URA proposes rezoning of one-north business park land parcel to residential

/ EdgeProp Singapore |

October 9, 2023 1:10 PM SGT

Map showing the site at Media Circle and one-north Avenue that will be changed from business park to residential with commmercial at the first storey use (Picture: URA)

SINGAPORE (EDGEPROP) - URA has submitted proposals for amendments to the Master Plan, according to a disclosure on its website on Oct 6. Subject to approvals by the Ministry for National Development, the amendments involve changes to zonings and plot ratios for land parcels across seven locations.

Areas impacted include one-north, where a site at Media Circle and one-north Avenue zoned for business park use with a plot ratio of 3.5 (Lot MK03-05616L) will be rezoned to “Residential with Commercial at 1st Storey” with a gross plot ratio of 4.2. According to URA, the proposed high-density development will support the demand for housing in one-north and enhance one-north as a vibrant mixed-use business park.

Lee Sze Teck, senior director of analytics at Huttons Asia, notes that one-north has seen a growing number of working professionals since its inception. “There are not many sites designated for housing and the demand from tenants has been high,” he observes, adding that rents in one-north have “consistently been higher” than rentals in the Dover area. He believes the site could yield between 250 to 300 units.

At Tengah Garden Avenue, URA has proposed a site zoned for commercial and residential use with a plot ratio of 2.8 (Lots MK10-01852V & MK10-05372W) to be rezoned to “Residential with Commercial at 1st Storey” with a plot ratio of 3.0. “The proposed amendment is to facilitate the implementation of a mixed-use development next to the upcoming Hong Kah station of the Jurong Region Line to meet the housing needs of Singaporeans and to provide Tengah Town residents with amenities,” URA states.

At Bayshore Road, a land parcel designated for residential use (Lot MK27-10343W) will have its plot ratio increased from 3.5 to 4.2. The changes will result in the site, which will be directly connected to the Bayshore MRT Station, being one of the most densely built plots in the East Coast, says Lee. “Currently the highest plot ratio is 3.5. At a plot ratio of 4.2, this site is estimated to yield more than 1,000 units,” he adds.

At Margaret Drive, URA is proposing a site zoned for residential use with a plot ratio of 3.5 (Lots MK03-05374P), MK03-05282M, and MK03-05339V) to have a higher plot ratio of 4.2. The site, which is currently used as a car park, is within walking distance of Queenstown MRT Station and could potentially yield between 300 to 350 units, says Lee.

At Dairy Farm Walk, changes include a land parcel zoned for residential use with a plot ratio of 1.4 (Lot MK16-02805N) to have a higher maximum plot ratio of 2.1. Noting that surrounding land parcels already have a plot ratio of 2.1, Lee believes the site could see between 400 to 500 new homes.

On Canberra Crescent, URA has proposed a site with residential zoning (Lot MK19-04125X) to have its plot ratio increased from 1.4 to 1.6.

At Faber Walk, URA is proposing Lots MK05-09057K, MK05-09060K and MK05-09074K to be amended, including a waterbody zoning to be changed to a residential zoning with a gross plot ratio of 1.4 and park zoning; a residential zoning with a gross plot ratio of 1.4 to be changed to park, waterbody and road zoning; and a road zoning to be changed to park and waterbody zoning. “The proposed amendments are to facilitate the implementation of the proposed Old Jurong Line Nature Trail to enhance recreational connectivity between the Rail Corridor and Jurong Lake Gardens for the public to better experience heritage and nature, as well as to facilitate future residential development,” URA states.