built up and to create an attractive skyline
profile for the precinct.
4.7.2
The development is subject to the following building height controls as
indicated on the Control Plans:
Low-Rise Zone
4.7.3
The maximum allowable height of the low-rise zone is 35.0m Above Mean
Sea Level (AMSL). This is to relate the development to the surrounding
context and create a consistent building edge as well as maintain a
pedestrian-scale for the parts of the development fronting the Central Linear
Park. Articulation of the roof area of the podium levels and low-rise zone
beyond this building height control can be considered, subject to evaluation
and approval of the Authority.
Mid-Rise Zone
4.7.4
The maximum allowable height of the mid-rise zone is 160.0m AMSL. To
maintain a sense of openness between the high-rise zones of adjacent
developments, the parts of the development within the mid-rise zone are to
be set back a minimum of 15.0m from the site boundary along Marina View
and a minimum of 10.0m from the site boundary along Commerce Street.
The development is to be designed to include an attractive crown to the midrise components to contribute to the distinctive skyline of the area. The
design will be subject to detailed evaluation by the Competent Authority.
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Technical Conditions of Tender
High-Rise Zone
4.7.5
The maximum allowable height of the high-rise zone is 245.0m AMSL. This
is an absolute building height control and is applicable to all permanent
structures and fixtures at the roof level, such as TV antennae, water tanks,
lift motor rooms, building maintenance equipment, lightning conductors, and
obstacle lights. The development is to be designed to include an attractive
crown to the high-rise components to contribute to the distinctive skyline of
the area. The design will be subject to detailed evaluation by the Competent
Authority.
4.7.6
The area is subject to an overall technical height control of 310.0m AMSL
which is applicable to all construction equipment and temporary structures,
such as cranes, piling rigs, etc.
4.8
Building Platform Level
4.8.1
As a guide, to facilitate ease of pedestrian movement and walkability,
platform levels of the open walkways, cycling paths, open landscaped
walkways, covered walkways and the retail / F&B uses fronting onto the
covered walkways at the first storey should match to allow for seamless and
barrier-free connectivity. This level can range from 500mm to 700mm above
the existing road levels. The difference between these pedestrian areas and
the required minimum building platform level for the development is to be
mitigated within the building envelope at the first storey. This will ensure a
seamless transition between the different levels and barrier-free connectivity
between the public spaces, the covered walkways / linkways within the
development, the open landscaped walkways and the adjacent cycling paths
and open walkways within the Road Reserves. All building platform levels
are to comply with the Public Utilities Board’s (PUB) requirements given in
Section 3.0 of the Conditions and Requirements of Relevant Competent
Authorities and Public Utility Licensees.
4.9
Basement Levels / Subterranean Developments
4.9.1
Basement levels and permanent subterranean structures, including the
UPLs, may be built up to the site boundary of the Land Parcel, except for the
part of the site fronting Raffles Quay where the five identified mature trees
are to be retained, subject to the prevailing Development Control Guidelines
issued by the Competent Authority under the Planning Act and technical
requirements of the relevant Competent Authorities. All excavation works are
to comply with the Land Transport Authority’s (LTA) requirements given in
Section 7.0 of the Conditions and Requirements of Relevant Competent
Authorities and Public Utility Licensees.
4.9.2
Basement levels are not allowed to be constructed below the Tree Protection
Zone around the mature trees that are to be retained fronting Raffles Quay,
to comply with the National Parks Board’s (NParks) requirements given in
Section 8.0 of the Conditions and Requirements of Relevant Competent
Authorities and Public Utility Licensees.
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Technical Conditions of Tender
4.9.3
A minimum earth cover of 2.5m depth is to be provided below the platform
levels of the roadside verges and open landscaped walkways within the site
to allow for tree planting within the Road Reserves.
4.9.4
The successful tenderer is to take into consideration the existing 8.0m wide
box drain (11.0m wide Drainage Reserve (DR)) and the existing Common
Services Tunnel (CST) within Plot 1 along the south-eastern portion of the
Land Parcel fronting Marina View, as shown on the Control Plans, in the
planning and construction of basement levels and all permanent
subterranean structures, including the UPLs.
4.9.5
All development works in the vicinity of the DR are to comply with PUB
requirements given in Section 3.0 of the Conditions and Requirements of
Relevant Competent Authorities and Public Utility Licensees. All
development works in the vicinity of the CST are to comply with the
Competent Authorities’ requirements given in Section 6.0 of the Conditions
and Requirements of Relevant Competent Authorities and Public Utility
Licensees.
4.9.6
All at-grade structures, including the vertical pedestrian circulation points,
and entrance / exit structures to UPLs, mechanical ventilation shafts, and fire
escape staircases are to be located and integrated fully within the building
envelope of the development on Plot 1.
4.9.7
Skylight structures are encouraged to be provided along the open
landscaped walkways or within the public spaces within the site to provide
natural day lighting for the UPLs and basement pick-up / drop-off areas, if
any.
Streetscape
4.10
Building Edge
4.10.1 Marina Bay is planned to have a well-defined streetscape that provides a
sense of enclosure to the streets and creates interesting spaces that relate
to the public realm and pedestrian environment. As the land parcels are
large, with long frontages, there is a need for the podium levels of the
development to be well-designed and appropriately articulated to provide
visual interest and physical porosity and relate to the street and the public
open spaces within the area.
4.10.2 The development is to be generally built up to the building setback lines
along Central Boulevard and Raffles Quay, and to the lines of Road Reserve
/ site boundary along Marina View and Commerce Street. As a guide, a
building edge of a minimum height of 19.0m AMSL, abutting the building
setback lines / lines of Road Reserve along Central Boulevard, Raffles Quay
and Marina View, is to be provided, as shown on the Control Plans. This is to
ensure that a consistent, well-defined urban streetscape is maintained within
the area. Up to 40% of the length of the building edges between the corners
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Technical Conditions of Tender
of the development can be set back from the building setback lines / lines of
Road Reserve to allow for articulation of building form.
4.11
Corner Accentuation
4.11.1 The corner of the development fronting the road junction at Central
Boulevard / Raffles Quay is encouraged to be articulated architecturally to
express the strategic location of the development at the “gateway” into CBD
and address views from the key public open spaces and approaches.
4.12
Building Setback
4.12.1 The development is to be set back 7.0m from the line of the Road Reserve
along Central Boulevard and 6.0m from the line of Road Reserve along
Raffles Quay.
4.12.2 The 7.0m / 6.0m wide areas between the lines of Road Reserve and the
building setback line fronting Central Boulevard and Raffles Quay are to be
designed and landscaped as open landscaped walkways, providing a wider
at-grade pedestrian area at street level. The landscaping within the open
landscaped walkways is to include one row of trees abutting the site
boundary to complement the tree planting within the roadside table and
create a double-row of tree planting along the major arterial roads and a
distinctive tree-lined boulevard character for the area.
4.12.3 The successful tenderer is to design and construct the open landscaped
walkways up to the line of the Road Reserve. The open landscaped walkway
will extend over the drain in the DR along Central Boulevard. The part of the
open landscaped walkway that is located within the DR is to be handed back
to the State (PUB and LTA) for ownership, management and maintenance
upon completion.
4.12.4 The open landscaped walkways are to be designed to comply with the
specifications as set out in Section 4.0 (Condition 4.20).
4.13
Roofscape
4.13.1 Given the visually prominent location and the visibility of the Land Parcel
from the surrounding high-rise buildings, the roof areas of the high-rise, midrise and low-rise components of the development are to be considered as
the “fifth” elevation. They are to be designed to be fully integrated with the
overall form and architectural treatment of the development. The successful
tenderer is to design the roof areas as either a distinctive crown to the
building to contribute positively to the skyline profile of Marina Bay or
landscape them as a roof garden. All flat roofs are required to be landscaped.
4.13.2 Where Mobile Telecomm Operator’s (MTO’s) equipment are required on the
roof areas of the high-rise, mid-rise or low-rise components of the
development to serve public spaces around the development, the successful
tenderer is to work with the MTOs to integrate equipment into the overall
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Technical Conditions of Tender
design of the façade and roof of the development, and to use suitable
materials for screening and mounting the equipment. The successful
tenderer is to grant the MTOs installation and servicing access to the roof at
no cost and at all times.
4.13.3 To ensure that the roof areas are well-designed and attractive when viewed
from surrounding developments, all service areas, Mechanical and Electrical
(M&E) equipment, water tanks, car parks etc. if any, are to be located within
the building envelope and well-screened from views from above and on all
sides.
Screening Requirements
4.13.4 The performance requirements for the screening of all M&E equipment and
services, service areas and car parking facilities are as follows:
a) To be screened from the top and on all sides;
b) The spacing between the trellis or louvre elements is to be equal to or
less than their depth;
c) The elements are to be orientated to cut off views from the street level
and surrounding buildings; and
d) The openings in perforated panels are to be evenly distributed with a
porosity (i.e. percentage of void-to-solid) equal to or less than 25%. The
width / diameter of the openings are not to exceed 30mm.
4.14
Greenery Replacement and Landscaping
4.14.1 The design of the development is to incorporate Landscape Replacement
Areas (LRAs) equivalent to the site area of the Land Parcel, and provide a
distinctive, garden-like environment.
4.14.2 Within these LRAs, at least 40% of the areas are to be landscaped with
permanent planting. The remaining areas can be used for hardscape uses,
as outlined in the Landscaping For Urban Spaces And High-Rises (LUSH)
2.0 Programme, URA Circular No: DC/ADMIN/CIRCULAR/PB_14 dated 12
June 2014.
4.14.3 To preserve the existing character of the lush, green setting along Raffles
Quay, the five identified mature trees located within the area to be used for
the open landscaped walkway along Raffles Quay are to be retained and
integrated into the design of the development. The successful tenderer is
also strongly encouraged to retain the other seven mature trees in the Land
Parcel integrate them into the development. All development works are to
comply with the NParks requirements for the retention of trees given in
Section 8.0 of the Conditions and Requirements of Relevant Competent
Authorities and Public Utility Licensees.
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Technical Conditions of Tender
4.15
Public Space (refer to Diagram 2)
4.15.1 Given the strategic location of the Land Parcel, the building form and
massing of the development is to be designed to provide a high degree of
visual and physical porosity fronting onto Raffles Quay and Central
Boulevard. The layout of the development is to be designed to include public
spaces as part of the public realm at street level to enhance the streetscape
and create an attractive and pedestrian-oriented environment. These spaces
can take the form of multi-volume covered spaces to be used as public ‘cityrooms’ and atrium spaces, or spaces that are open-to-sky. They can be used
for staging events, exhibitions or concerts, as well as provide a sense of
respite amidst the dense urban environment for people to gather and interact.
4.15.2 These spaces are to be kept open and accessible for public use at all times.
The prevailing Development Control Guidelines issued by the Competent
Authority under the Planning Act regarding the exemption of covered public
spaces from GFA computation will apply. If enclosed, for example as a
glazed lobby area, the spaces will be computed as part of the maximum
permissible GFA for the development.
Design Requirements
4.15.3 As a guide, the public spaces are to be equivalent in size to at least 25% of
the built footprint of the development, excluding the covered walkways, at
the first storey. The design and location of these spaces are to take into
consideration the relationship of the development to the surrounding context,
including the overall at-grade pedestrian network and urban pattern. The
spaces are to be integrated with the overall building form and architectural
treatment of the development and linked to the EPLs, covered and open
walkways and UPLs.
