Mechanised Carpark at Club Street will go

[DC33_2008]

The mechanised carpark at club street will make way for a residential development with a plot ratio of 4.2. Less carpark will be in CBD. This will be a hot site siting just next to the Telok Ayer mrt station downtown line which will have a open house on 7 Dec. It is just a stop from downtown mrt stn at the marina bay area and one stop from Chinatown mrt stn on the NE line. A shopping area like marina link is connected between chinatown and telok ayer stations.

[princess_morbucks]

Plot ratio 4.2 !
How high will this development be??

[DC33_2008]

Computed land area of site is about 14350m2 (154400sqft) and this is smaller than Emerald Garden with 11 storey but with much larger units. With a plot ratio of 4.2, it has a GFA of about 648,480sqft.

Plot ratio 4.2 !
How high will this development be??

[newbie11]

Huat to EG!

[2824]

When DTL and other developments all up, there will be less need for car parks in this area.

[DC33_2008]

Doubt so. A large chuck of people there are quite well paid.

When DTL and other developments all up, there will be less need for car parks in this area.

[DC33_2008]

Hope so but no enbloc please. Will be going down this saturday and try out the DTL. Not sure basement shopping between telok ayer and chinatown stations are ready.

Huat to EG!

[Warren49]

Plot ratio 4.2 !
How high will this development be??

2.8 = 36 storey. 4.2 should be easily > 50 storeys?

[DC33_2008]

It is going to be lots of MM units development with reduced carparks lots.

2.8 = 36 storey. 4.2 should be easily > 50 storeys?

[kellogs]

I think this is a great location for rental ... I am wondering how much psf would it be

[DC33_2008]

Today's Article:

[DC33_2008]

This is an enlarged version:

Today's Article:

[Ringo33]

2.8 = 36 storey. 4.2 should be easily > 50 storeys?

that is not how it work.

Theoretically you can build a 4.2 storeys building on a 4.2 plot ratio site if there are no setback requirement. Considering this is residential site with 1st floor commercial, I would believe there will be no parameter wall around the site hence the setback will be very minimal. perhaps only to facilitate pedestrian walk way.

So if you have 1 floor of commercial space, 1 or 2 basement floor for parking, the GFA left for residential will be only 2.2. So my guess is that the building height for residential tower will be around 10 to 15 storeys max.

[DC33_2008]

Plot ratio definition from URA:

The plot ratio of a site is defined as the ratio of the gross floor area of a building(s) to its site area.
Plot ratio = Gross Floor Area / Site Area. Definition taken from URA website via https://spring.ura.gov.sg/dcd/eservices/buyplan08/faq.cfm#MP08_04.
The higher the plot ratio, the more gross floor area the developer is able to build on the land, hence making it more profitable for the developer.
See below for an extract from URA website. http://www.ura.gov.sg/MP2008/special/page3.htm
Areas with special height controls are depicted on the plan.
Areas without special height controls are subject to prevailing development control guidelines. For example, residential development will follow the GPR / Storey Height Typology for flats and condominium as shown in Table 1. For other land uses without stipulated building height controls, the permissible height will be subject to evaluation.

Table 1: Standard GPR/Storey Height Typology for Residential Developments

Gross Plot Ratio (Storey Height Control)
1.4 (5)
1.6 (12)
2.1 (24)
2.8 (36)
>2.8 (>36)

All building heights are subject to technical height controls.

that is not how it work.

Theoretically you can build a 4.2 storeys building on a 4.2 plot ratio site if there are no setback requirement. Considering this is residential site with 1st floor commercial, I would believe there will be no parameter wall around the site hence the setback will be very minimal. perhaps only to facilitate pedestrian walk way.

So if you have 1 floor of commercial space, 1 or 2 basement floor for parking, the GFA left for residential will be only 2.2. So my guess is that the building height for residential tower will be around 10 to 15 storeys max.

[Reisor]

Huat to EG!

Current EG psf should be in the $1600-1800 zone. Right?
So Huat in terms of
- EG current GPR=3.5 not maximised with possibility of 4.2?
OR
- EG might reach >$2k psf?

Can share.

