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SALE OF SITE FOR WHITE SITE DEVELOPMENT AT MARINA BAY

LAND PARCEL B AT MARINA VIEW

TECHNICAL CONDITIONS OF TENDER

Technical Conditions of Tender

TABLE OF CONTENTS

1.0 General .........................................................................................1

1.1 General.......................................................................................................... 1

2.0 Introduction to the Site And Its Urban Context .........................2

2.1 Marina Bay, Singapore’s Downtown........................................................... 2

2.2 City Around The Bay.................................................................................... 2

2.3 Vibrant Activities .......................................................................................... 2

2.4 Necklace of Attractions ............................................................................... 3

2.5 Pedestrian Promenade ................................................................................ 3

2.6 Garden City by the Bay................................................................................ 3

2.7 State-of-the-Art Infrastructure..................................................................... 4

2.8 Convenient Road and Rail Access ............................................................. 4

2.9 Vantage Views .............................................................................................. 4

2.10 A Unique Development Opportunity........................................................... 4

3.0 Summary of Planning and Urban Design Requirements ..........5

3.1 Summary of Planning & Urban Design Requirements (Mandatory) ........ 5

3.2 Summary of Additional Planning & Urban Design Provisions (Non-Mandatory) .................................................................................................... 8

4.0 Planning and Urban Design Requirements ...............................9

4.1 General.......................................................................................................... 9

4.2 Land Use and Quantum ............................................................................... 9

4.3 Uses at First Storey.................................................................................... 10

4.4 Outdoor Refreshment Areas (ORA) .......................................................... 10

4.5 Building Form / Massing............................................................................ 10

4.6 Building Height........................................................................................... 11

4.7 Building Platform Level ............................................................................. 12

4.8 Basement Levels / Subterranean Developments..................................... 12

4.9 Building Edge ............................................................................................. 13

4.10 Public Space / Visual Porosity .................................................................. 13

4.11 Roofscape ................................................................................................... 14


4.12 Night Lighting ............................................................................................. 15

4.13 Public Art .................................................................................................... 16

4.14 Underground Pedestrian Network ............................................................ 16

4.15 Covered Walkway At First Storey ............................................................. 18

4.16 2nd Storey Pedestrian Link......................................................................... 20

4.17 Service Areas ............................................................................................. 22

4.18 Vehicular Access........................................................................................ 22

4.19 Car Parking ................................................................................................. 23

4.20 Road Reserve ............................................................................................. 24

4.21 Development Control Guidelines.............................................................. 29

5.0 Design Advisory Panel (DAP) ...................................................30

5.1 General........................................................................................................ 30

5.2 DAP Evaluation Process............................................................................ 30

6.0 Infrastructure Requirements.....................................................31

6.1 General Conditions and Requirements for Common Services Tunnel (CST)............................................................................................................ 31

6.2 Special and Particular Requirements for Common Services Tunnel (CST)............................................................................................................ 37

6.3 Provision of Electrical Supply................................................................... 40

6.4 District Pneumatic Refuse Conveyance System ..................................... 40

6.5 District Cooling System............................................................................. 41

7.0 Tender Submission / Other Requirements ..............................43

7.1 Construction Workspace and Access ...................................................... 43

7.2 Site Works................................................................................................... 43

7.3 Access into State Land .............................................................................. 44

7.4 Plans for Proposed Development ............................................................. 44

7.5 Construction Quality Assessment System (CONQUAS) ........................ 44

7.6 BCA Green Mark Scheme .......................................................................... 44


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1.0 General 1.1 General

1.1.1 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 Marina View ("Land Parcel B") for a prime commercial development.

1.1.2 The lease and development of Land Parcel B 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.

1.1.3 The successful tenderer of Land Parcel B (“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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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 within the

heart of the city. It comprises the existing Central Business District (CBD) at Raffles Place, Shenton Way and Marina Centre, together with the new development area 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 a 24/7, waterfront ‘Garden City by the Bay’. Marina Bay will reflect Singapore’s position as a dynamic global city. It will be a great place to live, work and play in; 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 (ORQ), which has recently been completed, and The Sail @ Marina Bay (The Sail) and the Marina Bay Financial Centre (MBFC), which are already under construction. The other direction is from Marina Centre and comprises the development at Marina Bay Sands Integrated Resort (MBSIR), which is currently under construction, and when completed, will extend the critical mass of exhibition and convention, hotel and entertainment facilities into the Bayfront subzone.

2.3 Vibrant Activities 2.3.1 The 48 hectare (ha) water body at Marina Bay forms part of the future

Marina Reservoir, which also includes Singapore River, Marina Channel and Kallang Basin. The Bay is a key urban water space within the city. The extensive waterfront promenade around the Bay can accommodate large crowds of spectators, making it an ideal stage for events. The waterfront is envisaged to be 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 activities. These

include international water sports events, outdoor concerts and firework displays. The Authority is also the Marina Bay Development Agency (MBDA) and will collaborate with the successful tenderer and other stakeholders to promote the area and further establish a calendar of events around and within the Bay.

2.3.3 The current water taxi services within the Bay will be extended to serve the

new developments in the area. Additional recreational activities, such as pleasure boating, canoeing, kayaking, sailing, water skiing and wind-surfing, will also be encouraged.


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2.4 Necklace of Attractions 2.4.1 The development of Marina Bay will include a continuous ‘necklace’ of

attractions along the waterfront. These already include the existing Merlion Park, the developments at Esplanade – Theatres on the Bay and One Fullerton as well as the Singapore Flyer, which is currently under construction and expected to commence operation by 1st Quarter 2008.

2.4.2 The two promontory sites, at Central and Bayfront subzones, have been

set aside for the development of major public attractions and distinctive landmark buildings. The Bayfront Promontory site will be developed as an ArtScience Museum, as part of the MBSIR development. The existing pier structures and buildings at the former Clifford Pier and the former Customs Harbour Branch will also be retained and are being developed as part of the new waterfront hotel and lifestyle development.

2.5 Pedestrian Promenade 2.5.1 A pedestrian promenade will link together the developments, attractions

and public open spaces along the waterfront and form a continuous 3.35 kilometres (km) route around the Bay. The promenade will include a variety of spaces that cater to individuals, small groups and large crowds, as well as accommodate a range of activities and events. There will also be lush tree and shrub planting to create shady and comfortable places and steps and ramps that will bring people closer to the water's edge.

2.6 Garden City by the Bay 2.6.1 The existing Marina City Park will be expanded and become part of the

three inter-connected Waterfront Gardens planned at Marina South, Marina East and Marina Centre. The Garden at Marina South will be a purpose-built location for the staging of the annual Singapore Garden Festival and will also include a Conservatory Complex with “Cool Moist” and “Cool Dry” biomes, a Flower Market and “Supertrees” which will incorporate vertical greenery with environmentally sustainable functions, e.g. to collect rainwater or recycle heat. This Garden will be linked to the one at Marina East via a pedestrian bridge across the future Marina Barrage. The future Gardens at Marina East and Marina Centre will also be linked by another new pedestrian bridge, creating a continuous 11.7 km loop around part of the future Marina Reservoir.

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 ‘Garden City’ 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


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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 Land Parcel B, will be served

by the Common Services Tunnel (CST), a comprehensive system of underground tunnels which will house and distribute utility service lines, including electricity, potable water, chilled water, NEWater and telecommunication cables. This will allow for power supply, fibre optic cabling, and capacity for expansion to meet changing utility needs.

2.7.2 Land Parcel B will also be served by the District Cooling System (DCS),

which will supply chilled water via the CST for use in the air-conditioning of individual buildings. All developments (except residential developments) within the designated service area are required to take chilled water supply from the DCS. Residential developments are also encouraged to take chilled water supply from the DCS.

2.8 Convenient Road and Rail Access 2.8.1 Land Parcel B is well-connected to other developments within the city and

to the rest of Singapore via a comprehensive and efficient transport network, as shown on the Control Plans. The site will be linked directly to the surrounding developments at One Shenton, ORQ, The Sail and MBFC, as well as the existing business and financial hub at Raffles Place via an extensive network of at-grade covered walkways and tree-lined footpaths, underground pedestrian malls and 2nd storey links.

2.8.2 The site will also be conveniently connected to the surrounding

developments and the future Landmark Rapid Transit System (RTS) Station located beneath Central Boulevard which is developed as part of the planned Downtown Line (DTL) RTS through a series of pedestrian walkways. The DTL RTS will be connected to the islandwide rail network via interchanges within the Northeast Line (NEL) at Chinatown Station and the Circle Line (CCL) at Promenade Station.

2.9 Vantage Views 2.9.1 Land Parcel B enjoys good frontage onto the Central Linear Park, a 75m

wide by 700m long public open space linking Marina Boulevard to Straits Boulevard as shown on the Control Plans.

2.10 A Unique Development Opportunity 2.10.1 Strategically located within the heart of the city, Land Parcel B offers a

unique opportunity for a distinctive landmark office development that is appropriate to the prime downtown location. The development is to be well-designed, featuring high-quality architecture that will underscore the importance of the site as a strategic node within the area and be attractive to major financial institutions and multinational corporations.


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3.0 Summary of Planning and Urban Design Requirements 3.1 Summary of Planning & Urban Design Requirements (Mandatory)

3.1.1 The successful tenderer is required to comply with the following planning

and urban design requirements for the development of Land Parcel B. These aim to achieve a high quality and well-designed development that relates to the surrounding context and realises the planning intentions from the development of the site.

3.1.2 A summary of the planning and urban design requirements is set out in

Table 1. 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 Land Parcel B PARAMETERS PROVISIONS / REQUIREMENTS Site Area (sqm)1 Parcel B1: 8,735.5 sqm

Parcel B2: 18 sqm (cross-sectional area) Parcel B3: 184.9 sqm (cross-sectional area).

