URA SALE OF SITE LAND PARCEL AT STAMFORD ROAD / NORTH BRIDGE ROAD Briefing on Technical Conditions 20 May 2010 Andrew David Fassam Director (Urban Planning & Design) Urban Redevelopment Authority All information, visual representations and references contained in the slides are intended to portray only artistic impressions of the requirements of the Technical Conditions of Tender (TCOT) only and cannot be regarded as representations of fact. Where there is any discrepancy between the requirements of the TCOT and the information, visual representations and references contained in the slides, the requirements of the TCOT shall prevail and shall in no way be modified by any such information, visual representations or references contained in the slides.
Transcript
URA SALE OF SITELAND PARCEL AT STAMFORD ROAD / NORTH BRIDGE ROAD
Briefing on Technical Conditions20 May 2010
Andrew David FassamDirector (Urban Planning & Design)Urban Redevelopment Authority
All information, visual representations and references contained in the slides are intended to portray only artistic impressions of the requirements of the Technical
Conditions of Tender (TCOT) only and cannot be regarded as representations of fact. Where there is any discrepancy between the requirements of the TCOT
and the information, visual representations and references contained in the slides, the requirements of the TCOT shall prevail and shall in no way be modified by
any such information, visual representations or references contained in the slides.
Prime Location in the Heart of City
Padang
Raffles Raffles
CityCity
National Art Gallery (Upcoming) St Andrew’s Cathedral
Sale Site
CIVIC DISTRICTCIVIC DISTRICT
Fort Canning Park
Central
Business
District
Marina Bay Marina Bay
SandsSands
Marina Bay Marina Bay
Financial Financial
CentreCentre
Orchard Road
Excellent Connectivity
• Adjacent to City Hall
MRT Interchange
Station
• Convenient &
seamless access to
rail network
• Served directly by
major arterial roads
• Enjoy easy access to
other key districts
within city, e.g. CBD,
Orchard Road &
Marina Bay
City Hall MRT City Hall MRT
StationStation
Marina
Bay
Sale SiteSale SiteMarina Centre
Bras Basah.
Bugis
Singapore RiverCivic District
An Illustrious History
Capitol TheatreCapitol Theatre
Capitol BuildingCapitol Building
Stamford HouseStamford House
NO
RTH
BR
IDG
E R
OA
D
NO
RTH
BR
IDG
E R
OA
D
STAMFORD
ROAD
STAMFORD
ROAD
To Orchard RdTo Orchard Rd
To CBDTo CBD
An Illustrious History
Conservation Building #1
Capitol Building
An Illustrious History
Conservation Building #1
Capitol Building
An Illustrious History
Conservation Building #2
Stamford House
An Illustrious History
Conservation Building #2
Stamford House
An Illustrious History
Conservation Building #3
Capitol Theatre
Photograph by Barnie Low. All rights reserved.
An Illustrious History
Conservation Building #3
Capitol Theatre
Unique Development Opportunity
Artist’s Impression of a Possible Development at the Sale Site
Key PLANNING Parameters
01 Land Use & Quantum 02 Building Form & Massing03 Streetscape04 Pedestrian Network05 Vehicular Access06 Conservation Buildings07 Other Requirements
LAND USE & Quantum
Land Use & Quantum
14,311.1sqmParcel A1
Site Area
3.5Gross Plot Ratio (GPR)
50,389sqm Max. Permissible Gross Floor Area (GFA)
CommercialLand Use Zoning
Not less than 45,351sqm
(90% of max GFA)
Min. GFA to be built
2,058.7sqmParcel A2 (Subterranean Parcel)
Land Use & Quantum
Vision• High-quality commercial development
• Hotel component to synergise with and strengthen hotel cluster in the area
Min Quantum for Hotel Use• Min 25% of total GFA for hotel & hotel-related use
The remaining GFA can be developed for: • Additional hotel & hotel-related uses • Other commercial uses and / or residential uses
Land Use & Quantum
Development Outcome• Development is envisaged to feature other
complementary and supporting uses, such as retail, food and beverage, entertainment facilities, etc., that will help to add to the diversity of amenities and add vibrancy to the area.
• Proposed mix and nature of uses should contribute positively to the lifestyle and entertainment offerings within the City Centre.
• Development is to be well-designed, featuring high-quality architecture that will underscore the importance of the site within the city.
Land Use & Quantum
Conservation Buildings• The existing Capitol Theatre, Capitol Building and
Stamford House within the site are conservation buildings and are to be restored in accordance with Conservation Guidelines.
Strata Sub-division• The three conservation buildings are to be held under a single strata lot.
