ura sale of sites - urban redevelopment authoritymar07)/br_briefingtotenderers... · ura sale of...
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URA SALE OF SITESLand Parcel at Beach RoadBriefing on Tender Conditions & Two-Envelope Tender Process2 Apr 2007
Andrew David FassamDeputy Director (Urban Planning & Design)Urban Redevelopment Authority
All information, visual representations and references contained in the slides are intended to portray only artistic impressions of the requirements of the Technical Conditions of Tender (TCOT) only and cannot be regarded as representations of fact. Where there is any discrepancy between the requirements of the TCOT and the information, visual representations and references contained in the slides, the requirements of the TCOT shall prevail and shall in no way be modified by any such information, visual representations or references contained in the slides.
2City with Distinctive District Characters
MARINA CENTRE
DOWNTOWN
MARINA BAY
SINGAPORE SINGAPORE RIVERRIVER
ORCHARD ROAD
CIVICDISTRICT
BRAS BASAH.BUGIS
LITTLEINDIA
KAMPONGGLAM
CHINATOWN
Singapore’s City Centre
Orchard Road
Marina Centre
Bras Basah. Bugis
Singapore RiverSingapore River
Beach Road Site
3Prime Site at the Heart of City
Marina Centre
Beach Road Site
Civic District
Marina Bay
CBD
Marina BarrageMarina Barrage
Marina Bay Golf Course
Tanjong Rhu
Sports Hub
Singapore River
Orchard Road Bras Basah. Bugis
Gardens By Gardens By The BayThe Bay
4Good Access via Roads & Rail Network
Civic District
BFCBFC
Promenade Promenade StationStation
Raffles Place Raffles Place StationStation
DhobyDhoby GhautGhaut StationStation
Esplanade Esplanade StationStation Marina
Centre
Marina Bay
CBD
Marina Bay Golf Course
Sports Hub
Beach Road Site
OutramOutram StationStation
ChinatownChinatown StationStation
City Hall City Hall StationStation
Existing NorthExisting North--South LineSouth LineExisting EastExisting East--West LineWest LineExisting NorthExisting North--East LineEast LineCircle Line (under construction)Circle Line (under construction)Downtown Line Downtown Line
Gardens By Gardens By The BayThe Bay
5Good Access via Roads & Rail Network
Marina Bay
Marina Bay Golf Course
Sports Hub
Gardens By The Bay
Beach Road Site
Civic District
Marina Centre
CBD
To Changi Airport
6Strategic Location Near Marina Ctr & Civic District
Beach Road Site
Raffles City
Raffles Hotel
War Memorial Park
The Padang
Marina Square
Esplanade – Theatres on The Bay
Millenia Singapore
The Gateway
Suntec City
MARINA CENTRE
CIVIC DISTRICT
ESPLANADE STATION
PROMENADE STATION
CITY HALL STATION
BUGIS STATION
Suntec City
Raffles City
Raffles Hotel
7Panoramic Views of City Skyline• 3.5 ha Island site
• Outstanding location
• Commands panoramic views of CBD & Marina Bay’s skyline
• Enjoys high degree of visibility from the city
• Potential for landmark development
Beach Road SiteBeach Road Site(approx. 3.5ha)(approx. 3.5ha)
SuntecSuntec CityCity Raffles HotelRaffles Hotel
Nico
llNi
coll
High
way
High
way
Beach Road
Beach Road
Raffles Raffles CityCity
CBDCBD
Marina BayMarina Bay
8Large & Prominent Island Site
War Memorial War Memorial ParkPark
Beach Road SiteBeach Road Site(approx. 3.5ha)(approx. 3.5ha)
SuntecSuntec CityCity
Raffles HotelRaffles Hotel
MilleniaMillenia TowerTower
NicollNicoll Highway
Highway
Beach Road
Beach Road
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Planning Parameters
10Planning Parameters
Not less than 132,144 sqm(equivalent to 90% of max. GFA)
Min. GFA To Be Built
146,827 sqmMax. Permissible Gross Floor Area (GFA)
4.2Gross Plot Ratio (GPR)CommercialLand Use Zoning34,959 sqm *Site Area
* Site area is subject to cadastral survey
11Land Use & Quantum• Vision
– High-quality commercial development with office space & hotel rooms
– To add to critical mass of offices & hotels
Detailed Use• Min. 40% of total GFA for office use
• Min. 30% of total GFA for hotel & hotel-related use
• Remaining GFA can be for other commercial uses and / or residential uses– Residential & serviced apartments uses may be provided
as part of other uses outside required min. office & hotel quantum
12Land Use & QuantumDevelopment Outcome• Development envisaged to feature other complementary