Land Use White (commercial / hotel / residential use)

Gross Floor Area (GFA)

The maximum permissible GFA for the development of Land Parcel B is 113,580 sqm and the total GFA to be built is not to be less than 102,220 sqm. At least 60% of maximum permissible GFA of 113,580 sqm for Land Parcel B is to be for office use. At least 25% of maximum permissible GFA of 113,580 sqm for Land Parcel B is to be for hotel uses. The remaining GFA (up to 15% of the maximum permissible GFA) can be for additional office, hotel or other permitted uses, such as retail, residential, entertainment and recreational uses, as set out in Section 4.0 (Clause 4.2).

Uses at 1st Storey Activity-generating uses such as retail, food & beverage, entertainment, recreational, and other similar uses are to be provided at the 1st storey fronting onto: • Marina View (the 20.4m wide two-lane, one-way primary access road

to the south-east of Land Parcel B); and • The 15.4m wide pedestrian mall to the north-east of Land Parcel B. The detailed requirements are set out in Section 4.0 (Clause 4.3).

Building Height The maximum allowable building height is 200.0m Above Mean Sea Level (AMSL). Articulation of the roof form can be considered beyond this height, up to the overall technical height control of 245.0m AMSL, subject to detailed evaluation by the Competent Authority with regards to its contribution to the distinctive skyline of the area. The maximum allowable building height for the parts of the development fronting onto the pedestrian mall and the local access road (the 15.4m wide two-lane, two-way local access road to the north-west of Land Parcel B) are not to exceed a maximum height of 35.0m AMSL up to a depth of approximately 15.0m from the site boundary along the pedestrian mall and 35.0m from the line of Road Reserve along the local access road. The

1 Site area is subject to cadastral survey.


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PARAMETERS PROVISIONS / REQUIREMENTS detailed building height requirements are set out in Section 4.0 (Clause 4.6).

Building Platform Level

As a guide, the platform level of the development is to be Reduced Level (RL) 104.0m, as set out in Section 4.0 (Clause 4.7).

Building Edge Generally, the development is to be built up to the site boundary along the lines of Road Reserve along Marina View, McCallum Street Extension (the 29.2m wide two-lane, two-way primary access road to the south-west of Land Parcel B) and the pedestrian mall to a minimum height of 19.0m (approximately 4-storeys), as set out in Section 4.0 (Clause 4.9).

Public Space / Visual Porosity

The building form and massing is to be designed such that the lower floors of the development provide a high degree of visual and physical porosity fronting onto Marina View and the pedestrian mall. These spaces can take the form of multi-volume covered public open spaces or glazed atrium / lobby spaces. These are intended to be used as public ‘city-rooms’ which can be used for staging revolving events, exhibitions or concerts. These spaces are to be publicly accessible at all times. These public spaces are to be equivalent to at least 25% of the built footprint of the development at the 1st storey, excluding the covered walkway. The majority of these spaces are to be located fronting onto Marina View and are also encouraged to front onto the pedestrian mall. These spaces are to be connected to the key pedestrian routes at the 1st storey and encouraged to be linked to the underground and 2nd storey pedestrian networks within the development. The detailed requirements are set out in Section 4.0 (Clause 4.10).

Roofscape

The roof areas of the development are to be well-designed and articulated to contribute to the skyline profile of Marina Bay. All service areas, car parks, Mechanical and Electrical (M&E) equipment, water tanks, etc., are to be fully integrated within the overall building envelope and visually well-screened from the top and on all sides. The detailed screening requirements are set out in Section 4.0 (Clause 4.11).

Pedestrian Network

The following pedestrian facilities are to be provided as part of the development: Underground Pedestrian Network (Basement Level 1) • A minimum 6.0m wide underground pedestrian walkway with two (2)

knock-out panels to connect to the planned underground pedestrian network below Marina View and McCallum Street Extension, as shown on the Control Plans. The minimum width of the walkway is to be 7.0m if activity-generating uses are provided on both sides. This underground pedestrian walkway is to include a vertical circulation point to connect to the at-grade pedestrian network.

• The underground pedestrian walkway and vertical circulation point are

to remain open for public use during the operating hours of the RTS. At-Grade Pedestrian Network (1st Storey) • A minimum 5.0m wide (4.4m clear) covered walkway fronting Marina

View with a double-volume soffit height, as shown on the Control Plans.

• A minimum 5.0m wide (4.4m clear) covered walkway fronting McCallum Street Extension with a maximum soffit height of 5.0m, as shown on the Control Plans.


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PARAMETERS PROVISIONS / REQUIREMENTS • A minimum 3.6m wide (3.0m clear) covered walkway fronting the

pedestrian mall with a maximum soffit height of 3.6m, as shown on the Control Plans.

• The at-grade pedestrian network is to remain open for public use at all times.

Above-Grade Pedestrian Network (2nd Storey) • As part of the planned 2nd storey pedestrian network linking to ORQ

and the existing developments at McCallum Street, a 2nd storey pedestrian connection is to be provided in the form of a minimum 10.0m wide pedestrian link within Parcel B1 and a minimum 10.0m wide 2nd storey pedestrian overhead bridge within Parcel B3 over the 15.4m wide pedestrian mall to connect to the adjacent sale site (Land Parcel A at Marina View). The 2nd storey pedestrian link and overhead bridge are to include a 6.0m wide pedestrian walkway, a 4.0m wide two-way travellator corridor and two (2) vertical circulation points to connect to the at-grade pedestrian network, as shown on the Control Plans.

• The 2nd storey pedestrian link and overhead bridge over the pedestrian mall and the associated vertical circulation points are to remain open for public use at all times.

The technical requirements for the pedestrian network are set out in Section 4.0 (Clauses 4.14 to 4.16).

Servicing and Vehicular Access

All service areas, including refuse bin centre(s), electrical substation(s), loading / unloading and holding bays, car parking and storage lane(s) are to be located either at basement level or be fully integrated within the overall building form and visually screened from above and on all sides. These areas are not allowed to front onto Marina View, McCallum Street Extension and the pedestrian mall. Vehicular ingress and egress to the site for servicing, car parking and / or passenger drop-offs can be taken from along the following roads around the site as follows: • From Marina View – for passenger drop-off points and car parks only;

and • From the local access road – for passenger drop-off points, car parks

and service areas. Vehicular access off McCallum Street Extension is not allowed. The detailed servicing and vehicular access requirements are set out in Section 4.0 (Clauses 4.17 to 4.18).

Car Parking Provision Sufficient car parking (and coach parking, if applicable) spaces are to be provided within the development in accordance with the prevailing parking standards as issued by the Land Transport Authority (LTA). The detailed car parking requirements are set out in Section 4.0 (Clause 4.19).

Night Lighting

Night lighting of the development is to be provided to express the architectural design and building form of the development. The technical requirements are as set out in Section 4.0 (Clause 4.12).

Road Reserve

The development is to include the construction of the adjacent roads and roadside tables and planting, as shown on the Control Plans and as set out in Section 4.0 (Clause 4.20).


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PARAMETERS PROVISIONS / REQUIREMENTS Design Advisory Panel

The detailed development proposal will be reviewed by a Design Advisory Panel (DAP), as part of the development application process prior to the grant of Planning Permission, as set out in Section 5.0 (Clauses 5.1 & 5.2).

Common Services Tunnel

The development is required to take their services and utilities (except gas and sewer) from the Common Services Tunnel (CST) as set out in Section 6.0 (Clauses 6.1 to 6.2). The development is also required to include the construction and integration of the CST ventilation shaft and entrance / exit structure within Land Parcel B for connection to the main CST tunnel at the sale site boundary as set out in Section 6.0 (Clause 6.2).

Electrical Substation

The successful tenderer is required to pay the amount of $1,500,000 (inclusive of GST) towards the cost of provision of the proposed 230/22kV Electrical Substation (ESS) at Marina Bay as set out in Section 6.0 (Clause 6.3).

District Cooling System

The development is within the District Cooling System (DCS) mandated zone and is to utilise district cooling service for air-conditioning of commercial buildings as set out in Section 6.0 (Clause 6.5).

3.2 Summary of Additional Planning & Urban Design Provisions (Non-

Mandatory) 3.2.1 A summary of the additional planning and urban design provisions that are

encouraged to be incorporated into the development of Land Parcel B is set out in Table 2. The details are set out in Sections 4.0 & 6.0.

Table 2 – Summary of Additional Planning & Urban Design Provisions that are encouraged for the Land Parcel PARAMETERS PROVISIONS / REQUIREMENTS Balconies, Sky Terraces and Roof Gardens

The successful tenderer is strongly encouraged to provide balconies, sky terraces and roof gardens within the development. If provided, these areas are to be integrated as part of the overall form and architectural treatment of the building, as set out in Section 4.0 (Clause 4.5.2).

Public Art The successful tenderer is strongly encouraged to include public art works within the publicly accessible or publicly visible areas, as set out in Section 4.0 (Clause 4.13). These installations can be free-standing sculptures or art which is integrated into the building façade or as part of a building element.

Building and Construction Authority (BCA) Green Mark Scheme

The successful tenderer is strongly encouraged to incorporate energy-efficient, water-efficient and environmentally-friendly design, technologies and practices to achieve a high BCA Green Mark Rating, as set in Section 6.0 (Clause 7.6).


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4.0 Planning and Urban Design Requirements 4.1 General 4.1.1 The Planning and Urban Design Requirements for the development of

Land Parcel B as set out in Section 4.0, are to be read in conjunction with the Control Plans and the Conditions and Requirements of Relevant Competent Authorities & 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 planning objectives as outlined or indicated in the provisions in this said 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 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 and is envisaged to be developed

as a prime commercial development with required minimum quantum for office and hotel uses with other complementary and supporting uses that will contribute to create an attractive development and add vibrancy to the area.