• Strata sub-division of the new building within the development can be allowed.
Land Use & QuantumActivity-Generating
Uses at Basement and
1st Storey Levels
• Along at least one
side of UPN
connecting to City Hall
MRT Station
• At 1st Storey fronting
Stamford Road, North
Bridge road and the
public plaza
Outdoor Refreshment
Areas
• Compute as part of
max. permissible GFA
BUILDING FORM & Massing
Building Height
High-Rise Zone
• Max. 54.5m AMSL
• Min. 15m away
from the boundary
line fronting North
Bridge Road
• Min. of 12m and
9m away from the
building line
fronting public
plaza
Low-Rise Zone
• Max. 20.9m AMSL
• Min. 17.4m AMSLMin. 15 m
Min. 9 m
Min. 12 m
High-Rise Zone
• Max. 54.5m AMSL
Low-Rise Zone
• Max. 20.9m AMSL
• I.e. Roof eaves
height of Capitol
Building
• Min. 17.4m AMSL
• I.e. 3rd storey level
of Capitol Building
Building Height
Building Height
High-Rise Zone
• Max. 54.5m AMSL
Low-Rise Zone
• Max. 20.9m AMSL
• I.e. Roof eaves
height of Capitol
Building
• Min. 17.4m AMSL
• I.e. 3rd storey level
of Capitol Building
• Steps down
towards North
Bridge Road &
public plaza
STREETscape
Building Edge / Public Plaza
Building Edge
• Min. height not lower than 3rd
storey level of Capitol Building
Public Plaza
• Create foreground for
development
• Art Deco corner feature of
Capitol Theatre visible from
North Bridge Road
• Attractive & inviting space,
forming part of pedestrian
network
Public PlazaPublic Plaza
Building Edge / Public Plaza
Setback from Capitol Theatre
• Min. setback of 7m from
Capitol Theatre
• Can be open to sky, covered
over with a canopy or
enclosed atrium space
• Allow corner of Capitol Theatre
to be seen from along North
Bridge road
• Part of new to abut fly tower of
Capitol Theatre
• To screen service areas at
local access road
Public PlazaPublic Plaza
Pedestrian Mall / Galleria
Mall / Galleria Between
Conservation Buildings
• Connect public plaza to
Stamford House
• Sensitively designed new in-
fills allowed at rear courtyard
spaces
• Create enclosed galleria for
better integration
Pedestrian Mall / Galleria
Mall / Galleria Between
Conservation Buildings
• Connect public plaza to
Stamford House
• Sensitively designed new in-
fills allowed at rear courtyard
spaces
• Create enclosed galleria for
better integration
• New canopy to be above roof
eave line of Capitol Theatre
• Approx. level of 23.57m AMSL
PEDESTRIAN Network
Underground Pedestrian Network
City Hall MRT
Station
Esplanade Theatres
One Raffles Link
War Memorial Park
Esplanade MRT
Station
Raffles City
Suntec
City
South Beach Development
City Link Mall
SALE SITE
UPN for City Hall Area
Underground Pedestrian Network
Connection to City Hall
MRT Station
• Via existing knock-
out panel
• Located at an
approximate level of
RL 97.1m
Underground
Pedestrian Walkway
• Connect City Hall
MRT Station to the
basement level(s) of
the development
• To extend up to the
site boundary
fronting Peninsula
Plaza
Underground Pedestrian Network
Activity-Generating
Uses (AGU)
• Provided at least
along one side of
UPN
• Min. clear width of
walkway - 6.0m (AGU
on one side) or 7.0m
(AGU on both sides)
• Min. 4.0m clear
internal floor-to-
ceiling height of
walkway
Underground Pedestrian Network
Entrance / Exit Points
• Connect UPN to at-
grade pedestrian
network
• Accessible from the
public plaza
• Platform level of at-
grade entrance / exit
point to be RL
105.3m
Connections to Future
Developments
• Min. 6.0m or 7.0m
wide knock-out
panels at indicative
location
Covered Walkway / Linkway at 1st Storey
Covered Walkway /
Linkway at 1st Storey
• Retain existing
covered walkways
• Min. 3.6m wide (3.0m
clear) covered
walkway at 1st Storey
fronting North Bridge
Road and public
plaza
• New covered
linkways to complete
sheltered pedestrian
network
• Through-block link
connecting North
Bridge Road to
pedestrian mall
VEHICULAR Access
Service Areas
Service Areas
• Locate at rear of
development along
local access road
• Can locate within
existing service
areas (for
conservation
buildings)
Car and Coach Parking
• Parking location
within basement
level(s) only
Vehicular Access
Vehicular Access
• Main access taken
off Coleman Lane
and proposed local
access road
• Additional access
point allowed along
North Bridge Road
for passenger drop-
off / pick-up point &
taxi lay-by
• Integrate with design
of public plaza
CONSERVATION Buildings
Restoration of Capitol TheatreRestoration of Capitol
Theatre
• Restore into arts or
entertainment-
related performance
facility, e.g. theatre
or cinema
• Preserve historical
significance
• Adaptive reuse
sensitive to intrinsic
form, function &
spatial character
• Generate economic
benefit & tourism
value
• Strengthen arts &
cultural positioning
for area
Restoration of Capitol Theatre
Photograph by Barnie Low. All rights reserved.
