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snoozee

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snoozee last won the day on November 13

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  1. since HIP was just completed, you better check with HDB on whether the toilet can be renovated or not. There might be a clause where owner cannot renovate the toilet for x number of years like new flats due to warranty issues. your photo is quite blur so can't see the pipe you mentioned. But the layout looks similar like my parents place so from what I remember, there is a water pipe running across the bathroom to provide water for the basin outside. then inside the toilet, there is another 50mm PVC pipe which is at about half a metre in height and that is the vent pipe for the floor trap inside the toilet. unless HDB allows you to do a full hacking of the toilet (due to HIP), else you won't be able to do anything to shift the pipes now.
  2. architects either charge by lump sum or by percentage of construction cost. since your job is small, the 20% may sound excessive to you but it's seems to be around the normal range the architect would quote if you base on dollar value. on whether the builders can provide all the services you require, I guess it all depends on the builder. at the end of the day, you need to understand that a builder is not an architect or a ID. there may be builders who have an eye for design, etc but it all depends on your luck on whether you can find one or not. your airwell and skylight may require submission to BCA and involve a PE as well so do take note and put aside some $$ for this.
  3. you can keep your existing rain gutter. however the responsibility is on you to keep it clear of any blockages which may cause stagnant water and lead to mosquito infestation. you can argue that it's up on the roof so how can you check on it. but unfortunately, since you decide to keep it, you have to be responsible for it. cos you will need to answer to NEA if any mosquito breeding is found in your premises.
  4. do note that rain gutters are banned in Singapore. if the house has an existing rain gutter, any renovation works (A&A or reconstruction) that involve the roof structure will require the rain gutter to be removed and alternative methods of rain water redirection to be implemented.
  5. last time landed estates normally have open drains outside the houses. so between the road and drain will be either concrete pavement or grass verge. so chances are most of them were concrete before so that pedestrians can walk. sometimes if the road is very narrow, they leave them as low concrete kerbs so cars can park over them. i'm sure there are considerations on what to change to grass or concrete and not random selection.
  6. basically this DIP is telling you this 1. your house (which falls under general development) must be at least 4.0m above the Singapore Height Datum. 2. if your house is already 4.0m above the Singapore Height Datum, then your house must be at least 300mm above the adjacent ground/road level. this 300mm is the level required to prevent water from flowing from the ground/road into your property PUB will give your the MPL (minimum platform level) which your house needs to be built. the MPL is the level where the 1st storey must be location at or above. so now if they tell you your house must be 1m above road level, it means your existing ground/road is only at 3.0m above the Singapore Height Datum. so your 1st storey must be at 1m above road level. anything below this 1m can be considered as a basement if you choose to build a basement. building height of 12m will be computed from this MPL. there is no way you can escape this clause since PUB is unlikely to grant you clearance if your design is below the MPL. if PUB don't give you clearance, URA will not give you PP or WP and BCA won't give you permit so you can't do anything. edit: above the table already has the clause "The Minimum Platform Level for development on the selected area shall not be lower than the highest level shown in the table". so it's take whichever level is highest. the other clause of owner accepting risk is only applicable if there are site constraints. you need to read the DIP in the entire context and not pick and choose which ones you want. quote from my own DIP, "If the minimum platform cannot be complied with due to site constraints or other technical reasons, the owner/developer shall make the following endorsement on the building plan: “The Owner/Developer has given due consideration to PUB’s advice on the minimum platform level and is aware that the lower existing/proposed platform level may subject the development to flood risks”."
  7. grass patch belongs to nparks or LTA. cannot suka suka pave over. unless the original was already concrete and authorities converted some to grass verge then it's a different story.
  8. landed housing zone has only height restrictions, no GFA. height is based on URA envelope design. 3 storey house is able to go up to 15.5m. 2 storey is able to go up to 12m.
  9. ura website will explicitly mention whether it is 2 storey mixed, 3 storey mixed, 2 storey bunglows, 2 storey semi-d etc. if your house is in an area not marked, then most likely it is in a 1.4 residential zone which means your house would be limited by GFA instead of storey height. you can check this in the master plan on the same URA site.
  10. Most of the houses in the area are built quite some time back. Only those built in recent years need to add the extra 1m as PUB had increased the minimum platform level by 1m.
  11. 1. look for picture framing shop to see if they can sell you 1 piece based on your required size 2. see if any of the tile shops is willing to sell you a piece of 30cm by 30cm marble or granite 3. no idea what this is so no suggestions
  12. all questions you asked can be answered by an architect. how much it will cost for site visit I don't know. you will have to do some cold calls to architect firms to find out. floor plan is needed if you need to do the works. it can be bought from BCA. my house plans were from 1958 and are old hand drawn plans which BCA scan into pdf format. just pay $ can buy. but only owner or owner's authorised person can buy from BCA. if you already have a ramp, why don't keep it. it would be better than having to walk up steps especially if you are planning to stay in there till you get old. I think what you have is a single storey house with an attic instead of a 2 storey house. if the existing house is declared as a single storey with attic, then you will need to do a reconstruction to add a full level. but I may be wrong on this so get an architect to advise you on this. if you want, share the location of the house and can see more from google street view of the house.
  13. my suggestions is that you go and engage an architect or PE to look into this. preferable an architect as they would be in a better position to understand URA's guidelines. URA allows the retention of non-compliant structures for certain cases. So it really depends on what case you can present to URA via your QP. if URA does allow for the non-compliant structure to be retained, you will most likely need a PE to certify that the non-compliant structure is structurally sound and do submission to BCA. at the end of the day, I think you need to weigh the cost of doing all these submissions/checks for this non-compliant structure or just having it removed totally. if you are just planning to do a simple extension, then you could make do with a PE as your QP. but if you need to engage an architect to check on the non-compliant structure, your cost of engaging the architect may end up more than just removing the structure. eg: engage an architect cost you 8k. demolish the structure cost you 5k. which one would you choose? my guess is your non-compliant structure is just a roof canopy which is extended from the side of your house to full cover the 2m open area which many semi-d or corner terrace owners build to provide additional shade. if this is indeed the case, then removing it would be the much cheaper option. the other alternative is to see if the contractor you engage can reduce the canopy to be just 1m wide which will then be compliant to the regulations.
  14. if you need to submit to URA, then you will need to go through all the inspections and such. if your renovation need not go through URA, then SAF rule 7 will apply. there are a lot of houses in SG with non-compliant structures so buyers need to be careful when purchasing houses. you can feedback to URA on why your neighbours can keep their non-compliant structures but you will most likely be digging into a big can of worms and end up your neighbours will be requested to remove these structures. not a good way to start the stay in a new neighbourhood I would say. BCA not interested in these non-compliant structures. it's URA who is in charge of the planning hence they will be the "police" for this
  15. nope. URA specifies what type of houses can be built based on the zone. if 2 storey landed, then can only built 2 storey plus attic. if based on 1.4 plot ratio, then can built 3 storey subjected to total GFA. at my estate (east side), URA (weirdly) demarcated one area as 2 storey landed houses while across the road is a 3 storey landed zone.
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