4.2.2 The maximum permissible Gross Floor Area (GFA) for the development is

113,580 sqm and the total GFA to be built is not to be less than 102,220 sqm. At least 60% of the maximum permissible GFA of 113,580 sqm for Land Parcel B is to be for office use. At least 25% of the maximum permissible GFA of 113,580 sqm for Land Parcel B is also to be set aside for hotel uses. The remaining GFA (up to 15% of the maximum permissible GFA) can be developed for additional office, hotel or other permitted uses, such as retail, residential, entertainment and recreational uses of such types and quantum as the Competent Authority under the Planning Act may approve.


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4.2.3 All tenderers are advised to carry out their own simulation studies to ascertain the achievable GFA for the proposed development, particularly if any additional GFA allowable under the prevailing Development Control Guidelines is included in the development. Such simulation studies should take into account all relevant considerations including the technical height constraint and existing ground condition of Land Parcel B as well as the possible need to provide basements.

4.3 Uses at First Storey 4.3.1 Activity-generating uses, such as retail, food and beverage, entertainment,

recreational and other similar uses, are to be provided at the 1st storey fronting onto Marina View (the 20.4m wide two-lane, one-way primary access road to the south-east of Land Parcel B) and the 15.4m wide pedestrian mall to the north-east of Land Parcel B. This is to contribute to the life and vibrancy at the street level within the area.

4.4 Outdoor Refreshment Areas (ORA) 4.4.1 Outdoor Refreshment Areas (ORA) are allowed within the public areas or

open spaces within Land Parcel B. If proposed, the GFA for the ORAs will be computed as part of the maximum permissible GFA for Land Parcel B and be subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

4.4.2 Where allowed, the ORAs are intended to provide an opportunity for

outdoor seating that forms a natural extension to a restaurant or café within the 1st storey of the development. The location and use of the ORAs are not to compromise other street activities, circulation requirements and pedestrian or traffic safety.

4.4.3 The detailed design and layout of the ORAs are to be subject to approval of

the Authority and the relevant Competent Authorities. The type of furniture, structures, screens, lightweight covers / shading devices, etc., used is to enhance the streetscape quality and character of the area and complement other street elements, such as public art, paving, landscaping, etc. The materials and finishes of the ORAs shall be of good quality and easy to maintain. This is to ensure that these structures do not deteriorate over time and appear presentable at all times. The storage of any utensils, refuse or preparation of food and beverages within these ORAs is not permitted.

Building Form / Massing

4.5 Building Form / Massing 4.5.1 Land Parcel B occupies a prime and highly prominent location within the

Marina Bay area. The building form and massing of the development are to contribute positively to the skyline profile of the area when viewed from Marina Bay and the surrounding roads and developments. The high-rise components are to be well-articulated to maintain physical porosity and


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visual connectivity towards the key open spaces within the area. The design of the low-rise components are to respond to the urban context and take into consideration the contextual relationship with the Central Linear Park, the pedestrian mall as well as the surrounding roads and developments so as to maintain a pedestrian scale at street level and a sense of openness between buildings. Consideration is to be given to how the development addresses the views to and from major approaches to the area as well as from the key open spaces within the area. The facades of the development are to be treated as main building elevations on all sides.

Balconies, Sky Terraces and Roof Gardens

4.5.2 Singapore is recognised internationally for its Garden City image. The

successful tenderer is encouraged to take into consideration the local equatorial climate and include open spaces, courtyards, landscaped terraces, balconies, roof gardens and sky-gardens as part of the development to reinforce this image and provide communal spaces for the building’s occupants. Where provided, these areas are to be integrated as part of the overall form and architectural treatment of the building. The prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act on the GFA exemption of sky terraces and roof gardens as well as the provision of additional GFA for balconies will apply.

4.6 Building Height 4.6.1 Given the high development intensity within Marina Bay, there is a need to

ensure that there is a variation in the skyline profile of the area and to maximise opportunities for good views towards the key open spaces and to Marina Bay. A set of development zones with varying building height controls have been specified for Land Parcel B to guide the development to relate to the surrounding context and developments. The high-rise components are planned to be located so as to ensure that the area will not appear visually congested when it is built up and to create an attractive skyline profile within the area, as shown on the Control Plans.

4.6.2 The development on Land Parcel B is subject to the following building

height controls (as shown on the Control Plans):

a The maximum allowable building height is 200.0m Above Mean Sea Level (AMSL). Articulation of the roof form can be considered beyond this height, up to the overall technical height control of 245.0m AMSL. The design of the roof form / building crown is to be attractive to contribute to the distinctive skyline of the area and will be subject to detailed evaluation by the Competent Authority; and

b The maximum building height for the parts of the development fronting

onto the pedestrian mall and the local access road (the 15.4m wide two-lane, two-way local access road to the north-west of Land Parcel B) are not to exceed a maximum height of 35.0m AMSL up to a depth of approximately 15.0m from the site boundary along the pedestrian


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mall and 35.0m from the line of Road Reserve along the local access road. This is to maintain a pedestrian-scale for the parts of the development fronting onto the pedestrian mall and a sense of openness between the high-rise zones of Land Parcel B, and the adjacent developments.

4.6.3 Land Parcel B is subject to an overall technical height control of 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, cranes, lightning conductors, and obstacle lights. All construction equipment and temporary structures, such as cranes, piling rigs, etc., are subject to a maximum allowable height of 245.0m AMSL, and are to comply with the requirements of the relevant Competent Authorities.

4.7 Building Platform Level 4.7.1 As a guide, the platform level for the development is to be Reduced Level

(RL) 104.0m. This is to facilitate connectivity with the adjacent developments and comply with the minimum flood protection levels for direct connection to the RTS.

4.8 Basement Levels / Subterranean Developments 4.8.1 The basement levels and all permanent subterranean structures, including

the underground pedestrian network, may extend up to the site boundary of Land Parcel B, 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 as set out in Clause 9.5 of the Conditions and Requirements of Relevant Competent Authorities / Public Utility Licensees.

4.8.2 The successful tenderer is to take into consideration the existing 8.0m wide

box drain (11.0m wide Drainage Reserve (DR)) within Land Parcel B along the south-eastern boundary fronting the Central Linear Park, as shown on the Control Plans, in the planning and construction of the basement levels and all permanent subterranean structures, including the underground pedestrian walkway. All development works in the vicinity of the DR are to comply with the Public Utilities Board’s (PUB) requirements given in Clause 3.1 of the Conditions and Requirements of Relevant Competent Authorities / Public Utility Licensees.

4.8.3 All associated at-grade structures, including vertical circulation points,

entrance / exit structures, mechanical ventilation shafts, and fire escape staircases are to be located and integrated fully within the development on Land Parcel B.


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Streetscape 4.9 Building Edge 4.9.1 The Marina Bay area is planned to have a well-defined streetscape that

provides a sense of enclosure and creates interesting spaces that relate to the pedestrian realm. As the land parcels are large with long frontages, there is a need for the lower floors of the developments to be well-designed such that they provide visual and physical porosity and interest to better relate to the street and the open spaces within the area. The design of the external facade of the developments at the lower floors is required to be articulated to create an attractive and distinctive street environment along the adjacent key pedestrian routes.

4.9.2 The development is to be generally built up to the lines of Road Reserves

along Marina View, McCallum Street Extension (the 29.2m wide two-way, two-way primary access road to the south-west of Land Parcel B) and the site boundary fronting onto the pedestrian mall, as shown on the Control Plans. This is to provide a well-defined urban streetscape. As a guide, a minimum 19.0m (approximately 4-storey) high building edge is to be provided. Up to a maximum of 40% of the length of the built frontage of the development may be set back from the site boundary to allow for articulation of the building form.

4.9.3 As a key development within the area with prime frontages on all sides, the

building facades fronting Marina View, McCallum Street Extension and the pedestrian mall are to be treated as main 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 individual buildings and visually well-screened. The detailed screening requirements are given in Clause 4.11.3.

4.10 Public Space / Visual Porosity 4.10.1 The building form and massing is to be designed such that the lower floors

of the development provide a high degree of visual and physical porosity fronting onto Marina View and the pedestrian mall. These spaces can take the form of multi-volume covered public open spaces or glazed atrium / lobby spaces. These are intended to be used as public ‘city-rooms’ which can be used for staging revolving events, exhibitions or concerts. These spaces are to be publicly accessible. These spaces will enable the public to interface comfortably with the development and provide spaces for people to gather and enhance the vibrancy of the area at street level. To reinforce Singapore’s ‘Garden City’ image, it is encouraged that these spaces include greenery and landscaping. These spaces are to be integrated with the overall architectural treatment and building form of the development and linked to the public pedestrian mall and the key pedestrian routes.


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4.10.2 As a guide, these public spaces are to be equivalent to at least 25% of the built footprint of the development at the 1st storey, excluding the covered walkway. The majority of these spaces are to be located fronting onto Marina View and are encouraged to front onto the pedestrian mall. These spaces are to be connected to the key pedestrian routes at the 1st storey. The successful tenderer is also encouraged to be linked to the underground and 2nd storey pedestrian networks within the development.

4.10.3 These spaces and the pedestrian links form part of the open space cum

pedestrian network for the area. They are to be kept open and unobstructed for public use at all times. The prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act regarding the exemption of the covered public spaces from GFA computation will apply. If enclosed, for example as a glazed lobby area, the GFA for the enclosed space within the development will be computed as part of the maximum permissible GFA for Land Parcel B and be subjected to prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

4.11 Roofscape 4.11.1 Given the visually prominent location of Land Parcel B and visibility from

the surrounding high-rise developments, the roof areas of both the high-rise and low-rise components of the development are to be considered as the “fifth” elevation and designed to be fully integrated as part of the overall form and architectural treatment of the building. The successful tenderer is to design the roof areas as either a distinctive crown to the building to contribute to the skyline profile of the area or landscape them as a roof garden.

