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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 us, “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.

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.

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.

3-storey landed house with attic

2-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.

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.

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

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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新加坡有地房产设计系列——新建、重建和改建加建有什么不同？

如果您正在考虑房屋翻新而非重建，那么可能会经常遇到“A&A”（改建加建）和“重建”这样的术语。客户经常会问，“我们主要会对房子的内部设计做一些改变，同时也对外观做一些改变。这算A&A还是重建？”您想知道这两者之间的不同，以及它们对有地房产设计的什么影响吗？从延续程度而言，A&A的变化程度要小于重建。

根据URA准则，房屋再开发的分类将影响到新加坡的房产设计的法规类型。请参考下表，了解您的项目属于A&A还是重建。

新建或重建的有地房产将遵守全新的围护结构控制指南，该指南由URA推出，于2015年5月11日生效。

新的围护结构控制计划是什么？会对房屋设计产生什么样的影响？

如果您的再开发被归类为“重建”或新建，项目将受到URA从2015年5月11日生效的新围护结构控制计划的约束。二层、三层有地房产的总高度限制分别为12米和15.5米。对于三层房屋，如果想最大限度地增加建筑面积，可以选择在URA规定的15.5米的范围内搭建三层和一个阁楼。

新加坡带阁楼的三层有地房产设计

新加坡带阁楼的两层有地房产设计

根据土地形式的不同，对于限制房屋最大体积的围护结构也有不同阐释方式。重建设计很大程度上取决于您的建筑预算和空间要求。

URA DC. Connect：三层排屋的围护结构控制指南的指导原则

常规有地房屋指南和新的围护结构控制指南之间的主要区别在于，后者采用的方式更注重体积，允许有地房屋的设计由允许的3D围护结构指导，而在常规有地房屋指南中，对楼层间最大高度加以限制——第一层为4.5m，其他层为3.6m。

新加坡有地住宅常规高度控制指南——新加坡住宅手册：图3a——常规有地住宅指南中的楼层高度控制

其他技术要求

新建（拆除和重建）的开发项目必须设置一个家庭避难所。在重建或A&A的项目中，根据再开发程度的不同，需要与FSSD（消防部门）进行预先协商，以确认是否需要设置家庭避难所。

由于每个客户都有不同的需求，每个场地/现有建筑都有其特殊性，因此最好与建筑师谈谈您的要求，以确定再开发项目的程度。

参考资料：

“改建增建”与“重建”有地住宅的定义，URA住宅手册，2018年11月
Han Yong Hoe；有地房产围护结构控制指南；URA；2015年2月11日
围护结构控制指南指导原则；DS Connect

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