& supporting uses - retail, F&B, entertainment - to create attractive development & add vibrancy to area
• Proposed mix & nature of uses to be of good quality & commensurate with that of a quality & distinctive development befitting prime location of site
Strata Sub-Division• Strata sub-division of development allowed subject:
– Hotel component must be held under single strata lot– No strata sub-division within each conservation
building
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D 1 (I I)
Unique History & Historic Buildings
Raffles HotelRaffles Hotel
Middle Road
Middle Road
Nico
llNi
coll
High
way
High
way
Block 1Block 1
Block 9Block 9
Block 14Block 14
Former Beach Road Camp
Former NCO Club Building
Bloc
k 1
Block 9
Bloc
k 14
NCO
Club
Option to retain or demolish rear block
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Former NCO Club Building:Changes over the years
Details of verandah at the rear of building
TodayToday
19921992
1950s1950s
Conservation Buildings
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Block 1
Block 14
Block 9 Drill Hall in Blk 9
Conservation Buildings
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Building Form
17Skyline Profile of City Centre
• Skyline profile an important aspect city’s image
• Singapore’s City Centre skyline widely recognised around the world
Skyline Profile of CBD from Marina Bay Skyline Profile of CBD from Marina Bay
Skyline Profile of Marina Bay & CBD Skyline Profile of Marina Bay & CBD
Simulation of Future Developments
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45 sty45 sty
3030
Marina BayMarina Bay
Civic DistrictCivic District
35353737
Shaw Shaw TowersTowers
4242
The Concourse
OphirOphir –– RochorRochor CorridorCorridor
4545
Raffles Raffles HotelHotel
Raffles Raffles CityCity
Vision for Building Form & Massing
• Development must contribute positively to city’s skyline profile• Building form & massing must respond appropriately & relate well to
surrounding context & conservation buildings within site
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Marina CentreMarina CentreCivic DistrictCivic District
Marina BayMarina Bay
Raffles CityRaffles CitySuntecSuntec CityCity
Marina Bay Sands Marina Bay Sands Integrated ResortIntegrated Resort
Vision for Building Form & Massing
• Consideration given to how development addresses views from major approaches to area & from key public open spaces & buildings within Civic District - incl. Padang, War Memorial Park & around Marina Bay
Land Parcel at Land Parcel at Beach RoadBeach Road
The The PadangPadang
War Memorial War Memorial ParkPark
Esplanade TheatresEsplanade Theatres
20Building Height• Various building height
zones specified for site to better relate to surrounding context & conservation buildings within site
Conservation Buildings• Original external building
profile & height to be retained
High-rise zones• Max. 45 storeys & not
exceeding technical height control of 182m AMSL
• Max. 30 storeys
Low-rise zones• Max. 33.5m AMSL
(equivalent to approx. 6 storeys)
MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
Max. 45 stys
Max. 30 stys
Max. 33.5m AMSL
Max. 33.5m AMSL
21Building Height
Max. 30 stys
Max. 45 stys
Max. 33.5m AMSL Max. 33.5m AMSL
22
Streetscape
23Pedestrian-Friendly & Attractive Streetscape • Beach Road area has
unique pedestrian- scaled environment
• Attractive streetscape can enhance & enliven pedestrian experience
• Development envisaged to create pedestrian-friendly environment
– incorporate variety of public open spaces, plazas & courtyards at 1st storey
– Provision of public art works within public areas encouraged
Artist’s impression of streetscape along Beach RoadArtist’s impression of streetscape along Beach Road
CourtyardCourtyard
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MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
Max. 45 stys
Max. 30 stys
Max. 33.5m AMSL
Spaces Between Conservation & New Bldgs• To allow conservation
buildings to be appreciated in full at pedestrian level, a series of articulated spaces with appropriate widths to be created
• As a guide, new development to be set back:
– From NCO Club & Blk 1: min. around 12m
– From Blk 9:min. around 15m
– From Blk 14:min. around 24m
• Spaces can accommodate courtyards, plazas, etc.