4.11.2 To ensure that the roof areas are well-designed and attractive when viewed

from the surrounding developments, all service areas, Mechanical and Electrical (M&E) equipment, water tanks, car parking lots, etc., are to be located within the building envelope and be visually well-screened from above and on all sides.

Screening Requirements

4.11.3 The performance requirements for the screening of roof-top services and

car park areas 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


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d The openings in perforated panels are to be evenly distributed with porosity (i.e. percentage of void-to-solid) equal to or less than 25%. The width / diameter of the openings shall not exceed 30mm.

4.12 Night Lighting 4.12.1 The night lighting of buildings forms an important part of the unique image

of the City at night. The night lighting will add visual interest to the building, enhance the experience of the pedestrian environment at night and help to provide a sense of orientation to pedestrians and drivers. Given its highly prominent location within the Marina Bay area, the development is to provide a well-designed and attractive night lighting scheme that is appropriate for the prime downtown location and the unique setting of the site. This includes night lighting of the building form and crown, façades, key architectural elements, public areas at street level and landscaped areas 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 Guidelines for the External Lighting of Developments in the CBD and Marina Bay.

4.12.2 The performance requirements for the night lighting are as follows:

a To be designed to complement the architectural design of the building; b To be safe, durable and energy efficient; c The associated 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.

4.12.3 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 additional GFA and cash grant night lighting incentives under the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act are not applicable to the development.

4.12.4 As a guide, white light of high colour temperature and appropriate

illuminance levels is to be used for the lighting of the main public roads, to provide visual emphasis at the key focal points, such as main junctions. The detailed specifications for the lighting, lamp-posts, etc., along the public roads are to comply with the requirements of, and will be subject to the evaluation and approval of, the Authority and other relevant Competent Authorities.


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4.13 Public Art 4.13.1 The successful tenderer is strongly encouraged to include public art works

as permanent installations either located within a publicly accessible area of the development or within an area that is publicly visible from the adjacent streets.

4.13.2 These installations can be free-standing sculptures or art integrated into

the building façade or as part of a building element. Besides sculptures, these installations can include significant elements, such as water features, provided that they are permanent special features of the building, subject to the appraisal and endorsement of the Authority and the Public Art Appraisal Committee (PAAC).

4.13.3 The additional GFA for public art incentives under the prevailing

Development Control Guidelines issued by the Competent Authority under the Planning Act is applicable to the development. Any additional GFA over and above the maximum permissible GFA for Land Parcel B will be subject to the payment of the relevant additional charges and premiums.

4.13.4 Tax incentives for the maintenance of public art works are also available

under the Public Sculptures Scheme administered by the National Heritage Board (NHB).

Pedestrian Network

4.14 Underground Pedestrian Network 4.14.1 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 2nd storey links. This comprehensive network will provide convenient, comfortable and seamless pedestrian connection to buildings, transport facilities and key spaces and attractions.

Internal Widths and Ceiling Height

4.14.2 The development is to include an underground pedestrian link at the

basement one (1) level within Parcels B1 and B2 to connect to the planned underground pedestrian network below Marina View and McCallum Street Extension, as shown on the Control Plans. As a guide, the underground pedestrian link is to include a pedestrian walkway of 6.0m (minimum) in width. The clear internal floor-to-ceiling height of the walkway is to be minimum 4.0m. If the underground pedestrian link is extended into the basement levels within the development or to connect to the adjacent developments, activity-generating uses, such as retail, food and beverage, entertainment and other similar uses, are to be provided along at least one side of the pedestrian walkway. If activity-generating uses are provided on both sides, the pedestrian walkway is to be 7.0m (minimum) wide.


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4.14.3 The platform level of the underground pedestrian link is to be approximately RL 95.0m to match the planned level of the future underground pedestrian links below Marina View and McCallum Street Extension which over-cross the CST. As a guide, the underground pedestrian walkways are to be maintained at a constant platform level. They are to comply with the relevant codes on barrier-free accessibility in buildings. Any changes in levels are to be kept to a minimum and accommodated with ramps or two-way escalators and lifts, subject to the requirements of the Authority and other relevant Competent Authorities.

Entrance / Exit Point and Associated At-Grade Structures

4.14.4 The underground pedestrian link is to include a vertical circulation point to

connect directly to the covered walkways at the 1st storey. The location of the vertical circulation point is indicative only and can be varied in relation to the specific building layout and the at-grade pedestrian routes within the development. The vertical circulation point is to be fully integrated within the building envelope and is to include two-way escalators, staircase and lift access. The at-grade entrance / exit structure to the vertical circulation point is to comply with the minimum platform level of RL 104.0m for flood protection of the RTS and comply with the technical requirements as set out in Clause 4.8.

4.14.5 The underground pedestrian walkway, up to the required minimum widths,

and associated vertical circulation point, including lifts, escalators, staircases, and any associated fire-escape staircases, are to serve as dedicated public pedestrian links, and will be excluded from GFA computation subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act. The underground pedestrian walkway and associated vertical circulation point are not to be used for commercial purposes and no temporary or permanent structures are allowed to be erected within these pedestrian areas.

4.14.6 The underground pedestrian walkway and associated vertical circulation

point are to be 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.

Connections to Future Developments

4.14.7 Two (2) minimum 6.0m or 7.0m wide ‘knock-out’ panels are to be provided

at basement one (1) level, as shown on the Control Plans, to allow for connection of the walkway to the adjacent developments in future. The successful tenderer is required to allow for future extension of, and / or connection to, the underground pedestrian walkway at the locations as shown on the Control Plans, at any time. In relation to this, 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 adjacent developments and be responsible for liaising with them, wherever necessary.


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4.14.8 The external walls at basement level adjacent to the knock-out panels are to be designed with sufficient loading provision to accommodate future underground connections to the proposed knock-out panels. Provisions for future structural connection in the form of couplers are to be provided. The walls are to be designed to resist both flotation as well vertical loading of the future underground connection.

Completion Timeframe

4.14.9 The underground pedestrian link forms part of the development and, is to

be completed prior to, or at the same time, as when the Temporary Occupation Permit (TOP) for the development on Land Parcel B is obtained.

4.15 Covered Walkway At First Storey 4.15.1 The development is to include covered walkways at the 1st storey fronting

Marina View, McCallum Street Extension, and the pedestrian mall, as shown on the Control Plans, as part of the planned at-grade pedestrian network within the area.

Internal Widths and Ceiling Height

4.15.2 The width of the covered walkways are to be:

a Minimum 5.0m wide (4.4m clear) fronting Marina View with a maximum double-volume soffit height;

b Minimum 5.0m wide (4.4m clear) fronting McCallum Street Extension

with a maximum soffit height of 5.0m; and c Minimum 3.6m wide (3.0m clear) fronting the pedestrian mall with a

maximum soffit height of 3.6m. 4.15.3 Higher external soffit heights for the covered walkways can be supported,

subject to the approval of the Authority, and subject to the provision of drop-down panels or the width of the covered walkways being increased to match the higher soffit height in order to provide adequate weather protection for pedestrian users during inclement weather. Higher soffit heights for the covered walkways can be allowed at the location of vehicular access points to comply with the LTA’s minimum clearance requirements for vehicular access.

4.15.4 As a guide, the covered walkways are to abut the site boundary and the

lines of Road Reserve along Marina View and McCallum Street Extension and along the pedestrian mall at the corners of Land Parcel B. This is to ensure easy access and effective connection to the covered walkways within the adjacent developments.


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Other Requirements 4.15.5 The platform levels of the covered walkways are to match the platform level

of the open walkways within the adjacent lines of Road Reserves and within the pedestrian mall, wherever possible. Where the platform level of the 1st storey of the development is higher than the required level of the covered walkways, ramps and steps to connect the two levels are to be built within the 1st storey of the development and not along the covered walkways. Where the covered walkways are intercepted by vehicular ingress / egress points, any cross ramps are to be located on either side of the covered walkways. The level of the covered walkways is to be maintained at a constant level as far as possible and any changes in levels are to be accommodated by ramps.

4.15.6 The covered walkways are to be paved to match the adjacent open

walkways within the Road Reserves and the pedestrian mall. The design, materials and finishes of the covered walkways 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 granite tiles for the main pedestrian areas to match with the public areas of the other developments within the Marina Bay area and achieve a consistent and distinctive district character for the Marina Bay area. The granite tiles are to be predominantly grey in colour.

4.15.7 As a guide, the paving materials must be able to withstand heavy

pedestrian traffic and fire engine access, and have abrasive hardness suitable for outdoor use. The surface of the granite is to be resistant to discoloration and staining due to atmospheric conditions, other than normal weathering. The paving materials can be intermixed with other materials of similar high quality, subject to the evaluation and approval of the Authority and all other Competent Authorities.

4.15.8 Accent tiles within the tiling pattern can be considered. The tiling layout

and paving pattern are to be laid perpendicular to the open walkways and the pedestrian mall and are to match the tiling layout and paving pattern within the adjacent open walkways and the adjacent pedestrian mall. The overall tiling layout, paving pattern, design, material specifications and samples of any additional paving materials and accent tiles are subject to the evaluation and approval of the Authority and other relevant Competent Authorities.

4.15.9 The covered walkways are to be kept open and unobstructed for public use

at all times. The prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act regarding the exemption of the covered walkways from GFA computation will apply.


4.15.10 The covered walkways form part of the development and are to be

completed prior to, or at the same time, as when the TOP for the development on Land Parcel B is obtained.


