Singapore Landed houses Design series – What are the differences between New built, reconstruction and A&A?

If you are thinking of renovating your landed house without tearing it down and rebuilding it, you may come across terms such as “A&A” (Additions & Alterations) and “Reconstruction” very often.

Clients often ask, “We are mainly making changes to the interior design, with some changes on façade, in my landed house. Is this considered A&A or reconstruction?” You may wonder, what are the differences between them and are there any implications on the design of the landed house?

On a scale of continuum, the extent of changes in an A&A development is less than that in a reconstruction.singapore landed house design

The classification of the redevelopment under the URA guidelines, will affect the type of regulations applicable to the design of your landed house in Singapore.

Refer to the table below to find out if your redevelopment falls under A&A or Reconstruction.

singapore landed house design - comparison between reconstruction and a&a

New built or reconstruction of landed houses will be subject to the new Envelope Control Guidelines, which were introduced by URA with effect from 11 May 2015.

What is the new Envelope Control plan all about and how will it affect the design of my landed house?

If your redevelopment is categorized as “Reconstruction” or new built, it will be subjected to the new Envelope Control plan introduced by URA with effect from 11 May 2015.

For landed houses which fall within the 2 storey landed or 3 storey landed zones, they have an overall height limit of 12m and 15.5m respectively.

In the case of a 3-storey house, if you would like to maximize the built-in floor area, you can choose to have 3 storeys and an attic, within the 15.5m envelope, stipulated by URA.

singapore 3 storey landed house design with attic  3-storey landed house with attic

singapore 2 storey landed house design with attic2-storey landed house with attic

Depending on your land form, there are also variations to the interpretation of the envelope which limits the maximum volume of the house. The design of your redevelopment is also largely dependent on your construction budget and spatial requirements.

singapore landed house envelope control

URA DC. Connect: Guiding principles for Envelope Control guidelines describing 3 storey landed houses

The  main difference between the conventional landed houses guidelines and the new Envelope Control guidelines is that the later takes a more volumetric approach, allowing the design of the landed house to be guided by the 3D permissible envelope, whereas, in the conventional landed houses guidelines, there is a maximum floor to floor height imposed – 4.5m for the first storey, and 3.6m for the other storeys.

singapore landed house conventional height control guidelinesURA Residential handbook: Figure 3a – floor to floor height control under the conventional landed houses guidelines

As every site and existing building has its peculiarities, it would be best to speak to a Architect about your requirements.

Other technical requirements

For new-built (demolish and rebuild) developments, it is mandatory to provide a household shelter. In the case of reconstruction or A&A, depending on the extent of the redevelopment, a pre-consultation would be required with FSSD (Fire Department) to confirm that provision of household shelter is not required.

As every Client is different and every site/ existing building has its peculiarities, it would be best to speak to an Architect about your requirements to determine the extent of the redevelopment.

References:

  • Definition of “Additions & Alterations” versus “Reconstruction” of Landed Dwelling Houses, URA Residential Handbook, November 2018
  • Han Yong Hoe; Envelope Control Guidelines for Landed Housing Circular; URA; 11 February 2015
  • Guiding principles for Envelope Control guidelines; DC Connect

 

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