4.15.4 In line with the vision for Singapore to be a “City in a Garden”, at least 20%
of the public spaces are to be lushly landscaped with permanent tree and
shrub planting or lawn areas. Trees are to be included as part of the
landscape design to provide canopy coverage (shade) to at least 20% of the
parts of the public spaces that are open-to-sky.
4.15.5 To ensure that the public spaces are environmentally comfortable for use
throughout the day, they are to be located, oriented and designed so that at
least 50% of the space is shaded for the period between 9am and 4pm.
They are to include sufficient public seating at a minimum ratio of 1 seat per
25 sqm. Where bench / ledge seating is proposed, 1 linear metre of seating
is considered as 2 seats. Seating with backrests is encouraged. There
should be an appropriate mix of both movable and fixed seating and at least
20% of the seats are to be sheltered.
4.15.6 To create welcoming and attractive spaces for people to meet and gather,
the public spaces are to be fronted by AGUs.
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Technical Conditions of Tender
4.15.7 To maximise the sense of openness of the public spaces, any covered areas
are to be column-free as far as possible, and the canopies / roofs are to be
of transparent or translucent materials to allow for natural day lighting of the
space. Appropriate directional and wayfinding signage is to be provided
within the development to facilitate easy access to and from the public
spaces to the pedestrian network in the area and the key developments and
public facilities, such as MRT Stations. Appropriate signage is also to be
prominently displayed within the public open space to inform the public that it
is open for their use.
Public Space opposite Telok Ayer Market (Lau Pa Sat), fronting Raffles
Quay and Central Boulevard
4.15.8 The Land Parcel is situated along the interface of the existing CBD and the
new development area of Marina Bay. Occupying the corner at the junction
of Raffles Quay and Central Boulevard, the site has a prominent location
with the potential to become a signature focal point within the city. There is
an opportunity to provide a public space which capitalises on these points,
acting as a “gateway” signalling arrival into the CBD and responding to the
adjacent National Monument Telok Ayer Market (Lau Pa Sat) at the same
time. It will act as a node that is connected to the larger network of open
spaces in the Central Subzone that extend out from the future Central Linear
Park.
4.15.9 This public space is to be of at least 1,000 sqm in size and have a minimum
width of 15.0m measured from the building setback line along Raffles Quay
and. The covered walkway, if integrated within the public space, can also be
computed as part of the 15.0m width. However, the covered walkway area is
to be excluded from the computation of the minimum area for the required
public spaces area at the first storey, as set out in Section 4.0 (Condition
4.15.3). In order to maintain a sense of openness, and to offer views to the
Telok Ayer Market (Lau Pa Sat) clock tower, this space is to have a
minimum internal clear height of 2 storeys. The design and landscaping of
the public space is to be seamlessly integrated with the open landscaped
walkways along Raffles Quay and Central Boulevard. The indicative location
of this public space is as shown on the Control Plans.
4.16
Public Art
4.16.1 The successful tenderer is encouraged to include art works as permanent
installations within either the publicly accessible areas of the development or
within those that are visible from the adjacent streets and public spaces.
4.16.2 These installations are encouraged to be integrated into the building façade
or designed as part of a building element, such as the facade. In addition to
sculptures, they can include significant elements, such as water features.
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Technical Conditions of Tender
4.17
Night Lighting
4.17.1 The night lighting of buildings within the City Centre forms an important part
of the unique image of Singapore at night. Night lighting adds visual interest
to buildings. It also enhances the experience of the pedestrian environment
at night and helps to provide a sense of orientation to pedestrians and
drivers. Given the highly prominent location within Marina Bay, the
development is to include a well-designed and attractive night lighting
scheme that is appropriate for the prime downtown location. This includes
night lighting of the building form, external facades, building crowns, key
architectural elements, public spaces at street level and landscaped areas
throughout the development in order to contribute to the public realm and a
distinctive and memorable skyline image of the city at night. The night
lighting of the development is to comply with the Night Lighting Master Plan
for the Central Business District (CBD), Marina Centre and Marina Bay.
More details are set out in the URA Circular No: URA/PB/2009/08-CUDG
dated 29 April 2009.
4.17.2 The performance requirements for the night lighting are as follows:
a) To complement the architectural design of the building;
b) To be safe, durable and energy efficient;
c) The fittings and fixtures are to be fully integrated into the overall
architectural treatment and design of the building facades and
landscaping of the open spaces; and
d) To comply with the night lighting requirements as described in the
prevailing Development Control Guidelines issued by the Competent
Authority under the Planning Act.
4.17.3 The overall concept and detailed specifications for the night lighting are to
comply with the requirements of, and will be subject to the evaluation and
approval of the Authority and other relevant Competent Authorities. The cash
grant night lighting incentive under the prevailing Development Control
Guidelines issued by the Competent Authority under the Planning Act is not
applicable to the development.
Pedestrian Network
4.18
Pedestrian Network
4.18.1 Marina Bay is planned as a pedestrian-friendly district with a comprehensive
network of at-grade covered walkways and tree-lined footpaths, underground
malls and second storey pedestrian links. This comprehensive network will
provide convenient, comfortable and seamless pedestrian connection to
buildings, transport facilities and key spaces and attractions.
4.18.2 The underground, at-grade and above-grade pedestrian networks, up to the
required minimum widths, and the associated dedicated vertical pedestrian
circulation points and entrance / exit structures, including lifts, escalators,
staircases, and any associated fire-escape staircases, are to serve as
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Technical Conditions of Tender
dedicated public pedestrian links as part of the overall pedestrian network for
the area and may be excluded from computation as part of the maximum
permissible GFA for the development, subject to the prevailing Development
Control Guidelines on the exemption of GFA issued by the Competent
Authority under the Planning Act. Internal circulation spaces within the
development which are deemed not to form part of the required pedestrian
network are not to qualify for GFA exemption.
4.19
Underground Pedestrian Network – Underground Pedestrian Links
4.19.1 The development is to include UPLs at the basement one level within Plots 1,
2 and 3 as part of the planned underground pedestrian network to connect
the development to the Downtown MRT Station and Asia Square Towers, as
shown on the Control Plans.
Dimensions
4.19.2 The UPLs are to comprise a pedestrian walkway with a minimum clear width
of 6.0m and a minimum clear internal ceiling height of 4.0m. Waiver of the
minimum clear width and height can be considered only where compliance
with other technical requirements does not allow for the required height or
width to be provided. AGUs, such as retail, food and beverage,
entertainment and other similar uses, may be provided along one or both
sides of the pedestrian walkways. If AGUs are provided on both sides, the
pedestrian walkways are to be at least 7.0m wide.
Platform Levels
4.19.3 The platform level of the UPLs is to match the existing levels of the UPLs at
Asia Square Towers and the Downtown MRT Station to allow for seamless
connections. The UPL in Plot 2 is to over-cross the existing CST and sewer.
Entrance / Exit Points and Associated At-Grade Structures
4.19.4 The UPL is to include a vertical pedestrian circulation point (including a lift,
two-way escalators and a staircase) within the building envelope fronting
Marina View or Central Boulevard to connect the UPL at the basement level
to the covered walkway at the first storey. The at-grade entrance / exit
structure to the vertical pedestrian circulation point is to comply with the
platform level requirements as set out by PUB in Section 3.0 of the
Conditions and Requirements of Relevant Competent Authorities and Public
Utility Licensees.
4.19.5 The fitting out materials and finishes within the UPLs and the vertical
pedestrian circulation points are to be durable, appropriate for use and easily
maintained and will be subject to the approval of the Authority and LTA. The
fitting-out works are to be completed prior to, or at the same time, as the
Temporary Occupation Permit (TOP) is obtained for the development works
for the Land Parcel.
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Technical Conditions of Tender
Connections to Adjacent Developments
4.19.6 A ‘knock-out’ panel of a minimum width of 6.0m has been provided at the
basement concourse level of the Downtown MRT Station, as shown on the
Control Plans, to allow for the connection of the UPL to the Station. Similarly,
the owners of Asia Square Towers have agreed to allow for a connection
point from the UPL through the wall of their existing basement one (1) level
UPL, along Commerce Street, connecting to this existing entrance / exit
point. The UPL is to connect through Plots 2 and Plot 3 to the existing
‘knock-out’ panel and connection point; respectively. The successful
tenderer is required to, at his own costs, liaise with the owners of the
adjacent developments in the implementation of the UPLs.
4.19.7 There is an opportunity for the development to connect directly to the
planned adjacent development along Central Boulevard in future. To allow
for this connection, the successful tenderer is to provide a ‘knock-out’ panel
of a minimum width of 6.0m within the UPL in Plot 2 at the basement one (1)
level, at the indicative location as shown on the Control Plans. The
successful tenderer is to grant the necessary access and ‘rights of way’,
without any hindrance or obstruction, and without the payment of any fee or
charge whatsoever, to the owners of the adjacent development and be
responsible for liaising with them, wherever necessary to allow for
connection of the planned adjacent development to the UPL in future. The
basement wall of the UPL is to be designed with sufficient loading provision
to accommodate the future underground connection to the proposed knockout panel. The wall is to be designed to resist both flotation as well as
vertical loading of the future underground connection.
Operation
4.19.8 The UPLs and the vertical pedestrian circulation point connecting to the atgrade pedestrian network are to be maintained by the successful tenderer
and kept open for public use during the operating hours of the RTS, without
any hindrance or obstruction, to the satisfaction of the Authority and the
relevant Competent Authorities. They are not to be used for commercial
purposes and no temporary or permanent structures are to be erected within
these areas.
4.20
At-Grade Pedestrian Network – Open Landscaped Walkways & Covered
Walkways
4.20.1 The at-grade pedestrian network comprises open landscaped walkways
within the building setback areas, and covered walkways within the building
envelope. These pedestrian areas are to be designed seamlessly with the
specifications set out below.
Platform Levels
4.20.2 The platform levels of the open landscaped walkways and covered walkways
at the first storey are to match the platform levels of the cycling paths and
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Technical Conditions of Tender
open walkways within the adjacent Road Reserves. Depending on the
adjacent road levels, the platform level of these pedestrian areas can range
from 500mm to 700mm above the existing road levels. Localised changes in
level will be allowed to provide drainage cross-falls and for connection to
pedestrian crossing points at the road junctions. The difference between
these pedestrian areas and the required minimum building platform level for
the development is to be mitigated within the building envelope at the first
storey. The level of the pedestrian areas is to be maintained at a constant
level as far as possible and all level differences are to be accommodated
with ramps at a maximum gradient of 1:25. The use of steps is not allowed.
Where the pedestrian areas are intercepted by vehicular ingress / egress
points, any cross ramps are to be located on either side of the pedestrian
walkway.