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4.16 2nd Storey Pedestrian Link 4.16.1 As part of the planned 2nd storey pedestrian network linking the

development on Land Parcel B to ORQ and the existing developments within the existing CBD and future developments within the Central Subzone, the development is to include a minimum 10.0m wide pedestrian link within Parcel B1 at the 2nd storey and a minimum 10.0m wide pedestrian overhead bridge within Parcel B3 over the 15.4m wide pedestrian mall to connect to the 2nd storey pedestrian link within the adjacent sale site (Land Parcel A at Marina View), as shown on the Control Plans. The 2nd storey pedestrian link and overhead bridge are to be maintained at a platform level of RL 110.0m and comprise a 6.0m wide pedestrian walkway and a 4.0m wide travellator corridor.

4.16.2 The travellator corridor is to include two-way travellators each with an

overall minimum width of 2.0m. The travellators are to be continuous along the length of the travellator area except for those points where it connects to the internal vertical circulation areas of the development and other pedestrian links and is to include pedestrian movement sensors and automatic start / stop facilities.

4.16.3 The 2nd storey pedestrian link is to include a minimum of two (2) vertical

circulation points to connect to the covered walkways at the 1st storey, as shown on the Control Plans. The location of the vertical circulation points is indicative only and may be varied in relation to the specific building layout and the at-grade pedestrian routes within the development. The vertical circulation points are to be fully integrated within the building envelope and are to include two-way escalators, staircase and lift access, subject to the requirements of the Authority and other relevant Competent Authorities.

4.16.4 The 2nd storey pedestrian link within Parcel B1 is to be designed to be

attractive for pedestrians to use with either window openings onto the local access road or activity-generating uses, such as retail, dining, entertainment, or other similar uses, provided along at least one side. The successful tenderer is encouraged to locate the access to the internal vertical circulation areas serving the development off the 2nd storey pedestrian link.

4.16.5 The 2nd storey pedestrian link bridge within Parcel B3 above the pedestrian

mall is to be well-designed as a lightweight bridge connecting to Land Parcel A. The 2nd storey bridge is intended to be for use as a pedestrian link only. No commercial or other types of uses are allowed within Parcel B3. The design of the pedestrian bridge is to be integrated with the overall architectural treatment and building form of the development within Land Parcel B and is to be compatible with the overall façade treatment of the adjacent development on Land Parcel A. The developer of the adjacent development on Land Parcel A has been required to make provision for the link bridge. The external facade of the development on Land Parcel A is designed to provide sufficient structural loading for the link bridge to span


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directly over the pedestrian mall without any intermediate support between the developments. The successful tenderer is required to liaise with and make all necessary arrangements with the developer of the adjacent sale site (Land Parcel A at Marina View) on the design and construction of the link bridge. The underside of the pedestrian link bridge is to be well-designed and appropriately treated in terms of the choice of materials, finishes and lighting.

4.16.6 The 2nd storey pedestrian link to the required minimum widths and the

associated vertical circulation points, including lifts, escalators, staircases, travellators, and any associated fire-escape staircases, are to serve as dedicated public pedestrian links, and will be excluded from GFA computation subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act. The 2nd storey pedestrian link and the associated vertical circulation points are to be kept open and unobstructed for public use at all times. They are not to be used for commercial purposes. No temporary or permanent structures are allowed to be erected within the 2nd pedestrian link.

Connections to Future Developments

4.16.7 One (1) minimum 10.0m wide ‘knock-out’ panel is to be provided at the 2nd

storey, as shown on the Control Plans, to allow for connection of the 2nd storey pedestrian link to the adjacent development across McCallum Street Extension in future. The design of the external facade of the development is to provide sufficient structural loading for the future overhead pedestrian bridge to span directly between the development on Land Parcel B and the adjacent development.

4.16.8 The successful tenderer is required to allow for future extension of, and / or

connection to, the 2nd storey pedestrian link at the location as shown on the Control Plans, at any time. In relation to this, 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 owner of the adjacent development and be responsible for liaising with them, wherever necessary.

4.16.9 The location and alignment of the 2nd storey pedestrian link, as shown on

the Control Plans, is indicative only. The location, datum level, detailed design, technical details and quality of materials for the 2nd storey pedestrian link, travellators, vertical circulation points and knock-out panels are subject to the requirements and approval of the Authority and other relevant Competent Authorities at the development application submission stage.


4.16.10 The 2nd storey pedestrian link forms part of the development and is to be

completed prior to, or at the same time, as when the TOP for the development on Land Parcel B is obtained.


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Other Requirements 4.16.11 The successful tenderer is required to maintain the 2nd storey pedestrian

link within Parcel B1 and the overhead bridge within Parcel B3 to the satisfaction of the relevant Competent Authorities. In the event that the completed 2nd storey pedestrian overhead bridge constructed within Parcel B3 is no longer required by the relevant Competent Authorities as part of the pedestrian network within the area, the successful tenderer may, at his own cost and expense, choose to demolish or continue to retain and maintain the 2nd storey pedestrian overhead bridge.

Servicing and Vehicular Access

4.17 Service Areas 4.17.1 Sufficient service areas, including refuse bin centre(s), electrical

substation(s), loading / unloading bays, holding bays, etc., are to be provided within the development to meet the needs of the proposed uses.

4.17.2 To create more attractive and active street frontages, all service areas,

including refuse bin centre(s), electrical substation(s), loading / unloading and holding bays, car parking and vehicle storage lane(s) are to be located either at basement level or to be fully integrated within the overall building form and visually screened from above and on all sides. No service areas are allowed to front onto the Marina View, McCallum Street Extension and the pedestrian mall. This is to free up the full extent of these frontages for activity-generating uses and / other commercial uses that relate to the street.

4.17.3 All service areas will be subject to the requirements and approval of the

Authority, the Land Transport Authority (LTA) and the relevant Competent Authorities at the development application submission stage and as set out in Clause 9.2 of the Conditions and Requirements of Relevant Competent Authorities / Public Utility Licensees.

4.18 Vehicular Access 4.18.1 All vehicular ingress / egress to the site, including access to car parks,

service areas, passenger drop-off points and taxi lay-bys, etc are to be taken off the local access road adjacent to existing Shenton House development, as shown on the Control Plans. An additional, single ingress / egress point to a passenger drop-off cum car park entrance only can be allowed along Marina View. This is to be located away from the pedestrian mall and at the approximate location as shown on the Control Plans. The vehicular ingress / egress along this road is to be ‘left-in-left-out’ only and is to be integrated seamlessly with the overall design of the 1st storey of the development and adjacent pedestrian areas. No direct vehicular access will be allowed from along McCallum Street Extension.


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4.18.2 All vehicular ingress / egress to the car parks, service areas, passenger drop-off points and taxi lay-bys, etc., including external ramps and all associated structures and fixtures, are to be well-integrated with the building form and overall architectural treatment of the development and visually well-screened, subject to the approval of LTA, the Authority and the relevant Competent Authorities at the development application submission stage. Sufficient holding bays for each of the vehicular access points to the car parks and service areas are to be provided within the development to ensure the smooth flow of vehicles along the adjacent roads.

4.18.3 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 development application submission stage and as set out in Clause 9.2 of the Conditions and Requirements of Relevant Competent Authorities / Public Utility Licensees.

4.19 Car Parking 4.19.1 The successful tenderer is required to provide sufficient car and coach

parking spaces within the development to meet the needs of the proposed uses and to comply in full with physical parking requirements subject to prevailing guidelines issued by LTA.

4.19.2 Car and coach parking spaces are not allowed to be located along the

main building facades or fronting adjacent pedestrian areas, such as the pedestrian mall. All car and coach parking spaces are to be located either at basement level or are to be fully integrated within the overall building form and visually screened from above and on all sides. Surface car and coach parks and stand-alone parking stations are not allowed.

4.19.3 The façades of any at-grade or above-grade car parking levels are to be

screened such that the direct lights from car headlamps do not project into the surrounding developments. The services within the car parking levels located on the ceiling, near the periphery of the development, are to be visually well-screened from street level and the surrounding developments, subject to the subject to prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act.

4.19.4 The car parking facilities will be subject to the requirements and approval of

the Authority, LTA and the relevant Competent Authorities at the development application submission stage and as set out in Clause 9.3 of the Conditions and Requirements of Relevant Competent Authorities / Public Utility Licensees.


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Other Required Works 4.20 Road Reserve 4.20.1 The following road works, including the construction of the roadside tables,

carriageways and roadside planting within the Road Reserves, as shown on the Control Plans, are to be carried out as part of the development on Land Parcel B:

a The part of Marina View between Land Parcel B and the Central Linear

Park;

b The part of McCallum Street Extension (up to the 4.0m wide centre median only) between Land Parcel B and the future development parcel to the south-west. The full width of the road up to 29.2m will be required only when the future development parcel to the south-west of Land Parcel B is developed and the remaining part of the road will be constructed by others;

c The part of the local access road between Land Parcel B and the

adjacent Shenton House development; and d Any other road improvement works, as required by LTA.

