Commentary on Review of Guidelines on Gross Floor Area

The review of GFA treatment is timely because Singapore is entering a phase where we need to think not just about how much we build, but how effectively we use every parcel of land.

As a land-scarce city, Singapore has to constantly balance development efficiency with liveability. Greater flexibility in how GFA is treated can give developers more room to be creative in how they design and use spaces — whether that is through better communal areas, greenery, shade, ventilation, connectivity or a more thoughtful mix of uses.

We are already seeing this principle reflected in Singapore’s urban development. The rejuvenation of Marina Square, for instance, demonstrates how greater development intensity can be accompanied by a broader mix of uses and public-facing spaces, rather than simply more floor area. Similarly, the CBD Incentive Scheme has encouraged the transformation of older office developments into more diverse, mixed-use neighbourhoods with residential, hospitality, community and lifestyle uses.

These examples show that flexibility does not have to mean compromising on planning objectives. Instead, it can give developers the opportunity to respond more creatively to what Singapore’s communities and urban environment need.

From a housing perspective, greater efficiency in the use of GFA can also create opportunities to accommodate more homes within existing land constraints, where the site and surrounding infrastructure can support it. The objective should not simply be to maximise the amount of space built, but to make each square metre work harder for the city.

Ultimately, developers have a role to play as Singapore becomes responsible stewards of limited urban land. With the right planning framework, greater flexibility can encourage us to think more creatively about how land is used and how developments can deliver stronger outcomes for residents, businesses and communities.

Singapore’s strength has always been its long-term planning discipline. As our urban needs evolve, from heat resilience and sustainability to adaptive reuse and changing household preferences, our planning framework must evolve with them. 

Well-calibrated flexibility can allow Singapore to remain efficient, liveable and competitive, while giving developers greater scope to create developments that are relevant to the way people will live and work in the future.

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Eugene Syn
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eugene.syn@era.com.sg