Paving
4.20.3 The entire width of the open landscaped walkway and covered walkway is to
be paved with granite, including the aeration areas around the tree pits for
the row of secondary tree planting abutting the site boundary fronting the
2.0m wide cycling path within the Road Reserve. The design, materials and
finishes of the pedestrian areas are to be of high quality, good durability and
easy maintenance. As a guide, the base paving material is to be 600mm x
600mm flamed finish heavy duty grey-green granite tiles laid perpendicular
to the lines of the Road Reserve to match with the public areas of the other
developments within Marina Bay and achieve a consistent and distinctive
district character for the area. The paving materials are to withstand high
pedestrian traffic, cycling and fire engine access, and have abrasive
hardness suitable for outdoor use. The surface of the granite is to be
resistant to discolouration and staining due to atmospheric conditions, other
than normal weathering.
4.20.4 The paving materials can be intermixed with other materials of similar high
quality and accent tiles within the tiling pattern can be considered. The tiling
layout and paving pattern are to match that of the adjacent covered
walkways and cycling paths. The overall tiling layout, paving pattern, design,
material specifications and samples of any additional paving materials,
accent tiles, water features and other street furniture and lighting are to be
subject to the approval of the Authority and the relevant Competent
Authorities.
Tree Planting for Open Landscaped Walkways
4.20.5 The secondary row of tree planting within the open landscaped walkways is
to be Caesalpinia Ferrea along Central Boulevard, and Sterculia Foetida
along Raffles Quay. For information, the Caesalpinia Ferrea is a tree of up to
16.0 m to 30.0 m in height with an umbrella-shaped crown of up to 20.0m in
width when mature. Sterculia Foetida is a tree with a dense conical crown.
4.20.6 The detailed layout and spacing of the tree planting for the parts of the open
landscaped walkway along Raffles Quay is to take into consideration the
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Technical Conditions of Tender
existing mature trees to be retained and the views from the public space to
the Telok Ayer Market (Lau Pa Sat) and in particular, the clock tower. The
secondary tree planting may be omitted where the existing trees located in
the open landscaped walkway along Raffles Quay are retained, subject to
the approval of the Authority and the relevant Competent Authorities.
4.20.7 The successful tenderer is to provide a big sapling or instant tree of
minimum 3.0m overall height. The trees are to be planted at a spacing of
6.0m centre-to-centre (c/c) with ground aeration areas of 16 sqm per tree.
Where necessary, aeration areas are also to be provided for the existing
trees to be retained in the open landscaped walkway. The detailed tree
planting requirements, including the species, size, spacing, aeration and
irrigation system provisions and maintenance access, are to be subject to
the technical requirements and approval of NParks, the Authority and the
relevant Competent Authorities. The tree planting is to be maintained by the
successful tenderer as part of the open landscaped walkways within the site
boundary subject to the satisfaction of NParks, the Authority and the relevant
Competent Authorities.
Dimensions for Covered Walkways at First Storey
4.20.8 Continuous covered walkways fronting Raffles Quay, Central Boulevard,
Marina View and Commerce Street are required at the first storey, as shown
on the Control Plans; based on the following:
a) The covered walkways fronting Raffles Quay, Central Boulevard and
Marina View are to have a minimum clear width of 5.0m (and minimum
clear internal width of 4.4m) and a maximum soffit height of two storeys;
and
b) The covered walkways fronting Commerce Street are to have a minimum
clear width of 5.0m (and minimum clear internal width of 4.4m) and a
maximum soffit height of 5.0m.
4.20.9 Higher external soffit heights can be supported, subject to the approval of
the Authority, and subject to the provision of drop-down panels along the
edge of the walkways or the width of the covered walkways being increased
to match the higher soffit height in order to provide adequate weather
protection for pedestrians and users during inclement weather. Higher soffit
heights for the covered walkways can be allowed at the location of vehicular
access points to comply with LTA’s minimum clearance requirements for
vehicular access, and PUB’s minimum clearance requirements for
maintenance access.
Other Requirements
4.20.10 The location and alignment of the covered walkways, as shown on the
Control Plans are indicative only. The Authority and the relevant Competent
Authorities will review the extent and alignment for the covered walkways at
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Technical Conditions of Tender
the formal submission stage, in relation to the detailed design of the
development. To ensure easy access and effective connection to the
covered walkways, the covered walkways are to abut the building edge as a
guide.
4.20.11 The overall design of the open landscaped walkways, including the detailed
design, landscaping scheme and tree planting requirements, such as the
species, sizes, spacing, aeration areas and irrigation system provisions, and
maintenance access, lighting, materials, skylights, water features, public art,
sculpture and other street furniture etc., are to be subject to the detailed
requirements and approval of the Authority and the relevant Competent
Authorities at the formal submission stage.
4.20.12 The pedestrian areas are to be completed prior to, or at the same time, as
the TOP is obtained for the development works for the Land Parcel.
4.20.13 AGUs are to be provided at the first storey of the development fronting the
covered walkways and public spaces along Raffles Quay and Central
Boulevard and are encouraged to be provided fronting the covered walkway
along Marina View. The GFA for the AGUs will be computed as part of the
overall maximum permissible GFA for the development.
Operation
4.20.14 The at-grade pedestrian network is to be kept open and unobstructed for
public use at all times. No commercial uses or temporary or permanent
structures are allowed to be erected within the pedestrian areas.
4.21
Above-Grade Pedestrian Network – Elevated Pedestrian Links
Dimensions
4.21.1 The development is to include EPLs to serve as part of the planned second
storey pedestrian network in the area, linking developments in the CBD.
a) The EPL within the development in Plot 1 is to have a minimum clear
internal width of 10.0m, comprising a 6.0m wide pedestrian walkway and
a 4.0m wide two-way travellator corridor.
b) The EPL bridges across Central Boulevard within Plot 5 to connect to
One Raffles Quay and across Commerce Street within Plot 4 to connect
to Asia Square Towers are to have a minimum clear internal width of
6.0m and minimum clear internal ceiling height of 4.0m.
Platform Levels
4.21.2 The platform level of the EPL and EPL bridges are to be maintained at
Reduced Level (RL) 110.0m as they serve to connect to the rest of the EPL
network within the adjacent developments at One Raffles Quay and Asia
Square Towers.
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Technical Conditions of Tender
Associated At-Grade Structures
4.21.3 At least one vertical pedestrian circulation point is to be provided to connect
the EPL to the covered walkways or public space at the first storey. The
location of the vertical pedestrian circulation point, as shown on the Control
Plans, is indicative only and the detailed location should relate to the building
layout and at-grade pedestrian routes. The vertical pedestrian circulation
point is to be fully integrated within the building envelope and is to include
two-way escalators, staircase and lift access.
Other Requirements
4.21.4 The EPLs are to be designed to be attractive for pedestrians to use and are
to provide visual and physical connections to public spaces at the first storey.
AGUs are encouraged to be located fronting the EPL within Plot 1.
4.21.5 The EPL bridges may be open-sided or enclosed. They are to be designed
as lightweight structures and are to adopt a consistent design language with
both the development and the adjacent existing buildings. They are to span
directly to the adjacent developments without intermediate supporting
structures where feasible. The developments at One Raffles Quay and Asia
Square Towers have been designed to include ‘knock-out’ panels within the
building facades that are structurally loaded to receive these connections.
4.21.6 The successful tenderer is to be responsible for verifying the exact position
and levels of the ‘knock-out’ panels within the adjacent developments.
4.21.7 The portions of the EPL within Plots 1, 4 and 5 are to be managed and
maintained by the successful tenderer. Provision has been made for the
successful tenderer to have the necessary access to One Raffles Quay to
implement the connection to the ‘knock-out’ panels located on the façade of
One Raffles Quay. The successful tenderer is required at his own costs to
liaise with the owners of One Raffles Quay to implement the EPL and to
handover the portion of the EPL bridge that is within the boundary of One
Raffles Quay for management and maintenance. Any required lighting and
other services for the bridge within One Raffles Quay is to be supplied and
managed by the owners of One Raffles Quay. The portion of the EPL bridge
within One Raffles Quay is to be designed to be independent from the rest of
the EPL, in terms of structure and M&E services.
4.21.8 The locations of the EPL and EPL bridges, as shown on the Control Plans,
are indicative only. The location, technical details, quality of materials and
detailed design of the pedestrian links and bridges, including the minimum
clearance height above road level and clear distance from the carriageway,
are to be subject to the requirements and approval of the Authority and the
relevant Competent Authorities at the formal submission stage. For Plot 4,
the successful tenderer is to note that column support will not be allowed
within the Commerce Street road reserve.
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Technical Conditions of Tender
4.21.9 AGUs are encouraged to be provided adjacent to the EPL within the
development. The GFA for the AGUs will be computed as part of the overall
maximum permissible GFA for the development.
Operation
4.21.10 The above-grade pedestrian network is to be kept open and unobstructed for
public use at all times. No commercial uses or temporary or permanent
structures are allowed to be erected within the pedestrian areas.
Servicing and Vehicular Access
4.22
Service Areas
4.22.1 Sufficient service areas, including those for the refuse bin centre, electrical
substation, loading / unloading bays, holding bays etc., are to be provided
within the development to meet the needs of the proposed uses.
4.22.2 To create more attractive and active street frontages, all service areas and
associated facilities are to be located within the basement level(s) of the
development.
4.22.3 All service areas will be subject to the requirements and approval of the
Authority and the relevant Competent Authorities at the formal submission
stage.
4.23
Vehicular Access
4.23.1 All vehicular ingress / egress to the development for access to service areas,
car parking facilities, passenger drop-off / pick-up points and taxi lay-bys,
etc., is to be taken off Commerce Street. An additional vehicular access to
the car parking facilities can be allowed along Marina View, based on a leftin-left-out (LILO) arrangement only.
4.23.2 All vehicular ingress / egress points are to be located within the site
boundary and well integrated with the overall layout, design and architectural
treatment of the development and the external spaces within the Land Parcel,
subject to the approval of LTA, the Authority, and the relevant Competent
Authorities at the formal submission stage.
4.23.3 To avoid the queuing-up of vehicles along the adjacent roads, sufficient pickup / drop-off bays, taxi waiting areas, vehicle queuing lanes and turning
spaces are to be provided within the development. These are to be located
in the basement levels and / or at the above-grade levels, and are subject to
the approval of the relevant Competent Authorities. Any gantries / barriers to
the car parking access are to be located deep within the development.
4.23.4 All pick-up and drop-off activities for the CCC are to be contained within the
development and are not to be conducted along the adjacent roads.
Appropriate security and amenity measures are to be accommodated in the
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Technical Conditions of Tender
overall design of the development to safeguard the security of the users.
Pick-up / drop-off space equivalent to 1 bay per 10% of the maximum
enrolment capacity of the CCC facility is to be provided, as stipulated in
Section 4.0 (Condition 4.5). These pick-up / drop-off bays for the CCC are to
be located as close as possible to the centre to minimise walking distance
between them.
4.23.5 All vehicular ingress / egress and external ramps to the service areas, car
parking facilities and all associated structures are to be located within the
site boundary and fully integrated within the overall building form and
architectural treatment of the development and visually well-screened.
4.23.6 The successful tenderer is to carry out a Traffic Impact Assessment (TIA) for
the development. The TIA is to show the proposed vehicular access points
as well as the impact of this proposal on the surrounding road network.
4.23.7 All vehicular access to the development and car and coach parking facilities,
passenger pick-up / drop-off points, taxi lay-bys and loading / unloading bays,
will be subject to the requirements and approval of the Authority, LTA and
the relevant Competent Authorities at the formal submission stage as set out
in Section 7.0 of the Conditions and Requirements of the Relevant
Competent Authorities and Public Utility Licensees.