4.20.2 The overall design of the road works is to comply with the following

specifications: Platform Level a The level of the open walkways within the roadside tables are to be

maintained at RL 104.0m platform level fronting Marina View, McCallum Street Extension and the local access roads and match the platform levels of the adjacent covered walkways within the development, subject to the approval of the Authority and other relevant Competent Authorities. The level of the open walkways is 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, subject to the requirements of the Authority and other relevant Competent Authorities;

b The open walkways are to comply with the relevant codes on barrier-

free accessibility. Where the open walkways are intersected by vehicular access points, the level of the open walkway is to be maintained at a constant level and the ramps to the vehicular access point are to be located outside the pedestrian walkway;


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Paving

c The open walkways along Marina View, McCallum Street Extension and the part of the local access road fronting Land Parcel B are to be paved to match the adjacent covered walkways within the development. The design, materials and finishes of the open walkways 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 granite tiles for the main pedestrian areas to match with the public areas of the other developments within the Marina Bay area and achieve a consistent and distinctive district character for the area. The granite tiles are to be predominantly grey in colour;

d As a guide, the paving materials must be able to withstand heavy

pedestrian traffic and fire engine access, and have abrasive hardness suitable for outdoor use. The surface of the granite is to be resistant to discoloration and staining due to atmospheric conditions, other than normal weathering. The paving materials can be intermixed with other materials of similar high quality, subject to the evaluation and approval of the URA and all other Competent Authorities;

e Accent tiles within the tiling pattern can be considered. The tiling layout

and paving pattern is to be laid perpendicular to the road carriageway. The tiling layout and paving pattern are to be designed to demarcate the lines of Road Reserves and are to match the tiling layout and paving pattern within the covered walkways within the development and the adjacent pedestrian mall. 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 other relevant Competent Authorities;

Tree and Shrub Planting within the Road Reserves f Along Marina View, the tree and shrub planting within the planting

verge along the roadside table adjacent to Land Parcel B is to be Hopea odorata at 12.0m (c/c) spacing with Algaia odorata and Wrightia religiosa 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;

g Along Marina View, the tree and shrub planting within the planting

verge along the roadside table immediately fronting onto the Central Linear Park is to be Yellow Samanea Saman (Yellow Rain) at 10.0m (c/c) spacing with Arachis sp. or Zoysia sp., Hymenocallis speciosa variegated for ground cover. For information, the Yellow Samanea Saman is a large canopy tree of up to 10.0m to 15.0m in height with an umbrella-form, light shade crown of up to 10.0m to 15.0m in width when mature;


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h Along McCallum Street Extension, the tree and shrub planting within the planting verges along the roadside tables is to be Hopea Oderata at 12.0m (c/c) spacing with Caesalpinia pulcherrima, Crossandra infundibuliformis and Pandanus pygmaeus 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. The tree and shrub planting within the centre median is to be Hopea Oderata at 12.0m (c/c) spacing with Ochna kirkii for ground cover; and

i Along the local access road (including the part of the local access road

up to the existing UIC Building development to the south-west of Land Parcel B), the tree and shrub planting within the planting verge along the roadside table is to be Lophanthera lactescens at 6.0m (c/c) spacing with Russelia equisetiformis ‘Yellow’ and Tecomaria capensis ‘Aurea’ for ground cover. Where there are kerb cuts for vehicular / servicing accesses, the tree-planting can be adjusted.

4.20.3 The detailed tree and shrub planting requirements, including the species,

size, spacing, aeration and irrigation system provisions and maintenance access, is to be subject to the technical requirements and approval of the Authority, National Parks Board (NParks) and other relevant Competent Authorities. Generally, a big sapling or instant tree of minimum 3.0m overall height and minimum girth of 0.2m is to be provided. The roadside tree and shrub planting are to be handed over to NParks for ownership and maintenance on behalf of the State.

4.20.4 The specifications for the construction of the Road Reserves and tree and

shrub planting will be subject to final confirmation by the Authority, LTA, NParks and other relevant Competent Authorities. Any variation from the above specifications will be subject to the evaluation and approval by the Authority and other relevant Competent Authorities.

4.20.5 The overall tiling layout, paving pattern, design, material specifications and

samples of any additional paving materials, accent tiles, water features, public art, sculptures and other street furniture and lighting shall be subject to the approval of the Authority and the relevant Competent Authorities. The detailed design and construction of these works are to comply with the requirements of the Authority, LTA, NParks, and the relevant Competent Authorities.


4.20.6 The successful tenderer is required to complete the road works for Marina

View, McCallum Street Extension and the part of the local access road fronting Land Parcel B (“the said roads”), as shown on the Control Plans, within 24 months from the completion of the construction of the Common Services Tunnels (CST) beneath Marina View which is estimated to be in mid 2011 based on the assumption that the construction works can proceed as scheduled without complications. The successful tenderer is to coordinate with the Authority on the commencement of road works so that


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it can tie in with the completion of the structural works of the CST. The CST is deemed to be completed upon the issuance of a notice by the Authority to the successful tenderer after the structural completion of the CST and completion of backfilling works to the CST. The said roads are deemed to be completed upon the issue of Certificate of Statutory Completion (CSC) for the required works by LTA.

4.20.7 If the successful tenderer for any reason fails to complete the said roads

within the period specified in Clause 4.20.6 above, the Authority shall have the right to (whether by himself or his officers, agents or such contractors or persons as the Authority may appoint), by a notice in writing of not less than 14 days to the successful tenderer, take over or carry out and complete the construction of the said roads and to do all things necessary in connection thereto and in such event, all costs and expenses incurred by the Authority for that purpose shall be paid by the successful tenderer to the Authority on demand and shall be recoverable forthwith from the successful tenderer as a debt due to the Authority.

4.20.8 Where Clause 4.20.7 above applies and upon expiry of the notice

mentioned therein, the Authority shall be entitled to enter upon and take possession of the land on which the works relating to the said roads have been or are being or to be carried out (“the said site”), and to takeover possession of all works that have been done in relation to the said roads on the said site, and in the event of the Authority exercising such rights as aforesaid, the successful tenderer shall observe and comply with and shall be bound by the provisions of Conditions 39.4 and 39.5 of the Conditions of Tender. Option to Construct Part of the Local Access Road Linking to Shenton Way

4.20.9 The successful tenderer is given the option to include the part of the local

access road to the south-west of Land Parcel B between the future land parcels and the existing UIC Building and linking to Shenton Way (“the said local access road”), as shown on the Control Plans, as part of the roadworks to be included as part of the development of Land Parcel B. This said local access road will serve as an alternative vehicular access to Land Parcel B and the surrounding developments within the area and will improve the accessibility to the development. The successful tenderer is required to inform the State if he chooses to take up the option to build the said local access road to connect to Shenton Way within three (3) months from the date of award of tender.

4.20.10 Part of the said local access road is currently used by the National Art

Council for access to the drop-off and car park to the Singapore Conference Hall. As part of the roadworks, the successful tenderer will be required to ensure that access to the drop-off and car park at the Singapore Conference Hall is maintained at all times during construction works. A lead time of three (3) months, following confirmation to take up the option, will be required to terminate the lease for the use of this part of the said local access road by the National Arts Council.


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4.20.11 The overall design and construction of the said local access road are to comply with the technical specifications as provided in Clauses 4.20.2 to 4.20.5. The successful tenderer will be required to complete the said local access road within twenty-four (24) months from the date of award of tender. The said local access road is deemed to be completed upon the issue of Certificate of Statutory Completion (CSC) for the required works by LTA.

4.20.12 If the successful tenderer for any reason fails to complete the said local

access road within the period specified in Clause 4.20.11 above, the Authority shall have the right to (whether by himself or his officers, agents or such contractors or persons as the Authority may appoint), by a notice in writing of not less than 14 days to the successful tenderer, take over or carry out and complete the construction of the said local access road and to do all things necessary in connection thereto and in such event, all costs and expenses incurred by the Authority for that purpose shall be paid by the successful tenderer to the Authority on demand and shall be recoverable forthwith from the successful tenderer as a debt due to the Authority.

4.20.13 Where Clause 4.20.12 above applies and upon expiry of the notice

mentioned therein, the Authority shall be entitled to enter upon and take possession of the land on which the works relating to the said local access road have been or are being or to be carried out (“the said site”), and to take over possession of all works that have been done in relation to the said local access road on the said site, and in the event of the Authority exercising such rights as aforesaid, the successful tenderer shall observe and comply with and shall be bound by the provisions of Conditions 39.4 and 39.5 of the Conditions of Tender.

Other Requirements

4.20.14 No fire engine hardstandings are allowed to encroach into the proposed

roadside planting verges. The overall design of the open walkways, including the tree and shrub planting requirements, such as species, size, spacing, aeration and irrigation system provisions, and maintenance access specifications, lighting, materials and street furniture, is subject to the evaluation and approval of the Authority and other relevant Competent Authorities at the development application submission stage. The detailed design and construction of these works are to comply with the technical requirements and specifications of the Authority and other relevant Competent Authorities.

4.20.15 There are CST installation mouth and manholes located within the Road

Reserve along Marina View. The successful tenderer is to ensure that the CST installation mouth and manholes are not damaged in any way and the use and operation are unaffected by any works or activities to be carried out by the successful tenderer.


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4.20.16 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 is to be granted on such terms and charges and fees as may be agreed to by SLA.

4.20.17 The successful tenderer is to maintain all the completed road works as part

of the development on Land Parcel B at his own expense and to the satisfaction of the Authority and the relevant Competent Authorities during the defects liability period and until such time when the roads are handed over to LTA for ownership and maintenance.

4.21 Development Control Guidelines 4.21.1 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 relevant Competent Authorities on the development of Land Parcel B.


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5.0 Design Advisory Panel (DAP) 5.1 General 5.1.1 To ensure that the development meets the planning and urban design

objectives described in Section 4.0, the development proposal 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 throughout the DAP evaluation process.

5.2 DAP Evaluation Process 5.2.1 The DAP evaluation process 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.

Stage 2

5.2.4 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.

5.2.5 As part of the WP submission, 1:50 scale elevations and sections, and a

1:200 scale architectural model if necessary, as well as material samples of the facade and roof materials are required to be submitted to show the architectural design of the development.


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6.0 Infrastructure Requirements

6.1 General Conditions and Requirements for Common Services Tunnel (CST)

Definition

6.1.1 The Authority is building a CST network to serve the land parcels at Marina

Bay. The CST at Marina Bay will be built in phases according to the projected development growth of the area. All developments will be required to take their services and utilities (except gas and sewer) from the CST and their chilled water supply for non-residential uses from the District Cooling System (DCS).

6.1.2 The CST is a reinforced concrete structure housing and distributing utility

services to the basement levels of individual developments. It will be located below the Waterfront Promenade, arterial roads and primary and local access roads within the area to optimise the use of underground space. The CST will house electrical cables, telecommunication cables, potable water pipes, NEWater pipes and DCS pipes for supplying chilled water for air-conditioning purposes. Space provision will also be made to accommodate the pneumatic refuse conveyance pipes 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”. Land Parcel B is served by Junction Box J3A-1 as shown on the Control Plans.