• Activity-generating uses within appropriate parts of development fronting onto these spaces
Max. 33.5m AMSL
12m
12m
24m
15m
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MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
Max. 45 stys
Max. 30 stys
Max. 33.5m AMSL
Max. 33.5m AMSL
Public Plaza Around Block 9
Plaza
Plaza
• Development to provide a public plaza around Block 9 fronting Beach Road
• Create appropriate setting for the conservation building, enhance attractiveness of streetscape along Beach Road & serve as forecourt to development
• Public plaza to link seamlessly to pedestrian network within & around development
• May be used for staging events & activities. ORA may be provided at appropriate areas within plaza to activate space
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MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
Building SetbacksBuilding Setback
• Along Bras Basah Rd:15m to create well-defined streetscape, aligned with Suntec City
• Along Nicoll Hwy:min. 15m to create lush landscaped boulevard leading into City Centre
• Along Middle Road:min. approx. 11.75m to match bldg edge of Blk 1
Min.15m
Min. approx. 11.75m
15m
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MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
Building Setbacks & Building EdgesBuilding Edge
• Min. 18.5m AMSL (equivalent to approx. 3 stys) abutting building setback line along Bras Basah Road & part of Nicoll Highway
• Special corner treatment or articulation of building form encouraged fronting major road junction Bras Basah Road / Nicoll Highway
Min.15m
Min. approx. 11.75m
15m
*
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Integration of MRT Station Entrance
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Land Parcel
Raffles Hotel
The Padang
Marina Square
Esplanade – Theatres on The Bay
The Gateway
CIVIC DISTRICT
Rail Network
War Memorial Park
Millenia Singapore
Suntec City
MARINA CENTRE
Raffles City
ESPLANADE STATION
PROMENADE STATION
CITY HALL STATION
BUGIS STATION
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MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
• Entrance 2, vent shafts & bin centre to Esplanade MRT Station constructed as temporary structure within building setback area along Beach Road
• Temporary cooling towers located behind NCO Club Building
• Entrance & cooling towers required to be relocated & integrated within building envelope – allow entrance to better tie in with overall layout of development & create more attractive streetscape & frontage along Bras Basah Road
Integration of MRT Entrance Structure
Temporary location of Entrance 2
ONE RAFFLES LINK
Indicative outline of station box
Temporary cooling towers
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Pedestrian Network
32Comprehensive Pedestrian Network• City Hall & Marina Centre
areas planned as pedestrian friendly district:
– At-grade covered & open walkways
– 2nd storey links– Underground pedestrian
walkways
• Provide seamless, comfortable & all-weather route for pedestrians
At-grade covered walkway
Underground pedestrian link – seamless connection
33Underground Pedestrian Network
SUNTECCITY
RAFFLESCITY
RAFFLES HOTEL
LAND PARCEL
MARINASQUARE
City HallCity HallStationStation
EsplanadeEsplanadeStationStation
City Link Mall
City Link Mall
ONE RAFFLES
LINK
ESPLANADE THEATRES ON
THE BAY
• Developments within City Hall & Marina Centre areas planned to be connected via comprehensive UPN
• Existing CityLink Mall connects City Hall MRT Station to One Raffles Link, Marina Square, Suntec City, & Esplanade Theatres. Future link to Esplanade MRT Station
• New links from Raffles City & Marina Square to Esplanade MRT Station
• New development on Beach Road site will connect to network via Upper Concourse (Basement 1) of Esplanade MRT Station
34Direct Basement Connection to MRT Stn• ‘Knock-out’ panels provided
at Basement 1 (Upper Concourse) of Esplanade MRT Station at RL 94.92m
• Developer required to provide min. 6m wide direct basement level connection from development to Esplanade Stn via ‘knock- out’ panels
• Underground pedestrian walkway to be provided from basement level connection point to new relocated Station Entrance
• Activity-generating uses to be provided along at least one side of pedestrian walkway
Indicative outline of station boxIndicative outline of station box
“Knock-out” panelsU/g pedestrian walkway within developmentActivity-generating uses fronting u/g walkway
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Indicative outline of station boxIndicative outline of station box
Basement Levels / Subterranean Dvmts
Basements not allowed within buildingsetback areas
• New basements / subterranean structures allowed within site except:
– Below conservation buildings
– Within building setback areas fronting Bras Basah Road, Nicoll Highway & Middle Road to allow for tree planting
• New basements to set back sufficiently from conservation buildings so that structural integrity not affected
36At-Grade Pedestrian Network
MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
Covered walkway at 1s sty
• 2 key nodes along pedestrian circulation route
• Developer required to provide continuous covered walkway / linkway with min. width of 3.6m (3m clear)
• Tenderers have flexibility to propose detailed location & alignment of covered walkway
• To be kept open for public use at all times. Can be exempted from GFA computation
I
II
Covered walkway (location & alignment indicative only)
37At-Grade Pedestrian Network
MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
I
II
Through-block link
• Developer required to provide a through-block link to facilitate convenient connection across site
• Min. 4m clear width with through view of pedestrian route from one end to the other