4.24
Car Parking
4.24.1 The car parking provision of the development is to be capped at 80% of the
prevailing minimum car parking standard, which is designated as the Car
Parking Standard (CPS). The CPS stipulates sufficient vehicular parking
spaces, including those for cars, motorcycles and coaches, within the
development to meet the needs of the proposed uses.
4.24.2 The car parking facilities are to be located either at the basement levels and
/ or above-grade levels of the development. Where the car parking facilities
are located above-grade, they are to be fully integrated into the overall
building form and architectural treatment of the development and visually
well screened from above and on all sides. To provide an attractive street
frontage along Raffles Quay, any car parking facilities within this part of the
development are not to front directly onto Raffles Quay or the covered public
space that is required along Raffles Quay.
4.24.3 The external areas of any above-grade car parking levels are to be screened
such that the light from car headlamps does not project into the surrounding
developments. The services located on the ceiling, near the periphery of the
car parking floors are to be screened from view from street level and the
surrounding developments, subject to prevailing Development Control
Guidelines issued by the Competent Authority under the Planning Act.
4.24.4 The development is strongly encouraged to be designed to include
motorcycle parking lots within the car parking areas as well as motorcycle
bays at easily accessible locations within the development, such as loading /
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Technical Conditions of Tender
unloading bays, to provide short term motorcycle parking for dispatch or
delivery activities.
4.24.5 The vehicular parking facilities will be subject to the requirements and
approval of the Authority, LTA and the relevant Competent Authorities at the
formal submission stage and as set out in Section 7.0 of the Conditions and
Requirements of Relevant Competent Authorities and Public Utility
Licensees.
4.25
Bicycle Parking
4.25.1 Central Boulevard and Raffles Quay are located along the key cycling routes
within Marina Bay which are to include a planned 2.0m wide cycling path
along these roads. These paths are to be implemented as part of the
improvement works for the adjacent roadside tables, as reflected in Section
4.0 (Condition 4.26).
4.25.2 To support cycling as a mode of transport, the development is to be
designed to include sheltered bicycle parking areas to comply in full with the
bicycle parking provision requirements based on LTA’s prevailing guidelines
and requirements. The bicycle parking lots are to be located and clustered at
prominent, convenient and accessible locations within the development. An
additional 200 bicycle parking spaces, over and above the minimum
provision requirements, are to be provided for public use, subject to
evaluation and approval by the Authority and LTA. These additional spaces
are to be located at the first storey of the development, within close proximity
to the Downtown MRT Station. The bicycle parking spaces may be
exempted from computation as part of the maximum permissible GFA for the
development, subject to the approval of the Competent Authority. They are
not to be converted to other uses.
4.25.3 The successful tenderer is encouraged to provide complementary facilities
such as showers, lockers, changing rooms and bicycle washing facilities, in
close proximity to the bicycle parking facilities, where appropriate. These
complementary facilities will be computed as part of the maximum
permissible GFA for the development.
Other Required Works
4.26
Road Improvement Works
4.26.1 The successful tenderer is required to undertake construction of and / or
improvement to the roadside tables, including the kerbside planting, cycling
paths and open walkways, within the Road Reserves and DR adjacent to the
Land Parcel, as shown on the Control Plans, as part of the development:
a) Part of Raffles Quay between Central Boulevard and Commerce Street;
b) Part of Central Boulevard between Raffles Quay and Marina View;
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Technical Conditions of Tender
c) Part of Marina View between Central Boulevard and Commerce Street;
d) Part of Commerce Street between Raffles Quay and Marina View; and
e) Any other road improvement works, as required by LTA.
4.26.2 The specifications for the construction of the Road Reserves, DR and the
tree and shrub planting will be subject to final approval by the Authority, LTA,
NParks and the relevant Competent Authorities. Any variation from the
specifications below will be subject to the evaluation and approval by the
Authority and other relevant Competent Authorities. The successful tenderer
is to liaise with the relevant authorities and technical agencies on the
detailed requirements.
4.26.3 The overall design of the road works is to comply with the following
specifications:
Platform Level
a) The cycling paths fronting Raffles Quay and Central Boulevard and this
open walkways fronting Marina View and Commerce Street are to be
designed to match the platform level of the adjacent open landscaped
walkways, covered walkways and public spaces within the development,
subject to the approval of the Authority and the relevant Competent
Authorities. Depending on the adjacent road levels, the platform level of
these pedestrian areas can range from 500mm to 700mm above the
existing road levels. The open walkways and cycling paths are to be
maintained at a constant level as far as possible. Localised changes in
level will be allowed to provide drainage cross-falls and for connection to
the pedestrian crossing points at the road junctions. Any changes in
levels are to be kept to a minimum and are to be accommodated by
ramps at a maximum gradient of 1:25 to avoid the need for handrails,
subject to the requirements of the Authority and other relevant
Competent Authorities. Steps are not permitted.
b) The open walkways are to comply with relevant codes on barrier-free
accessibility. Where open walkways are intersected by vehicular access
points, the open walkways are to be maintained at a constant level and
the ramps to the vehicular access point are to be located outside the
pedestrian walkway zone.
Paving
c) The design, materials and finishes of the open walkways and cycling
paths are to match the adjacent covered walkways and open landscaped
walkways within the development. They are to be of high quality, good
durability and easy maintenance. The base paving material is to be
600mm x 600mm flamed finish heavy duty grey-green granite tiles laid
perpendicular to the lines of the Road Reserve to match the public areas
of the other developments within Marina Bay and achieve a consistent
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Technical Conditions of Tender
and distinctive character for the area. The paving materials are to
withstand high pedestrian traffic, cycling and fire engine access, and
have abrasive hardness suitable for outdoor use. The surface of the
granite is to be resistant to discolouration and staining due to
atmospheric conditions, other than normal weathering.
d) The paving materials can be intermixed with other materials of similar
high quality and accent tiles within the tiling pattern can be considered.
The tiling layout and paving pattern are to match that of the adjacent
open landscaped walkways. The overall tiling layout, paving pattern,
design, material specifications, and samples of any additional paving
materials and accent tiles are to be subject to the evaluation and
approval of the Authority and all other relevant Competent Authorities.
Tree and Shrub Planting within the Road Reserves
e) Along Raffles Quay, the tree and shrub planting within the planting verge
along the roadside table adjacent to the Land Parcel is to be Agathis
robusta at 6.0m centre-to-centre (c/c) spacing, with Jatropha integerrima,
Ixora superpink and Duranta dwarf white for ground cover. The tree
planting is to be laid out to incorporate an unobstructed view to the clock
tower from the public space within the development fronting the Telok
Ayer Market. For information, the Agathis robusta is an evergreen and
resinous conifer tree that can grow to 30.0m to 50.0m in height with a
columnar crown of between 10.0 m to 20.0 m in width when mature;
f) Along Central Boulevard, the tree and shrub planting within the planting
verge along the roadside table adjacent to the Land Parcel is to be
Sindora Wallichii at 12.0m c/c spacing with Ixora Super Orange and
Wrightia religiosa for ground cover. For information, the Sindora Wallichii
is a mid-green tree of up to 22.0 – 30.0m in height with obovate leaves
forming a large, dense crown of up to 10.0 – 12.0m in width when mature.
g) Along Marina View, the tree and shrub planting within the planting verge
along roadside table adjacent to the Land Parcel is to be Hopea odorata
at 6.0m c/c spacing, with Aglaia odorata and for ground cover. For
information, the Hopea odorata is a tall and straight tree that can grow to
20.0m to 30.0m in height with a conical crown (with tiers) of between
10.0m to 12.0m in width when mature;
h) Along Commerce Street, the tree and shrub planting species within the
planting verge along the roadside tables is to be Agathis robusta at 6.0m
c/c spacing, with shrub species of Caesalpinia pulcherrima, Crossanda
infundibuliformis and Pandanus pygmaeus. For information, the Agathis
robusta is an evergreen and resinous conifer tree that can grow to 30.0m
to 50.0m in height with a columnar crown of between 10.0 m to 20.0 m in
width when mature;
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Technical Conditions of Tender
Street Lighting, Bollards & Tactile Tiles
i) The public street lighting within the Road Reserves is to be Polo+Signum
luminare in “Oxyplast PR11/14060/CT Sanded Silver Grey Finish”. The
spacing and location of the public street lighting is to be coordinated with
the other street furniture and landscaping within the Road Reserves and
will be subject to the approval of the relevant Competent Authorities; and
j) Where required, stainless steel tactile tiles and stainless steel bollards
are to be installed at key pedestrian crossings, and the kerb cuts to the
vehicular ingress / egress points to the drop-offs, car parking facilities or
service areas.
4.26.4 The overall design of the open walkways and cycling paths, including the
detailed tree and shrub planting requirements, such as species, sizes,
spacing, aeration areas and irrigation system provisions, and maintenance
access specifications, lighting, materials and street furniture, will be subject
to the technical requirements and approval of the Authority, NParks and
other relevant Competent Authorities. The roadside tree and shrub planting
are to be handed over to NParks for ownership and maintenance on behalf
of the State.
Other Requirements
4.26.5 No fire engine hardstand areas are allowed to encroach into the proposed
roadside planting verges.
4.26.6 There are CST structures located within the Road Reserves along
Commerce Street and Marina View. The successful tenderer is to ensure
that the CST structures are not damaged in any way and their use and
operation are unaffected by any works or activities to be carried out by the
successful tenderer.
4.26.7 The successful tenderer is required to obtain a TOL from SLA to enter into
and / or use State land to undertake construction and maintenance of the
above road works. The TOL will be granted on such terms and charges and
fees as may be agreed to by SLA.
4.26.8 All road improvement works are to be completed prior to, or at the same time,
as when the TOP for the development on the Land Parcel is obtained.
4.27
Development Control Guidelines
4.27.1 The successful tenderer is to comply with the prevailing Development
Control Guidelines as issued by the Competent Authority under the Planning
Act, and any modifications thereto, as well as the requirements of all the
relevant Competent Authorities on the development of the Land Parcel.
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Technical Conditions of Tender
5.0
DESIGN ADVISORY PANEL
5.1
General
5.1.1
To ensure that the development meets the planning and urban design
objectives described in Section 4.0, the proposal for the Land Parcel will be
subject to review by a Design Advisory Panel (DAP) and approval from the
Authority as part of the development application submission process.
5.1.2
The DAP will be appointed by the Authority and comprise members from the
building and real estate industries as well as representatives from related
fields, as and when necessary. The DAP will convene necessary meetings to
provide inputs and comments on the overall building layout and architectural
design, including the appropriate use of building materials, finishes and
external lighting. The successful tenderer will have the opportunity to clarify
or propose alternatives to address the DAP’s concerns through the DAP
evaluation process.
5.2
DAP Evaluation Process
5.2.1
The DAP evaluation will be a two-stage process.
Stage 1
5.2.2
At the Provisional Permission (PP) stage, the DAP will address the broader
urban design aspects of the development proposal in relation to the form,
massing, pedestrian connectivity, vehicular circulation, view corridors and
landscaping. This is to ensure major issues affecting the layout of the
proposal are addressed by the time that PP is issued for the development.