[Ringo33]

Plot ratio definition from URA:

The plot ratio of a site is defined as the ratio of the gross floor area of a building(s) to its site area.
Plot ratio = Gross Floor Area / Site Area. Definition taken from URA website via https://spring.ura.gov.sg/dcd/eservices/buyplan08/faq.cfm#MP08_04.
The higher the plot ratio, the more gross floor area the developer is able to build on the land, hence making it more profitable for the developer.
See below for an extract from URA website. http://www.ura.gov.sg/MP2008/special/page3.htm
Areas with special height controls are depicted on the plan.
Areas without special height controls are subject to prevailing development control guidelines. For example, residential development will follow the GPR / Storey Height Typology for flats and condominium as shown in Table 1. For other land uses without stipulated building height controls, the permissible height will be subject to evaluation.

Table 1: Standard GPR/Storey Height Typology for Residential Developments

Gross Plot Ratio (Storey Height Control)
1.4 (5)
1.6 (12)
2.1 (24)
2.8 (36)
>2.8 (>36)

All building heights are subject to technical height controls.

I believe I have already made it very clear that this is a residential development with commercial at the 1st floor, NOT you typical residential condo that comes with parameter fences Like in any CBD development, development like this one will have very little building set back.

Neighboring China Square Building is also 4.2 plot ratio, their office tower is only 15 storeys.

[Ringo33]

Current EG psf should be in the $1600-1800 zone. Right?
So Huat in terms of
- EG current GPR=3.5 not maximised with possibility of 4.2?
OR
- EG might reach >$2k psf?

Can share.

EG is surrounded by conservation building on all sides, very difficult to increase plot ratio due to infrastructure limitation.

I think when the machanized carpark is gone, EG should be able to increase their season carpark charges.

[DC33_2008]

Recent caveat lodged already exceeded $1900psf.

Current EG psf should be in the $1600-1800 zone. Right?
So Huat in terms of
- EG current GPR=3.5 not maximised with possibility of 4.2?
OR
- EG might reach >$2k psf?

Can share.

[DC33_2008]

Taken a picture from URA Masterplan 2013 exhibits of the proposed site to replace mechanised carpark at Telok Ayer. EG is adjacent to it. The proposed site seems to have quite a bit of retail space and residential will be facing cross street.

Current EG psf should be in the $1600-1800 zone. Right?
So Huat in terms of
- EG current GPR=3.5 not maximised with possibility of 4.2?
OR
- EG might reach >$2k psf?

Can share.

[Ringo33]

Does it look like its has more than 36 storeys?

[DC33_2008]

It has the option to build more than 36 floors based on URA guideline as it did not indicate height restriction here. GFA = plot ratio x land area. Developer has to optimise the design based on GFA, land area and usage of the space.

Does it look like its has more than 36 storeys?

[Ringo33]

It has the option to build more than 36 floors based on URA guideline as it did not indicate height restriction here. GFA = plot ratio x land area. Developer has to optimise the design based on GFA, land area and usage of the space.

No, there is no option for doing so because on the 1st floor, developer will have to build according to the technical guide lines provided by URA, and that will include the maximum building setback as well as no perimeter fence.

And since commercial units are going to command a much high psf, there for, developers will definitely maximize the floor area of the 1st floor instead of shrinking it so that they can build high rise residential block.

[DC33_2008]

More F&B outlets and choices for residents in nearby developments.

No, there is no option for doing so because on the 1st floor, developer will have to build according to the technical guide lines provided by URA, and that will include the maximum building setback as well as no perimeter fence.

And since commercial units are going to command a much high psf, there for, developers will definitely maximize the floor area of the 1st floor instead of shrinking it so that they can build high rise residential block.

[Ringo33]

More F&B outlets and choices for residents in nearby developments.

do you really need more F&B outlets in that area? You are born with 2 stomach like COW?

[clemdale24]

do you really need more F&B outlets in that area? You are born with 2 stomach like COW?

Cows have FOUR stomachs.

[DC33_2008]

More choice is better than less, ranging from fastfood to restuarant, for my tenant. Hardly cook at home and therefore less wear and tear in my kitchen.

do you really need more F&B outlets in that area? You are born with 2 stomach like COW?

[Ringo33]

More choice is better than less, ranging from fastfood to restuarant, for my tenant. Hardly cook at home and therefore less wear and tear in my kitchen.

I think better to convert all EG to public carpark with car polishing service.
EG can make more money from that.

[DC33_2008]

It is zoned for residential and not white/commerical. Better to maintain status quo to have the best of both world.

I think better to convert all EG to public carpark with car polishing service.
EG can make more money from that.