• Tenderers have flexibility to propose detailed location & alignment of link
• To be kept open for public use at all times. Can be exempted from GFA computation
Through-block link to be provided within this zone
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MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
Extg POB across Nicoll Hwy to Suntec City
Extension of POB into new development
New vertical New vertical pedestrian pedestrian circulation circulation
pointpoint
Upper Storey Pedestrian LinkExtension of Pedestrian Overhead Bridge (POB) across Nicoll Highway
• Developer required to extend existing POB into development
• Existing staircase on roadside table to be relocated & integrated within building envelope
• To provide new vertical pedestrian circulation point with staircase, escalators & lift access
Existing POB across Existing POB across NicollNicoll HighwayHighway
39
MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
H
IGHW
AY
BRAS BASAH ROAD
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
New POB across Middle Road
• Developer required to construct new POB across Middle Road
• POB to be lightweight structure with high degree of transparency
• POB planned to connect directly into Shaw Towers in longer term
Extg POB across Nicoll Hwy to Suntec City
Extension of POB into new development
New POB across Middle Road
New vertical New vertical pedestrian pedestrian circulation circulation
pointpoint
Upper Storey Pedestrian Link
40
Existing Pedestrian Overhead Bridge Existing Pedestrian Overhead Bridge (POB) Across (POB) Across NicollNicoll HighwayHighway
LAND PARCELLAND PARCEL
SUNTEC CITYSUNTEC CITY
SHAW TOWERSSHAW TOWERS
Block 1Block 1
Block 9Block 9
Block 14Block 14
Extension of POB into developmentExtension of POB into development
Vertical Pedestrian Circulation Point Vertical Pedestrian Circulation Point
New POB across Middle Road to New POB across Middle Road to Shaw Towers (Alignment to match Shaw Towers (Alignment to match future connection point to Shaw future connection point to Shaw Towers) Towers)
Existing POB across Existing POB across NicollNicoll HighwayHighway
Upper Storey Pedestrian Link
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Vehicular Access
42
MIDDLE ROAD
BEAC
H
ROAD
NICO
LL
HIG
HWAY
BRAS BASAH ROAD
SEAH STREET
PURVIS STREET
SHAW TOWERS
RAFFLESHOTEL
SUNTECCITY
WAR MEMORIAL PARK
ESPLANADE MRT STATION
• All vehicular access to the site are to be taken from Middle Road & Nicoll Highway only
• Vehicular access from along Beach Road not allowed - create more pedestrian- friendly streetscape fronting conservation buildings
Bus stop relocation
• To enable vehicular access from Nicoll Highway, developer to relocate existing bus stop to new approved location next to Shaw Towers
Vehicular Access
Extg bus stop along Nicoll Hwy to be relocated
Proposed relocated bus stop from adjacent streetblock
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Service Access for Esplanade MRT Station• Allow SMRT to use service access & other relevant facilities within
development to serve Esplanade Station
Night Lighting• Provision of well-designed & attractive night lighting
BCA Green Mark Scheme• Development strongly encouraged to adopt energy-efficient, water-
efficient & environmentally-friendly design
Other Requirements / Considerations
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Two-Envelope Tender System
45Two-Envelope Tender System • Tenders will be evaluated based on Concept Proposal &
tendered sale price
• A Concept Evaluation Committee (CEC) evaluate the Concept Proposal first
– Only Concept Proposals in line with planning & urban design intention & substantially satisfy the evaluation criteria will be short-listed for 2nd stage
• At 2nd stage, the price envelope of the short-listed tenders will be opened by Tender Evaluation Committee (TEC)
– Tender with highest tendered sale price among all short-listed tenders will be considered for award
46Evaluation Criteria of 2-Envelope Tender • Appropriateness to context
– Overall Design Concept – Building Form and Massing– Sensitive Interface Between Old and New Buildings– Attractiveness of Public Spaces– Good Connectivity
• Quality of Architecture – Quality of Architectural Design– Response To Tropical Climate– Adaptive Reuse of Conservation Buildings – Night Lighting
• Composition and Placement of Uses – Mix and Nature of Uses – Activity-Generating Uses At Street Level– Uses within Conservation Buildings
• Track Record
47Submission of Concept Proposal • Concept Proposal should demonstrate how proposed developments
address the evaluation criteria and the planning & urban design intentions.
• Concept Proposal should include:(1) Drawings (max. 12 A0 sheets mounted on foam core) containing:
– Scaled drawings to illustrate overall design, placement of uses, etc.– Sectional details of spaces between conservation & new bldgs.– Perspectives.
(2) Design Report (12 sets in either A3 or A4 format) containing:– Description of overall design concept.– Description of composition & placement of uses. Proposed mix of
uses & their GFA breakdown. – Reduced copy of drawings.– Photographs of model.– Description of Green Mark design features in development. – Track record of Tenderer and Lead Architect / Designer
(3) Model of proposed development (1:400 scale)(4) Soft copies of Drawings & Design Reports
48Tender Evaluation Process• Close of Tender
– 25 Jul 2007
• Presentation to Concept Evaluation Committee (CEC)
– 28 Aug or 29 Aug 2007
49A great address, spectacular views, unique heritage connections …an unprecedented opportunity for a distinctive landmark development in the heart of the city.
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Q & A