5.2.3
As part of the PP submission, plans, sections and elevations, as well as a
1:400 scale massing model are required to be submitted to show the
proposed development in relation to the adjacent sites and surrounding
context.
5.2.4
A digital textured model is required to be submitted to show the proposed
development in relation to the adjacent sites and surrounding context. The
files for the 3D digital model should be in any of the following
formats: .max, .3ds, .skp or .fbx.
Stage 2
5.2.5
At Written Permission (WP) stage, the DAP will focus on the building layout
and architectural design aspects of the proposal including the appropriate
use of building materials, finishes and external lighting.
5.2.6
As part of the WP submission, 1:50 scale elevations and sections, a 3D
digital textured model in any of the formats in Condition 5.2.4,and a 1:200
scale architectural model if necessary, as well as material samples of the
40
Technical Conditions of Tender
façade and roof materials are required to be submitted to show the
architectural design of the development.
6.0
INFRASTRUCTURE REQUIREMENTS
6.1
General Conditions and Requirements for Common Services Tunnel
General
Definition
6.1.1
The Authority has implemented a Common Services Tunnel (CST) network
to serve the land parcels at Marina Bay. The successful tenderer is required
to take their services and utilities including chilled water supply from the CST.
6.1.2
The CST is a reinforced concrete structure, housing and distributing utility
services to the basement levels of individual developments. The CST is
being planned under the arterial roads and primary access roads within the
area to optimise the use of underground space. The CST houses electrical
cables, telecommunication cables, potable water pipes, NEWater pipes and
DCS pipes for supplying chilled water for air-conditioning purposes. Space
provision is made to accommodate the pneumatic waste conveyance system
(PWCS) in future.
6.1.3
Sewer mains and gas pipes are not housed within the CST. They are laid
below the roadside tables using conventional laying methods.
Service Connections to CST
6.1.4
The successful tenderer is required to tap all services, except sewer and gas,
directly via an underground services connection structure from the CST
known as a “Junction Box”.
6.1.5
The successful tenderer is required to plan and design the utilities intake
points (services connection) for the proposed development, taking into
account the position of the Junction Box and the CST service connection
details. The successful tenderer is required to construct a basement
connection structure outside the Land Parcel, for example, a link chamber
for district cooling pipes and pipe sleeves for cables in order to tap the
services / utilities from the CST Junction Box to serve the proposed
development. This is to facilitate the installation and maintenance of the
respective utilities service providers’ cables and pipes to the proposed
development.
6.1.6
The successful tenderer is required to, at his own cost and expense, obtain
TOL from the SLA and seek the necessary clearances from the Authority for
the construction of the said basement connection structure as mentioned in
Condition 6.1.5. The successful tenderer is to bear the cost and expense for
the construction of the connection structure and is responsible for the
structural integrity and maintenance of the connection structure. The
41
Technical Conditions of Tender
successful tenderer is to ensure that he complies with the requirements of
the utilities service providers for proper connection through the said
basement connection structure between the Junction Box and the proposed
development to facilitate ease of connection and maintenance.
6.1.7
The successful tenderer is required to plan and undertake all internal
distribution of cables and pipes within the proposed development at his own
cost and expense. The successful tenderer is to decide on the method of
internal distribution, subject to the evaluation and approval of the relevant
Competent Authorities.
Master Planning Stage
Conceptual Stage
6.1.8
The successful tenderer is required to comply with all the CST protection
requirements and other requirements as specified in Annex A and ensure
that the development on the Land Parcel is designed and constructed such
that it does not affect the stability and integrity of the existing CST and its
associated structures (hereafter referred to as “the existing CST structure”)
as shown indicatively in the Control Plans.
6.1.9
The successful tenderer is to ensure that any vehicular ingress / egress,
servicing points, drop-off points, driveways, etc., are not located above the
existing CST manholes and installation mouths.
Development Application Stages
Alteration to the Existing CST Structure
6.1.10 In the Planning Permission (PP) and Written Permission (WP) submission to
the Competent Authority for the proposed development, the successful
tenderer is to highlight clearly the existing CST structure and its associated
structures, e.g. ventilation shaft, manholes, installation mouth, etc, that are in
close proximity to the proposed development. The successful tenderer is to
submit to the Authority for acceptance the detailed drawings, structural
calculation and method statements on the proposed development work to
the Authority for acceptance, to ensure that the development can be carried
out without affecting the Operation & Maintenance (O&M) and the structural
integrity of the existing CST structure.
6.1.11 The successful tenderer is required to, at his own cost and expense, raise or
lower the existing manhole(s) cover including water discharge pipes
(gooseneck) of the CST structures to match the final levels of the roadside
table if the said manhole(s) and/ or installation mouth(s) is / are affected by
the proposed development. New manholes covers are to be constructed /
replaced if they are damaged. All proposals are subject to the evaluation and
approval of the Authority.
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Technical Conditions of Tender
6.1.12 If the existing waterproofing material of the CST structure is affected, the
successful tenderer is to ensure that the proposed waterproofing material is
compatible with the existing waterproofing material, and that the warranty of
the existing waterproofing material is not voided.
Detailed Services Connection from the Junction Boxes
6.1.13 In the PP and WP submission stages to the Competent Authority for the
proposed development, the successful tenderer is required to provide
accurate details (including cross sections and longitudinal sections) of the
service connections between the said basement connection structure (at the
basement level) to the CST Junction Box for the Authority’s evaluation. The
details must clearly show the portion to be built by the successful tenderer
and full details of the structural connection to the Junction Box, etc.
Requirements for Overall Submission
6.1.14 The successful tenderer is required to submit all data, analyses, proposed
works, drawings, calculations, specifications, construction methods, method
statements, monitoring proposals and monitoring review levels, etc. to the
Authority and its appointed agent for approval, regardless of type and extent
of the construction for works within 6m of the CST structure. The submission
is to include the following:
a.
Drawings with plans and sections showing the proposed development,
the existing CST structure with dimensions clearly indicated;
b.
Log(s) of any exploratory boring(s) applicable;
c.
Analysis showing the predicted stresses and displacements (temporary
and permanent) on the existing CST structure resulting from the
construction and operation of the proposed development. The analysis
is to be based on the specific ground conditions at the development
boundary;
d.
Plans for protection of the existing CST structure where required, and
for the monitoring of the performance of these structures including
monitoring of movements / settlements and groundwater pressures, as
required.
e.
The successful tenderer is required to, at his own cost and expense,
engage a Qualified Person (QP) and / or Professional Engineer (PE)
with the experience in this type of work to carry out an engineering
assessment of the effects of the development proposal on the existing
CST structure. A copy of the engineering evaluation report,
accompanied by plans for engineering works, endorsed by the
appointed QP and/ or PE is to be submitted to the Authority and/ or its
appointed agent for acceptance prior to commencement of work.
43
Technical Conditions of Tender
Criteria for CST Protection for Compliance by the Appointed PE and QP of
the Proposed Development
6.1.15 The Engineering Evaluation Report and / or Detailed Work Method
Statement are required to demonstrate that the following performance limits
will not be exceeded during or after the construction of the development:
a.
Movement of the CST structure(s) in any plane is not to exceed 15mm;
b.
Water draw-down in the CST protection zone is not to exceed 2.0m;
c.
Vibration (resultant peak particle velocity) measured on the CST
structure is not to exceed 15mm/s; and
d.
Increase in stress on the CST structure(s) is not to exceed 20 KPa.
e.
In the event that the engineering evaluation indicates that the above
performance requirements are likely to be breached, contingency
measures are to be proposed to mitigate the impact on the existing
CST. The successful tenderer is to prepare a detailed impact
assessment report considering the impact of construction of the
proposed development on the existing CST. Notwithstanding the above
requirements, the Authority reserves the right to specify any other
requirements on the engineering evaluation report and detailed impact
assessment report that are deemed necessary for the safeguarding of
the existing CST. In addition, the Authority reserves the right to require
the successful tenderer to submit a damage assessment report on the
existing CST. The damage assessment report is to be prepared and
endorsed by a QP and / or PE who is registered with the PE board.
Basement works
6.1.16 The successful tenderer is required to comply with Condition 6.1.15 for
protection of the CST structures during basement excavation works.
6.1.17 The QP and / or PE is required to submit weekly geotechnical
instrumentation monitoring results with analysis / interpretative report to the
Authority for information.
6.1.18 When the review levels for instruments are breached, the QP and / or PE is
required to immediately inform the Authority. At the same time, the QP and /
or PE is required to immediately stop the on-going work and implement
contingency measures to ensure safety of the existing CST structures.
Construction Stage
Compliance Prior to Commencement of Construction Works
6.1.19 The successful tenderer is to submit to the Authority all approvals and
clearances by the Building and Construction Authority before
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Technical Conditions of Tender
commencement of construction works in the vicinity of the existing CST
structure.
6.1.20 The successful tenderer is to ensure that any existing CST structures, e.g.
ventilation shaft, installation mouths, manholes, CST entrance / exit
structures, etc., as well as public fire-hydrants are kept unobstructed at all
times for ease of maintenance and for emergency escape purposes. The
successful tenderer is to consult the Authority’s CST O&M at the early
planning stage if any CST structures and public fire hydrants are affected by
the proposed development.
6.1.21 The successful tenderer is to be liable for and indemnify the Government
and the Authority for any loss, expense, costs, damages, liability or claim
arising from any damage to the existing CST structure and/or any disruption
to the operation of the existing CST structure or any of the services or
facilities housed therein, caused directly or indirectly by the construction of
the proposed development or activities relating thereto on or within the Land
Parcels unless the successful tenderer proves to the satisfaction of the
Government and the Authority that the damage or disruption is not due
directly or indirectly to any negligence, act, omission, breach of contract or
default of the successful tenderer or of any person for whom the successful
tenderer is responsible, including the successful tenderer’s employees,
agents and contractors and their employees or agents.
6.1.22 For avoidance of doubt, the successful tenderer is not to be relieved of his
liability and obligation whether contractual under Condition 6.1.21 or
otherwise under the general law for any damages to the existing CST
structure and for any loss, expense, costs, damages, liability or claim arising
from any disruption of the operation of the existing CST structure or any
services or facilities housed therein or have his liability or obligation in any
way diminished or reduced on account that, the Authority or its appointed
agent:
a.
Has given any approval for any report, plan, proposal or any other thing;
b.
Has been given any reports, plans, analysis or monitoring data;
c.
Has specified any requirements for the safeguarding of the existing and
future CST and modification to the CST if any; and
d.
Whether pursuant to Conditions 6.1.21 to 6.1.22 of these Infrastructure
Requirements or otherwise.
Monitoring and Instrumentation for Protection of CST Structures during
Construction
6.1.23 The successful tenderer is to submit to the Authority’s CST O&M Unit or its
appointed agent the proposals for instrumentation and monitoring of the
existing CST. The proposals are to include:
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Technical Conditions of Tender
a.
The detailed construction schedule for works that may affect the
existing CST structure;
b.
A comprehensive instrumentations plan to monitor the behaviour of the
existing CST and the CST works, and the ground adjacent to it at
regular intervals;
c.
Layout plans and relevant cross-sections indicating the locations of the
proposed instruments relative to the existing CST;
d.
