Envelope Control

The Envelope Control guideline will provide developers and homeowner more flexibility in the design of landed housing while safeguarding the low-rise character of landed housing estates.

The guideline adopts a volumetric approach which serves as a three dimensional limit within which housing can be designed. It is determined by a combination of setbacks from the road and common plot boundaries, as well as the allowable height for the house.

Figure A show the allowable height for Two-Storey & Three-Storey house is 12.0m & 15.5m respectively, with the topmost floor being 3.5m high and setback from the Front and Rear building fa├žade as defined by the 45 degree line.


Note: Any attic floor, if proposed, is to be set back 45 degrees taken from the topmost corner of the floor below the attic. The attic should not appear to be an additional floor.

The existing planning guidelines on the attic profile, basement protrusion, third-storey setback and floor-to-floor height will no longer apply. For instance, homeowners can now vary floor to ceiling height to have a mix of spacious and compact spaces. They can also design the attic without the sloping roof and the basement to have more protrusion above ground, which will let in more ventilation and light.


With the new Envelope Control guidelines, some of the current development control guidelines on specific building features will no longer apply to landed housing under the Envelope Control guidelines as these have already been incorporated within the overall permissible envelope. These include guidelines on the attic profile, basement protrusion, and floor-to-floor height. All other relevant and prevailing development control guidelines (e.g. on earthworks, car porch setback, roof eaves, etc.) will continue to apply.


Landed housing under the Envelope Control guidelines should continue to adhere to the 2-storey or 3-storey height control applicable to the respective landed estates.

(Information extracted from Urban Redevelopment Authority (URA))