6.1.5 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. The successful tenderer is required to construct a basement connection structure outside Land Parcel B, e.g. 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 at his own cost and expense to obtain

TOL from the SLA and seek the necessary clearance from the Authority for the construction of the said basement connection structure as mentioned in Clause 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 successful tenderer is to ensure that he complies with the requirements of the utilities service providers for proper connection through the said


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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 will decide on the method of internal distribution, subject to the evaluation and approval of the Authority and other 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 ensure that the buildings within Land Parcel B are designed and constructed such that they do not affect the stability and integrity of the existing CST and its associated structures (“the existing CST structure”) and the CST under construction along Marina View and its associated temporary works (“the CST works”).

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/ proposed manholes and CST installation mouths.

Provisional Planning (PP) and Written Permission (WP) Stages

Alteration to the Existing CST Structure

6.1.10 In the PP submission to the Competent Authority for the proposed

development, the successful tenderer is to highlight clearly to the Authority the existing CST structure and its associated ancillary structures, e.g. ventilation shaft, manholes, installation mouth, etc, that are affected by 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 ensure that the development can be carried out without affecting the Operation & Maintenance (O&M) and the structural integrity of the CST and its associated ancillary structures.

6.1.11 The successful tenderer shall, at his own cost and expense, raise or lower

the existing manhole(s) cover of the CST structures to match the final levels of the roadside table if the said manhole(s) is / are affected by the proposed development. However, any such proposal is subject to the evaluation and approval of the Authority.

6.1.12 The successful tenderer is to ensure that the proposed waterproofing

material is compatible to the existing waterproofing material of the CST structure, if affected, and that its warranty shall not be voided.


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Detailed Services Connection from the Junction Boxes 6.1.13 In the PP submission to the Competent Authority for the proposed

development, the successful tenderer is required to provide accurate cross-sectional details of its services connection between the said basement connection structure (at the basement level) to the CST Junction Box for the Authority’s further evaluation. The details must clearly show the portion to be built by the successful tenderer and the structural connection to the Junction Box, etc.

Requirements for Overall Submission

6.1.14 The successful tenderer is required to submit all data, analysis, proposed

works, drawings, calculations, specifications, construction methods, method statements, monitoring proposals and review levels, etc, to the Authority and its appointed agent for approval, regardless of type and extent of the construction. The submission is to include the following:

a Plans and sections drawings showing the proposed development, the

existing CST structure and the CST works with all-important dimensions clearly indicated;

b Log(s) of any exploratory boring(s) applicable to Land Parcel B;

c Analysis showing the predicted stresses and displacements (temporary

and permanent) on the existing CST structure and / or the CST works 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; and

d Plans for protection of the existing CST structure and / or the CST

works, where required, and for the monitoring of the performance of these structures and works, 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 Professional Engineer (PE) experienced in this type of work to carry out an engineering assessment of the effects of the development proposal on the existing CST structure and / or the CST works. A copy of the engineering evaluation report, accompanied by plans for engineering works, endorsed by the appointed PE is to be submitted to the Authority or its appointed agent for their acceptance prior to commencement of work.

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:


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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 and the CST works. The successful tenderer is required to prepare a detailed impact assessment report considering the impact of construction of the proposed development on the existing CST and the proposed CST works. Notwithstanding the above requirements, the Authority reserves the right to specify any other requirements on the engineering evaluation report and detailed impact assessment report which are deemed necessary for the safeguarding of the existing CST and the CST works. In addition, the Authority reserves the right to require the successful tenderer to submit a damage assessment report on the existing CST and the proposed CST works. The damage assessment report shall be prepared and endorsed by a QP who is registered with the PE board.

Basement works 6.1.16 The successful tenderer is required to comply with Clause 6.1.15 for

protection of the CST structures during basement excavation works. 6.1.17 The Qualified Person (QP) is required to submit weekly geotechnical

instrumentation monitoring results with analysis / interpretative report to inform the Authority for information.

6.1.18 When the review levels for instruments are breached, the QP is required to

immediately inform the Authority of the event. At the same time, the QP is required to immediately stop the on-going work and implement the 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 approval and

clearances by the Building and Construction Authority before commencement of construction works in the vicinity of the existing CST structure and/ or the CST works.

6.1.20 The successful tenderer is to ensure that any existing CST structures e.g.

ventilation shaft, installation mouths, manholes, CST entrance/ exit


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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 Operations and Maintenance (O&M) Unit 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 shall be liable for and shall indemnify the

Government and the Authority for any loss, expense, costs, damages, liability or claim arising from:

a Any damage to the existing CST structure; b Any disruption of the operation of the existing CST structure or any of

the services or facilities housed therein; and c Any damage to the CST works

caused directly or indirectly by the construction of the proposed development or activities relating thereto on or within Land Parcel B 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 shall not be relieved of his

liability and obligation whether contractual under Clause 6.1.21 or otherwise under the general law for any damages to the existing CST structure as well as the CST works 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

CST; d Has specified any requirements for the safeguarding of the CST works;

and e Whether pursuant to Clauses 6.1 to 6.2 of these Technical Conditions

of Tender or otherwise.


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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 and the CST works. The proposals are to include:

a Detailed construction schedule for works that may affect the existing

CST structure and the CST works; b Comprehensive instrumentations to monitor the behaviour of the

existing CST and the CST works, and the ground adjacent to it at regular interval;

c Layout plans and relevant cross-sections indicating the locations of the

proposed instruments relative to the existing CST and the CST works; 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 Schedule for instrument installation within the CST tunnels indicating

the number and frequency of access required. 6.1.24 For each submission, the QP is to submit and endorse an interpretive

report based on the instrumentation readings submitted by the instrumentation company.

6.1.25 The successful tenderer shall bear all costs chargeable by the 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 CST is an important infrastructure, the successful tenderer is to

ensure that the following requirements are complied with if and when Land Parcel B is redeveloped in the future:

a The redevelopment plans are not to affect the structural, functional and

operational integrity of the CST and all utility services within it 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


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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

6.2 Special and Particular Requirements for Common Services Tunnel

(CST)

Services Connection from CST Junction Box 6.2.1 The Authority is building a CST network to serve the land parcels at Marina

Bay. The construction of the CST along Marina View is expected to commence in 1st Quarter 2008 and be completed by the end of 2011 to serve Land Parcel B.

6.2.2 In addition to Clauses 6.1.4 to 6.1.7, the development on Land Parcel B is

to tap services from the proposed Junction Box J3A-1 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 and / or Ventilation Shaft cum Entrance / Exit Structure

6.2.3 The successful tenderer is required to comply with the following

requirements: a To design, construct and integrate the ventilation shaft and entrance /

exit structure (V3A-1) within Land Parcel B. The ventilation shaft and entrance/ exit structure located within Land Parcel B is to be designed based on the CST ventilation shaft conceptual design plan shown in the Control Plans, such that the ventilation opening is to be located not lower than the 3rd storey or higher than the 6th storey of the proposed development or between 15.0m to 30.0m AMSL based on the assumption of the minimum platform level of RL 104.0m with 6.0m floor height for the 1st storey and 5.0m floor-to-floor height for the 2nd storey and above. The entrance / exit structure shall be located on the first storey and with entrance / exit doors directly discharged on 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 Land Parcel B and be subject to the prevailing Development Control Guidelines issued by the Competent Authority under the Planning Act;

b To seek the approval of the Authority and the CST Owner / Managing

Agent / Operator on the design of the ventilation shaft and entrance / exit structure before commencement of any construction works;

c To bear all cost and expense for the design and construction of the


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ventilation shaft and entrance / exit structure within Land Parcel B to suit the layout of the proposed development. This includes the cost for foundation, structure, waterproofing, architectural finishing 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;

d To complete and hand over the ventilation shaft and entrance / exit

structure at least six (6) months before the required date of utility services supply to the proposed development or by the end of 4th Quarter 2010, whichever is earlier. However, if the successful tenderer is unable to complete and hand over the required ventilation shaft and entrance / exit structure by the end of 4th Quarter 2010, the successful tenderer is required to build a temporary ventilation shaft within Land Parcel B, at the successful tenderer’s own cost and expense, during the interim period to ensure that the CST can be operational. The successful tenderer is required to liaise with the Authority for approval on the location of this temporary ventilation shaft. The successful tenderer is to maintain the temporary CST ventilation shaft and associated services which are located within, until the completion and satisfactory commissioning of the new permanent CST ventilation shaft and entrance / exit structure within Land Parcel B. The successful tenderer is to ensure that the switch over from the temporary to the permanent ventilation shaft can be done without affecting the operation and maintenance of the CST;

e To allow the CST Owner / Managing Agent / Operator to gain right of

access into the integrated ventilation shaft-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;

f To own, maintain and keep in good repairs, including waterproofing, the

structural shell of the 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 CST structure unless with the prior written approval of the Government or the Authority; and

g To ensure at all times that the CST structure is not damaged in any

way and its use and operation is unaffected by any works or activity being or to be carried out within the proposed development.