Details of the instruments or equipment, including the types, function of
instruments, depth of installation etc.;
e.
Frequency of monitoring and proposed review levels;
f.
Calibration certificates for the proposed instruments; and
g.
The schedule for instrument installation within the CST tunnels
indicating the number and frequency of required access.
6.1.24 For each submission, the QP and/or PE are to submit and endorse an
interpretive report based on the instrumentation readings submitted by the
instrumentation company.
6.1.25 The successful tenderer is to bear all costs chargeable by the Authority’s
CST O&M for gaining access to the CST for monitoring and instrumentation
works during the course of construction.
Future Redevelopment
Requirements for Protection of CST for Future Redevelopment
6.1.26 As the key, the successful tenderer is to ensure that the following
requirements are complied with, if and when Land Parcel is redeveloped in
future:
a.
The redevelopment plans are not to affect the structural, functional and
operational integrity of the CST and all utility services within during the
redevelopment works. The redevelopment plans are to comply with the
requirements of the relevant Competent Authorities / Public Utilities
Licensees; and
b.
Both the temporary and permanent works, which must be submitted to
the Authority for approval, are to be designed to ensure that they will
not affect the stability and safety of the CST structure.
The
construction sequence and method of construction adopted for any
excavation works are to be planned and executed to minimise ground
movement in the vicinity of the CST and disturbance to the sub-grade
beneath the CST. In addition, proven techniques and good
workmanship are to be used to restrict ground loss.
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Technical Conditions of Tender
6.2
Special and Particular Requirements for Common Services Tunnel
(CST)
Services Connection from CST Junction Box
6.2.1
In addition to Condition 6.1.4 to 6.1.7, the Land Parcel is to tap services from
the existing Junction Box J1-3 as shown on the Control Plans. The
successful tenderer is required to plan and design the proposed
development, taking into account the position of the Junction Box and the
CST service connection details as shown on the Control Plans.
Alteration, Construction and Integration of CST Ventilation Shaft cum
Entrance / Exit Structure
6.2.2
The successful tenderer is required to comply with the following
requirements:
a.
To design, construct and integrate a new permanent ventilation shaft
and entrance / exit structure (V1-6) connecting to the CST within the
Land Parcel as shown on the Control Plan. The new ventilation shaft
and entrance/ exit structure is to be located within the Land Parcel and
to be designed based on the CST ventilation shaft conceptual design
plan shown on the Control Plans;
b.
To shift and locate the ventilation opening for the ventilation shaft is to
be located not lower than the 3rd storey but not higher than the 6th
storey of the proposed development. The entrance / exit structure is to
be located at the 1st storey and with the entrance / exit doors directly
discharging to the public covered walkway. The GFA for the ventilation
shaft and entrance / exit structure will be computed as part of the
maximum permissible GFA for the Land Parcel and will be subject to
the prevailing Development Control Guidelines issued by the
Competent Authority under the Planning Act;
c.
To provide the following mechanical and electrical (M&E) facilities prior
to the handing over of the new permanent ventilation shaft and
entrance / exit structure to the Authority’s CST O&M:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
ix.
x.
Mechanical ventilation fans and ventilation louvres;
CCTV;
Lighting and switches;
Staircases;
Doors at entrance / exit structure and magnetic door contact;
Proximity card reader;
Intercom and emergency phones;
Break glass and alarm bell;
Photoelectric smoke detectors; and
Conduits and trunking.
47
Technical Conditions of Tender
d.
To seek the approval of the Authority and the CST Owner/ and its
appointed Managing Agent / Operator on the location and design of the
new permanent ventilation shaft cum entrance / exit structure before
commencement of any construction works;
e.
To show clearly the size of the proposed CST ventilation louvres and
their details in the submission plans to URA including the pressure drop
calculation of the extended vent shafts including the louvres and to
comply with the design criteria from URA. The calculation is to be duly
endorsed by the successful tenderer's appointed QP and / or PE; and
f.
To bear all costs and expenses for the design and construction of the
new permanent ventilation shaft and entrance / exit structure within the
Land Parcel to suit the layout of the proposed development. This
includes the costs for foundation(s), structure(s), waterproofing,
architectural finishes for entrance-exit fire-rated doors, ventilation
louvres and staircases. The successful tenderer is required to liaise
with the Authority on the construction and point of connection of the
ventilation shaft and entrance / exit structure to the CST;
g.
To ensure that the existing CST ventilation shaft and entrance / exit
structure (V1-6) remain undamaged and the CST operation (including
the ventilation system) unaffected at all times by any works or activities
being or to be carried out within the Land Parcel until the permanent
ventilation shaft and entrance/ exit structure is built and in operation;
h.
To obtain a CST clearance on the integration of the ventilation shaft
from the Authority’s CST O&M prior to TOP application for the
development (hereafter referred to as the “Approved CST
Integration ”).. The Approved CST Integration shall be inspected and
verified by the Authority’s CST O&M to ensure compliance in
accordance with the approved plan before CST clearance will be
issued to the development for TOP application
i.
Upon obtaining TOP, the successful tenderer is to commence the
integration of M&E system to the existing CST main M&E systems and
to conduct Testing & Commissioning (T&C) with the Authority’s CST
O&M. The successful tenderer is to provide a 12-month Maintenance
Period (MEP) with the necessary warranties and O&M manuals for all
the systems to the Authority. The MEP is to take effect from the date of
T&C completion and acceptance by the Authority’s CST O&M to
commence operation;
j.
The Authority’s CST O&M will take over the integrated CST M&E
system and issue the CSC clearance upon completion of the 12
months MEP;
k.
To allow the CST Owner / and its appointed Managing Agent /
Operator to gain right of access into the new permanent integrated
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Technical Conditions of Tender
l.
m.
ventilation shaft and entrance-exit structure within the proposed
development at no cost and expense for the operation, maintenance
and repair works of the CST, as and when required;
To own, maintain and keep in good repairs, including waterproofing,
the structural shell of the new permanent ventilation shaft and entrance
/ exit structure within the proposed development at the successful
tenderer’s own cost and expense. The successful tenderer is not to
demolish or carry out any works, alteration or addition to or within any
part of the new permanent CST structure unless with the prior written
approval of the Government or the Authority;
To bear all maintenance and repair costs for the structural shell of the
existing, modified or integrated CST ventilation shaft and entrance/ exit
structural shell (including waterproofing) within the proposed
development;
CST Discharge Pipes
6.2.3
There is an existing CST discharge pipe (goose-neck with its flap valve) from
the existing CST manhole along the Commerce Street which is currently
connected to the nearby existing roadside drain. The successful tenderer is
to ensure that the existing CST discharge pipe is reinstated if the roadside
drain and/or the discharge pipe is affected by the development work. The
successful tenderer is required to modify or reconstruct the existing CST
discharge pipe so as to allow continuous drainage discharge from the CST
via the discharge pipe into the roadside drain.
Loading Provision on CST Structure
6.2.4
For parcel Plot 1, the successful tenderer is to take note that a segment of
the existing CST is located within the Land Parcel as shown on the Control
Plans.
6.2.5
This segment of the CST is designed with column stumps to support the
construction of a building above it. The successful tenderer can transfer the
building loads from the proposed development onto the CST using the
column stumps provided by the URA on the roof of the CST structure. The
maximum allowable loads and sizes of column stumps are indicated on the
Control Plans. Transfer beams and any other structures above the column
stumps are to be built by the successful tenderer where required.
6.2.6
The successful tenderer is to ensure that the construction method for
development above the CST does not affect the structural integrity and other
provisions such as waterproofing, etc. of the CST or cause disruption to its
operation and the services within it.
6.2.7
The successful tenderer is to ensure that the loads from the building that are
transferred onto the column stumps does not exceed the allowable loading
provision stated on the Control Plans. The successful tenderer shall be
responsible for engaging a Professional Engineer (PE) to undertake all
49
Technical Conditions of Tender
necessary checks and declarations in the submission to the Authority and
other relevant Competent Authorities that the loads are within the allowable
provision.
6.2.8
No other load transfer mechanism or concentrated loads (point, patch or
strip loads) are to be applied on the CST except on the column stumps
provided.
6.2.9
A set of the as-built CST drawings is available for viewing at the Land Sales
Department, at The URA Centre.
6.3
Provision of Electrical Supply
6.3.1
The electrical load for the proposed development is supplied from the
existing 230/22kV ESS which has been implemented as part of the
infrastructure provisions for the Marina Bay area.
6.3.2
The successful tenderer is to pay an amount of $1,700,000 together with the
amount of GST chargeable in relation to the payment of the said amount
towards the cost of provision of an existing electrical substation at Marina
Bay. This amount and the GST chargeable thereon is to be paid to the
Authority by cashier’s order and such cashier’s order must be submitted to
and received by the Authority on or before the expiry of the 90 day period
(time in this respect being also the essence of the contract).
6.4
District Pneumatic Waste Conveyance System (National Environment
Agency)
6.4.1
All developments within Marina Bay are required by the National
Environment Agency (NEA) to adopt and use the District Pneumatic Waste
Conveyance System (DPWCS) when the system is implemented in the
future.
6.4.2
A Pneumatic Waste Conveyance System (PWCS) is a mechanised method
of refuse collection. The PWCS conveys refuse by air suction from
individual buildings or developments through a network of underground
pipes to a central refuse collection point, called the refuse collection centre.
6.4.3
At the refuse collection centre, refuse is compacted into a container, which
will then be hauled away by trucks for final disposal. This will eliminate the
need for refuse collection trucks to collect the refuse from individual
premises in the conventional way and help to reduce congestion, noise and
odour nuisance in the area.
6.4.4
The implementation of PWCS will result in manpower savings as the PWCS
practically does away with the manual handling of refuse. It is also more
hygienic and pleasant.
6.4.5
Based on the projected rate of developments within Marina Bay, the DPWCS
is expected to be implemented beyond 2017. When the DPWCS is
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Technical Conditions of Tender
implemented, all existing and new developments within Marina Bay will be
required by NEA to connect their internal refuse collection system to the
DPWCS and utilise the DPWCS for the refuse collection. The developments
are also required to, at their own cost, construct, maintain and connect to
the DPWCS, the internal PWCS system in their developments including
paying to the Government a one-time capital recovery payment. The amount
of payment will be determined by NEA. The successful tenderer must, at his
own cost and expense, engage a licensed DPWCS Operator for the
construction and maintenance of the internal PWCS assets in their
developments and the connection to the DPWCS.
6.4.6
Prior to the implementation and operation of the DPWCS by the Government,
the successful tenderer is required to consult NEA on the appropriate refuse
collection system to be adopted prior to the implementation of the DPWCS.
The successful tenderer is required to make provisions within the
development to facilitate the conversion of their internal refuse collection
system for connection to the DPWCS in the future at his own cost and
expense.
6.4.7
The successful tenderer is required to consult and liaise with the relevant
departments in the NEA on the detailed provisions of the DPWCS. These
details include space allocation for the proposed PWCS, chute, special
design features, etc., to facilitate the retrofitting of the internal refuse
collection system to the DPWCS at a later stage.