Restoration of Capitol Theatre
Photograph by Barnie Low. All rights reserved.
Restoration of Capitol Theatre
Photograph by Barnie Low. All rights reserved.
Capitol Theatre Fly Tower
Capitol Theatre Fly Tower
• May be rebuilt and enlarged to
accommodate a larger stage
or backstage area
• To cater to modern theatre and
functional needs
New Elevated Link Bridge
• Demolish existing annex block
between Capitol Theatre &
Capitol Building
• Can connect Capitol Theatre &
Capitol Building with new
elevated link bridge
• Lightweight structure, high
degree of transparency
• Contemporary design
expression
Capitol Building Rear Service Blocks
Rear Service Blocks
Rear service blocks
to be retained
• Can introduce wider
openings along rear
boundary walls
New In-fill Volumes
• Contemporary
design expression
• Not higher than 3rd
storey of rear service
blocks
• Set back on all sides
from facades of rear
service blocks
• Connections to rear
blocks allowed
Stamford House New Wing
New Wing
• May be demolished
and rebuilt to serve
new uses
• Roof level not to
exceed the main
ridge line of main
pitched roof of
Stamford House
New Upper-Storey Link
• To connect between
Stamford House &
Capitol Building
• At 2nd or 3rd storey
levels
• Lightweight structure
• Contemporary
design
Other REQUIREMENTS
Road Improvement Works
Local Access Roads
• Widen Coleman Lane
to overall width of
17.0m
• Construct new 10.4m
wide local access
road
• Complete within 3
years from date of
acceptance of tender
by the Authority
Right-of-Access for
Adjacent Sites
• Min. 4.55m wide
right-of-way access
to be maintained for
Telephone House
Complex
Two-Envelope Tender System
• Tenders will be evaluated based on Concept Proposal & tendered sale price
• A Concept Evaluation Committee (CEC) evaluate the Concept Proposal first
– Only Concept Proposals in line with planning & urban design intention & substantially satisfy the evaluation criteria will be short-listed for 2nd stage
• At 2nd stage, the price envelope of the short-listed tenders will be opened by Tender Evaluation Committee (TEC)
– Tender with highest tendered sale price among all short-listed tenders will be considered for award
Evaluation Criteria of 2-Envelope Tender
• Appropriateness to context
– Overall Design Concept – Building Form and Massing– Sensitive Interface Between Old and New Buildings– Attractiveness of Public Spaces– Good Connectivity
• Quality of Architecture– Quality of Architectural Design– Response To Tropical Climate– Adaptive Reuse of Conservation Buildings – Night Lighting
• Composition and Placement of Uses– Mix and Nature of Uses – Activity-Generating Uses At Street Level– Uses within Conservation Buildings
• Track Record
Submission of Concept Proposal
• Concept Proposal should demonstrate how proposed developments address the evaluation criteria and the planning & urban design intentions.
• Concept Proposal should include:
(1) Drawings (max. 12 A0 sheets mounted on foam core) containing:– Scaled drawings to illustrate overall design, placement of uses, etc.
– Sectional details of spaces between conservation & new bldgs.
– Perspectives.
(2) Design Report (12 sets in either A3 or A4 format) containing:– Description of overall design concept.
– Description of composition & placement of uses. Proposed mix of uses & their GFA breakdown.
– Description of proposed use and operational arrangements for Capitol Theatre.
– Reduced copy of drawings.
– Photographs of model.
– Description of Green Mark design features in development.
– Track record of Tenderer and Lead Architect / Designer
(3) Model of proposed development (1:400 scale)(4) Soft copies of Drawings & Design Reports
Aerial View
Tender Closing Date:18 August 2010 (9a.m. -12 p.m.)
Tender Closing Venue: Function Room, 5th Storey of Tower, URA Centre