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Construction Access Within & Abutting Land Parcel B 6.2.4 The Authority is scheduled to commence the construction of an extension

of the CST within the Road Reserve along Marina View by 1st Quarter 2008. This section of the CST is expected to be completed by end 2nd Quarter 2011. To facilitate the construction of the CST, the successful tenderer is to comply with the following requirements:

a To liaise with the Authority and the contractor appointed by the

Authority for the construction of the CST (CST contractor) for details of the CST design and construction. The successful tenderer is to coordinate and provide the CST contractor a convenient access within Land Parcel B, and where necessary to ensure that works by the CST contractor can be carried out concurrently and smoothly.

b To facilitate the installation of temporary works for the CST within the

Road Reserve along Marina View, the successful tenderer is to take note that the CST contractor will require a 16.0m wide working area within Land Parcel B as shown on the Control Plans. The successful tenderer is to allow the CST contractor exclusive use and occupation of the 16.0m wide working area during the period for the installation of temporary works which is estimated to be from 1st Quarter 2008 to end of 2nd Quarter 2009. The CST contractor is expected to remove the hoardings and vacate the 16.0m wide working area within Land Parcel B by the end of 2nd Quarter 2009 when the installation of the temporary works is expected to be completed. The successful tenderer is to note that the indicative period from 1st Quarter 2008 to the end of 2nd Quarter 2009 during which the CST contractor would need the 16.0m wide working space is estimated based on the assumption that the installation of temporary works can proceed as scheduled without complications. In the event that there are unforeseen circumstances which complicates the installation of the temporary works, the successful tenderer is to allow the CST contractor exclusive use and occupation of the working space until the installation of temporary works are completed;

c To work closely with the Authority and its CST contractor to carry out

necessary works to ensure that the construction activities of both parties can be carried out concurrently and smoothly. The successful tenderer is to take into account the lateral movement of the temporary works of the CST construction, which will be on-going until the end of 2nd Quarter 2011;

d To ensure proper site coordination with the Authority and its CST

contractor who will be carrying out CST construction works around, inside and outside the boundaries of Land Parcel B; and

e To take all precautionary measures to ensure that the existing CST and

the CST works referred to in this Clause 6.2.4 are not damaged during the construction of the proposed development on Land Parcel B.


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6.2.5 Notwithstanding the above, the successful tenderer is to note that there may be other contractors working in the vicinity. The successful tenderer is to coordinate the construction works of other parties and provide convenient access within Land Parcel B where necessary to ensure that the construction works of all parties can be carried out concurrently and smoothly.

6.3 Provision of Electrical Supply 6.3.1 The electrical load for the development on Land Parcel B will be supplied

from the existing 66/22kV Electrical Substation (ESS) initially. The Government has planned for a 2nd 230/22kV ESS as part of the infrastructure provisions for the Marina Bay area.

6.3.2 The successful tenderer is required to pay the amount of S$1,500,000

(inclusive of GST) towards the cost for provision of the proposed 230/22kV ESS at Marina Bay. This amount is to be paid to the URA by way of a cashier’s order made in favour of the URA on or before the signing of the Building Agreement (time in this respect being the essence of the contract).

6.3.3 However, the successful tenderer is required to provide 22kV/LV electric

substation(s) within the development and to plan the electric substation(s) at suitable location(s) to facilitate electricity supply connection via the CST (see Clauses 6.1 to 6.2). These electric substation(s) are to meet the technical requirements specified by the Transmission Licensee.

6.4 District Pneumatic Refuse Conveyance System 6.4.1 All developments within Marina Bay are required by the National

Environment Agency (NEA) to adopt and use the District Pneumatic Refuse Conveyance System (DPRCS) when the system is implemented in the future.

6.4.2 A Pneumatic Refuse Conveyance System (PRCS) is a mechanised method

of refuse collection. The PRCS 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 a PRCS will result in manpower savings as it

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

DPRCS is expected to be implemented beyond 2010 or thereafter. When the DPRCS is implemented, all existing and new developments within


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Marina Bay will be required by the NEA to connect their internal refuse collection system to the DPRCS and engage the appointed DPRCS service provider for the automated refuse collection service.

6.4.6 The successful tenderer is required to consult NEA on the appropriate

refuse collection system to adopt prior to the implementation of the DPRCS. 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 DPRCS at his own cost and expense. The successful tenderer is required to consult and liaise with the relevant departments in the NEA on the detailed provisions. These details include space allocation for the proposed PRCS, chute, special design features, etc., to facilitate the retrofitting of the internal refuse collection system to the DPRCS at a later stage.

6.4.7 The successful tenderer is to take note that the refuse collection service

connection to the development is to be via the CST’s Junction Boxes when the DPRCS is implemented in the future. The successful tenderer is required to plan its own internal network for refuse conveyance to the development’s own internal refuse collection centre, which is to be located near the CST Junction Boxes so that it can be connected easily to the DPRCS System when it is implemented in future.

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 ORQ. Singapore District Cooling Pte Ltd (SDC), hereinafter referred to as the DCS Licensee, is the operator of the DC System.

6.5.2 The DC System supplies chilled water 24 hours a day everyday through a

piping network for air-conditioning of buildings within a District Cooling Service (DCS) mandated zone, of which Land Parcel B is within. The DC System dispenses with the need for individual buildings to have standalone chiller plants. All commercial buildings (including hotels and serviced apartments) within the designated zone are mandated to utilise DCS for air-conditioning of buildings.

6.5.3 The DCS Licencee is regulated by the Energy Market Authority. The

successful tenderer is to consult the DCS Licensee on the prevailing tariffs for chilled water charges.

6.5.4 The use of DCS is similar to developments taking electricity and potable

water supply from the respective utility companies. Buildings are allowed to have their own back-up chillers for mission critical activities if these facilities are required for their operation risks management.

6.5.5 The successful tenderer is to provide a room within the development to

accommodate heat exchangers and other equipment for connection to the DC System. The intake station room will form part of the development’s GFA. The dimensions of the intake station room are dependent on the


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supply capacity required. Details on the provisions to be made are given in DCS LICENSEE’s REQUIREMENTS FOR LAND PARCEL B” as attached in Appendix 1. The successful tenderer is required to hand over the intake station room to the DCS Licensee six (6) months before DCS or chilled water is required.

6.5.6 The DCS supply connection is to be taken via the CST Junction Box J3A-1.

The successful tenderer is to make provisions in the development for the service pipes to be routed from the CST to the intake stations. 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.


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7.0 Tender Submission / Other Requirements 7.1 Construction Workspace and Access 7.1.1 The successful tenderer will be required to construct a temporary

construction access road to facilitate construction works, as shown on the Control Plans, at his own cost and expense. The alignment of the construction access road and its point of take-off from the realigned Marina Station Road is indicative only, and the successful tenderer is required to liaise and work closely with the relevant agencies on the final alignment and design of the construction access road. The successful tenderer is required to obtain a TOL from the SLA for the area required for the temporary construction access road, which is outside of Land Parcel B. The temporary construction access road is to be used for construction access only. The successful tenderer is to ensure that the construction access road is kept free of obstructions and allow the public agencies and the developers of the adjacent land parcels and existing developments and their contractors, agents, employees access and use of the temporary construction access road at all times, without any charge, payment hindrance, obstruction or restriction whatsoever.

7.1.2 The successful tenderer is required to maintain the temporary construction

road, to the satisfaction of the relevant Competent Authorities. The use of the temporary construction access road is up to as and when the site is required for development or when an alternative access to Land Parcel B is available. In the event that an alternative access is available, the successful tenderer may be required to divert the temporary construction access road, e.g. for the section of the access road over the proposed CST, at his own cost and expense.

7.2 Site Works 7.2.1 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.

7.2.2 All development works at Marina Bay are required to include the ‘Marina

Bay’ brand logo on the hoarding for construction workspaces. The successful tenderer is to liaise with the URA 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 during the construction period.

7.2.3 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 construction of the CST and maintenance of the existing 8.0m wide drain, without any charge,


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payment, hindrance, obstruction or restriction whatsoever, as set out in Clause 6.2.3 herein and Clause 3.2.11 of the Conditions and Requirements of Relevant Competent Authorities / 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.

7.4 Plans for Proposed Development 7.4.1 Plans of the proposed development are not required to be submitted in the

tender for Land Parcel B. 7.4.2 Plans of the developments are required to be submitted to the Authority

and all relevant competent authorities for approval, after the acceptance of the tender by the Authority.

7.5 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 successful tenderer is strongly encouraged to incorporate energy-

efficient, water-efficient and environmentally-friendly design, technologies and practices to achieve a high BCA Green Mark Rating.

7.6.2 The successful tenderer is to apply to BCA for assessment of the

development's environmental features and performance under the BCA Green Mark Scheme. In the application of 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, charges and other amounts payable to BCA for, and in relation to, the assessment of the development under BCA Green Mark Scheme. The successful tenderer is advised to render full co-operation to BCA, its officers, employees and agents in relation to the assessment.


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Additional Information on BCA Green Mark Scheme

7.6.3 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. The green points required under each rating are as summarised in the following table.

Table 3 – Green Mark Award Rating

Green Mark Points Green Mark Rating

85 and above Green Mark Platinum

80 to 84 Green Mark GoldPlus

70 to 79 Green Mark Gold

50 to 69 Green Mark Certified

More details available at http://www.bca.gov.sg/GreenMark/green_mark_buildings.html 7.6.4 BCA also have in place the Green Mark Incentive Scheme (GMIS) to offer

cash incentives to private developers and building owners who make efforts to achieve at least a BCA Green Mark Gold rating or higher in the design and construction of new or retrofitted building with GFA of at least 5,000 sqm. The details of the scheme can be found at http://www.bca.gov.sg/GreenMark/gmis.html.


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APPENDIX 1

DCS LICENSEE’S REQUIREMENTS FOR LAND PARCEL B

BRIEF ON PROVISIONS FOR DISTRICT COOLING SERVICE (DCS) CONNECTION 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


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outlined in Section 1 above. A guide on the required dimensions of the District Cooling Intake Station to accommodate heat exchangers, piping and other equipment to be installed by the DCS Licensee is provided below.

SPACE REQUIREMENT LOAD

MWr L (mm) W (mm) Area (m2) H (mm) 4 12,000 5,000 60 4,500 8 18,500 8,500 158 4,500

12 18,500 11,000 204 4,500 16 19,000 13,500 257 4,500 20 19,000 16,000 304 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.


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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.

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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