6.4.8
The successful tenderer is to take note that the refuse collection service
connection to the development will be via the CST’s Junction Boxes when
the DPWCS is implemented in the future. The successful tenderer is
required to plan the own internal network for refuse conveyance to the
internal refuse collection centre of the development, so that it can be
connected easily to the DPWCS System when implemented.
6.5
District Cooling System
6.5.1
A District Cooling System (DC System) is in operation to serve the
developments within the Marina Bay area. The first district cooling plant is
located at One Raffles Quay (ORQ) and the second district cooling plant is
located at Marina Bay Sands (MBS). Singapore District Cooling Pte Ltd
(SDC), hereinafter referred to as the DCS Licensee, is the operator of the
DC System.
6.5.2
All developments are strongly encouraged to take chilled water supply from
the DC System. The DC System supplies chilled water 24 hours daily
through a piping network for air-conditioning of buildings. The DC System
dispenses with the need for individual buildings to include stand-alone chiller
plants and there are GFA savings if the developments choose to take chilled
water supply from the DC system. These space savings can then be
converted to more usable space.
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Technical Conditions of Tender
6.5.3
The use of the DC System is similar to developments taking electricity and
potable water supply from the respective utility companies. Buildings using
the DC System can include their own back-up chillers for mission critical
activities if these facilities are required for their operational risks
management.
6.5.4
If the successful tenderer chooses to take the chilled water supply from the
DC System, the successful tenderer is to provide a room(s) within the
development to accommodate heat exchangers and other equipment for
connection to the DC System. The intake station room(s) will form part of the
development’s GFA. The dimensions of the intake station room(s) are
dependent on the supply capacity required. Details on the provisions to be
made are given in DCS LICENSEE’s REQUIREMENTS” as attached in
Appendix 1. The successful tenderer is required to hand over the intake
station room(s) to the DCS Licensee six (6) months before DCS or chilled
water is required.
6.5.5
The successful tenderer is to note that the supply connection for Land Parcel
is to be taken via the CST Junction Box J1-3. Where necessary, the
successful tenderer is to make provisions to include the construction of a link
chamber (extending beyond the site boundary if necessary) at his own cost
and expense to abut the CST wall, or other suitable arrangement acceptable
to the DC System Licensee, to permit the routing of DC System service
pipes from the CST into the development.
6.6
Abandoned Underground Structures
6.6.1 The successful tenderer is to note that the Land Parcel may contain
abandoned sub-structures such as abandoned old seawalls, abandoned
canals, footings, piles, tree roots, etc. left in the ground
6.6.2 Based on information available, the Land Parcel contains some secant piles
and bored piles which were abandoned following the completion of the LTA
Downtown Line contract C907. A set of the as-built drawings showing the
locations of these known buried structures is available for viewing at the Land
Sales Department, at The URA Centre. The successful tenderer is to note
that this information is not exhaustive and there may be other abandoned
substructures that are not shown on the drawings.
6.6.3 The successful tenderer shall at his own cost and expense verify on site and
remove these abandoned sub-structures and other obstructions that may
affect the proposed development.
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Technical Conditions of Tender
7.0
TENDER SUBMISSION / OTHER REQUIREMENTS
7.1
Phased Handover
7.1.1
The successful tenderer is to note that part of the site is affected by drain
diversion works being carried out as part of LTA’s Thomson-East Coast Line
(TEL) RTS project. The existing 8.0m wide closed drain within the 11.0m
wide DR has been temporarily diverted into the Central Linear Park to
facilitate the construction of the TEL Shenton Way MRT Station (hereafter
known as the “Temporary Drain Diversion”). Part of the diverted temporary
drain is located within the southern portion of the Land Parcel, indicated as
Area D1 in Annex C of the Conditions and Requirements of Relevant
Competent Authorities and Public Utility Licensees.
7.1.2
The successful tenderer is to allow LTA and their contractor(s) to enter and
occupy Area D1 to carry out their necessary works, including demolition and
reinstatement until 31 December 2017. LTA’s contractor is required to
demolish the temporary drain and reinstate all affected drains / box culverts
prior to handing over the area.
7.1.3
The successful tenderer is to liaise and coordinate with LTA and their
contractor(s) on the handover schedule of the part of Plot 1 that is within
Area D1, including the land strata above and below the 8.0m wide closed
drain and CST. In the event that the successful tenderer plans to divert part
of the existing drain within the land parcel to facilitate their development
works, the successful tenderer is to liaise and co-ordinate with LTA and their
contractor(s) on the handover schedule of the box culvert and to cater for the
interface of the demolition and reinstatement works arrangement.
Notwithstanding any coordination or handover schedule, Area D1 is to be
handed over by 31 December 2017.
7.1.4
A set of LTA plans showing details of the Temporary Drain Diversion are
available for viewing at the Land Sales Department, 10th Storey, at The URA
Centre.
7.2
Site Works
7.2.1
The successful tenderer is required to obtain clearance from the Authority,
SLA, LTA, NParks and the relevant Competent Authorities prior to the
commencement of any construction works affecting State land. All State land
is to be reinstated to the requirements and satisfaction of SLA, LTA, NParks
and the relevant Competent Authorities after the completion of the works.
7.2.2
All development works are to be cordoned-off and screened by hoarding and
illuminated by night lighting during the construction period, subject to the
requirements and approval of the relevant Competent Authorities. Any
inconvenience and disturbance to the adjacent uses and developments is to
be minimised. Pedestrian access along the roadside tables around the
perimeter of the site is to be maintained at all times and all construction
hoarding is to incorporate covered linkways for pedestrians. Given the
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Technical Conditions of Tender
strategic location, the design of the hoarding and the quality of materials are
to be befitting to the quality of the developments in the area and, as a guide,
designed as the “public front” of the development during its construction
phase.
7.2.3
All development works at Marina Bay are required to include the ‘Marina Bay’
brand logo on the hoarding for construction workspaces. The hoarding is to
be aesthetically pleasing, integrated with landscaping or art works. As a
guide, the hoarding is to be constructed using “prestige” panels or an
equivalent product. The smooth surface of the panels will ease the mounting
of graphics on the hoarding. Alternative materials to meet vertical planting
needs or to receive graphics can be considered. The successful tenderer is
to liaise with the Authority on the design and construction of the hoarding
works. The successful tenderer is to ensure that the hoarding around the
construction workspace is properly maintained throughout the construction
period.
7.2.4
The successful tenderer is to demolish the existing temporary covered
linkway on site fronting Raffles Quay, before or upon the expiry of its
Temporary Building Permit, and replace it with a temporary covered linkway
(“replacement covered linkway”) which is to be integrated with the
construction hoarding, until completion of the development on the Land
Parcel, such that a sheltered pedestrian walkway is provided along Raffles
Quay between the junctions of Raffles Quay / Central Boulevard and Raffles
Quay / Commerce Street. During construction of the replacement covered
linkway, the successful tenderer is to ensure that an alternative pedestrian
route is provided to facilitate movement between the junctions of Raffles
Quay / Central Boulevard and Raffles Quay / Commerce Street. The
sheltered linkway is to remain open for public access and use at all times.
7.2.5
The successful tenderer is required to allow access into and use of the site
by the relevant public authorities and agencies, their officers, employees and
agents to carry out any works related to the maintenance of the existing CST
and 8.0m wide drain, without any charge, payment, hindrance, obstruction or
restriction whatsoever, as set out in Section 6.0 herein and Section 3.0 of the
Conditions and Requirements of Relevant Competent Authorities and Public
Utility Licensees.
7.3
Access into State Land
7.3.1
The successful tenderer is required to obtain a TOL from SLA for entry into,
and the use of, State land for any works in relation to the proposed
development and as may be required under these present Technical
Conditions of Tender or Conditions of Tender. The TOL may be granted on
such terms and conditions, and subject to the payment of such charges and
fees, as the SLA may determine.
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Technical Conditions of Tender
7.4
Plans for Proposed Development
7.4.1
Plans of the proposed development are not required to be submitted in the
tender for the Land Parcel.
7.4.2
Plans of the proposed development are required to be submitted to the
Authority and all relevant competent authorities for approval, after the
acceptance of the tender by the Authority.
7.4.3
As part of the submission to the Authority, a 3D digital textured model is
required to be submitted to show the proposed development in relation to the
adjacent sites and surrounding context. The files for the 3D digital model
should be in any of the following formats: .max, .3ds, .skp or .fbx.
7.5
Construction Quality Assessment System (CONQUAS)
7.5.1
Plans of the development are to be submitted to the BCA for assessment for
the construction quality and the building works under the Construction
Quality Assessment System (CONQUAS).
7.5.2
The successful tenderer is to comply with all requirements, procedures,
directions and requests of BCA and pay all fees, charges and other amounts
payable to BCA for, and in relation to, the assessment of the construction
quality of the development under CONQUAS. The successful tenderer is to
render full co-operation to BCA, its officers, employees and agents in relation
to the assessment under CONQUAS.
7.6
BCA Green Mark Scheme
7.6.1
The BCA Green Mark is a green building rating system to evaluate a building
for its environmental impact and performance. Under this scheme, a building
will be assessed based on the level of environmental performance that can
be achieved in its design and construction. Depending on the overall
assessment, the building will then be awarded one of the four Green Mark
Ratings, namely Green Mark Certified, Gold, GoldPlus and Platinum. More
details
are
available
at
http://www.bca.gov.sg/GreenMark/green_mark_buildings.html.
7.6.2
The successful tenderer is to design the development to incorporate energyefficient, water-efficient and environmentally-friendly design, technologies
and practices to achieve a minimum BCA Green Mark rating of Platinum.
7.6.3
The successful tenderer is to apply to BCA for assessment of the
environmental features and performance of the development on the Land
Parcel under the BCA Green Mark Scheme and achieve the rating of
Platinum. The BCA Green Mark GFA Bonus Scheme is not applicable.
7.6.4
In the application of the BCA Green Mark Scheme, the successful tenderer
is to submit all relevant building plans and documents to BCA and to comply
with all requirements, procedures, directions and requests, and pay all fees,
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Technical Conditions of Tender
charges and other amounts payable to BCA for, and in relation to, the
assessment of the development under the BCA Green Mark Scheme to
achieve the Platinum rating. The successful tenderer is advised to render full
co-operation to BCA, its officers, employees and agents in relation to the
assessment.
7.7
Productive Formats for Commercial Space
7.7.1
The successful tenderer is strongly encouraged to work with the tenants /
operators of the shops, restaurants and entertainment outlets to adopt
relevant productive formats in the proposed development. Spring Singapore
has provided a set of examples of the productive formats in Annex B for
reference. For more information on the productive formats, the successful
tenderer is to contact Spring Singapore directly via email:
food_division@spring.gov.sg or lifestyle_division@spring.gov.sg.
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Technical Conditions of Tender
APPENDIX 1
DCS LICENSEE’S REQUIREMENTS FOR LAND PARCEL AT MARINA VIEW
BRIEF ON PROVISIONS
CONNECTION
FOR
DISTRICT
COOLING
SERVICE
(DCS)
1
Receiving Supply
1.1
Each development receives its chilled water from the District Cooling network
via heat exchanges, associated control and meters located in a designated
room within the development to be referred to as the “Intake Station”. Annex
Schedule 1 is a schematic showing a typical intake piping arrangement.
1.2
The DCS Licensee will design, supply, operate, own and maintain the heat
exchangers, valves, meters, instruments, regulating devices and other
equipment and installation up to and including the isolating valves on the
secondary side of the heat exchangers.
1.3
Service pipes connect the heat-exchangers to the District Cooling network
pipes in the CST. The successful tenderer is to make provisions for, and
permit the installation and maintenance of these service pipes.
The
provisions are to include the construction of a link chamber (extending beyond
the site boundary if necessary) to abut the CST wall, or other suitable
arrangement acceptable to the DCS Licensee, to permit the routing of DCS
service pipes from the CST into the development.
1.4
The dimension of the link chamber for the site is approximately 3m in width
and 2m in height, and will cater for an estimated load of up to 16MWr.
2
Reticulation within the Development
2.1
The successful tenderer (as the “Customer”) is to design (in consultation with
the DCS Licensee), supply, install, operate, own and maintain the pumps,
valves, instruments, regulating devices and other equipment and installation
from the isolating valves on the secondary side of the heat exchangers
downstream to the air-handling units and/or fan coil units. The Customer is to
adopt the “Variable flow” design concept for the chilled water distribution
system in the building.
2.2
To keep the heat exchangers in good working order, the Customer is also
responsible for maintaining a good water quality for the secondary circuits of
the heat exchangers.
3
Intake Station Requirement
3.1
The Customer is to make available building space for the Intake Station, gratis
to the DCS Licensee, to accommodate the equipment and installation as
outlined in Section 1 above. A guide on the required dimensions of the District
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Technical Conditions of Tender
Cooling Intake Station to accommodate heat exchangers, piping and other
equipment to be installed by the DCS Licensee is provided below.
LOAD
MWr
4
8
12
16
20
L (mm)
12,000
18,500
18,500
19,000
19,000
SPACE REQUIREMENT
W (mm)
Area (m2)
5,000
60
8,500
158
11,000
204
13,500
257
16,000
304
H (mm)
4,500
4,500
4,500
4,500
4,500
3.2
The Customer is to bear the cost of connection from the off-take point of the
DCS distribution pipes in the CST including the piping, heat exchangers,
instrumentation and ancillaries as shown on Annex Schedule 1. To minimise
the service connection charges, the Customer may endeavour in his design to
locate the Intake Station nearest to the CST off-take point. This will also avoid
having to allocate extra space for pipe routing.
3.3
The Customer is to provide for the necessary access for transportation and
installation of the equipment for the Intake Station and service pipes and their
subsequent maintenance/replacement.
3.4
Basic building M&E services (lighting, power supply, ventilation, drainage,
water etc) for the Intake Station is to be provided by the Customer. These
services are to conform to the requirements of the relevant authorities and
codes of practice. The Customer is to be responsible for subsequent
maintenance and repair of these services.
3.5
The Customer is to keep the Intake Station secure and to allow the DCS
Licensee free access at all times.
4
System Interface
4.1
The Customer will furnish the DCS Licensee with the load profile of his
development and declare the required supply capacity to enable the DCS
Licensee to dimension the heat exchangers accordingly.
4.2
The DCS Licensee will operate and control the service connection equipment
at the intake station such that the chilled water supply temperature at the
secondary side of the heat exchanger is not higher than 6.0°C + 0.5°C. The
Customer is to base his air-conditioning facilities design on this supply
temperature condition. Upon request by the Customer, chilled water at a
higher design temperature is possible subject to mutual agreement.
4.3
The Customer is to size the air-conditioning equipment for the development
and select the appropriate control system to achieve a return temperature of
no less than 14°C at the secondary side of the heat exchangers.
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Technical Conditions of Tender
4.4
Consultation and co-ordination between the Customer’s engineering
consultants and the DCS Licensee are expected during the system design
stage to ensure system compatibility.
5
Metering
5.1
The Customer’s consumption of chilled water is to be determined by means of
a meter or meters which shall be supplied by the DCS Licensee.
5.2
The meter(s) is to be located on the primary side of the heat exchanger, and
within the Intake Station.
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Technical Conditions of Tender
Annex B
The successful tenderer is strongly encouraged to work with the tenants/operators of
the shops, restaurants and entertainment outlets to adopt relevant productive formats
in the proposed development. Below are list of initiatives suggested by Spring
Singapore to raise productivity for Food Services and Retail Outlets:
Suggested Initiatives to Raise Productivity (Food Services)
Initiative
Digital Service
E.g. Digital
Kiosks, Mobile
App, e-Menu, eWaiter
Functions
Digital service technologies enable ordering and
payment to be automated, with orders transmitted
directly in real-time to kitchens and payment done
wirelessly.
Manpower savings /
Manpower needed
Reduces about 5
headcounts /outlet
For instance, self-ordering or payment kiosks
enable patrons to order and pay via a kiosk system.
Kitchen
Automation
Investing in process automation through machinery
and equipment to replace labour-intensive food
preparation processes improves productivity.
Reduces about 4
headcounts/outlet
Centralised
Dishwashing
(shared basis)
Outsourcing dishwashing to an on-site or off-site
third-party centralised dishwashing provider
reduces food services operators' costs.
Reduces 1
headcounts/outlet
Central
Kitchen
Central kitchens enable economies of scale and
comprises the following:
Reduces about 4 - 6
headcounts/outlet
Kitchen Automation: Purchase automation
equipment or processing line
Workflow Redesign: Streamline work
processes to maximise efficiency
5S Housekeeping: Methodology to improve
operational efficiency and space utilization
Enterprise Resource Planning (ERP)
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Technical Conditions of Tender
Initiative
Functions
Manpower savings /
Manpower needed
Meal
Replacement
Vending
Machines
Meal replacement vending machines are machines
which dispense meals to customers automatically
after the consumer makes his/her purchase. These
vending machines typically have microwaveenabled capabilities for further heating of meals.
Some machines are able to prepare food within the
machine.
Requires 1 - 3
headcount
Grab and Go
Kiosks
Retailing
Ready Meals
Grab and Go kiosks facilitate takeaway orders.
Minimal on-site food preparation is needed due to
the usage of ready meals.
Requires 4 – 6
headcount
Productive
Food Court/
Coffee Shop
Productive food courts/coffee shops are food
courts/coffee shops that are equipped with two or
more of the following productivity initiatives:
1. Digital service
2. Centralised dishwashing
3. Kitchen automation
4. Tray return (customised self-return
counters, conveyor belt or RFID)
5. Supported by a central kitchen
For a food court with
10 stalls, this requires
about 15 - 18
headcount
The productive food court/coffee shop model could
also include the following:
1. Shared kitchen space
2. Self-service model like IKEA or Marche
3. Retailing of ready meals
4. Incorporation of vending machines and grab
and go kiosks
5. Other amenities not necessarily confined to
food services, such as click-and-collect
services
The productive food court/coffee shop model is
more manpower-lean.
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Technical Conditions of Tender
Suggested Initiatives to Raise Productivity (Retail)
Initiative
Self-Checkout
(SCO) System
Suggested
Trades
Functions
A SCO system allows customers to
scan, pack and pay for their
purchases without a cashier’s
assistance.
SCO is typically used for single
basket purchases in a grocery store.
By using SCO, retailers can
redeploy cashiers to other valueadding roles and alleviate long
queues along traditional cashier
counters.
Cash
Management
(CM) System
A CM system automates manual
cash handling processes, from the
point-of-sales to cash-in-transit pick
up. With CM, the preparation of cash
floats, collection and dispensation of
cash payment and reconciliation of
cash notes can be done with
minimal human intervention.
CM is typically used amongst
retailers with high cash transactions.
By using CM, a retailer can benefit
from faster checkouts, higher
accuracy in cash dispensation, manhour savings from the elimination of
manual cash counting and increase
security.
Electronic shelf
labelling
Electronic shelf labels can be
automatically updated from a
centralized pricing system, reducing
time spent by staff to print updated
prices on price labels and reducing
errors in tagging the right products.
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Grocery and
any other highvolume retail
trades (e.g.
bookstores,
pharmacies,
convenience
stores)
Manpower
savings/
Manpower
needed
Reduces 8
headcount/ outlet
Grocery and
any other retail
trades that has
high cash
transactions
(e.g. stationery
shops,
pharmacies,
convenience
stores)
Reduces 1
headcount/ outlet
Grocery and
any other retail
trades that has
high cash
transaction
(e.g. stationery,
pharmacies,
convenience
stores)
Reduces 1
headcount/ outlet
Technical Conditions of Tender
Initiative
Radio
Frequency
Identification
(RFID)
technology
Functions
Suggested
Trades
With remote scanners to read RFID
tags placed on individual products,
an RFID system enables retailers to
record a variety of information,
including quantities of various stock
items and their precise locations.
All retail trades,
especially those
that carry a
large number of
stock-keepingunits (SKUs)
Manpower
savings/
Manpower
needed
Reduces 2
headcount/ outlet
Retailers can effectively identify and
manage items by decreasing time
spent on stock count.
Digital
catalogue
A digital catalogue will allow
customers to browse through a large
inventory base without sales
assistants having to physically locate
the products.
All retail trades,
especially those
that carry a
large number of
stock-keepingunits (SKUs)
Reduces 3
headcount/ outlet
The catalogue can be integrated
with retailers’ inventory or content
management system, allowing
retailers to streamline their product
updating processes and eliminate
manual price lists.
Vending
machine
Vending machines, or automated
retail systems (ARS), bring together
internet, robotics, cashless payment
and digital media technologies to sell
products round-the-clock without
relying on manpower. By using ARS,
retailers can increase efficiency and
enhance customer experience
through self-service.
All retail trades
1-3 headcount
required/ outlet
Point-of-Sales
(POS) System
A POS system automates real-time
tracking of inventory and sales
transactions.
All retail trades
Reduces 1
headcount/ outlet
It is able to generate sales reports
and provide insights on customer
behaviour and product popularity.
The system’s API (Application
Programmable Interface) should be
able to integrate with existing
accounting and inventory
management system.
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Technical Conditions of Tender
Suggested
Trades
Initiative
Functions
Appointment
Scheduling and
Booking (ASB)
System
An ASB system automates
appointment scheduling and booking
processes, helping companies to
save manpower and time. It can also
customise and send booking
notifications, reminders and
confirmation emails to staff and/or
customers.
All retail trades,
especially those
that are
service-related
(e.g. beauty
and hair
services)
Urban Logistics
(UL)
Improve the productivity of last mile
deliveries through the use of
infocomm technologies to optimize
deliveries via analytics, technology
and automation.
All retail trades
Manpower
savings/
Manpower
needed
Reduces 1
headcount/ outlet
In-mall distribution: Retailers can
skip the long queues at unloading
bays. The UL operator manages the
loading bay of the mall, receiving
goods on behalf of the tenants and
re-distributing them at scheduled
times.
Offsite Consolidation: Instead of
delivering direct to a mall, retailers’
delivery vehicles are diverted to an
offsite warehouse, where the UL
operator will consolidate the goods
and make a full truckload delivery to
the mall.
For more information on these productivity initiatives, please contact food_division@spring.gov.sg or
lifestyle_division@spring.gov.sg
You can also visit http://www.spring.gov.sg/Growing-Business/Grant/Pages/capability-developmentgrant.aspx for more information on how SPRING can support your capability upgrading initiatives.
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