Tender conditions are not marketing material, which is exactly why they are worth reading. JTC’s Technical Conditions of Tender for the Sengkang West parcel run to dozens of pages of binding requirements, and several of them will shape the day-to-day experience of anyone who ends up occupying space there.
A heavy vehicle park open to the public. Beyond whatever parking the development needs for its own tenants, the successful tenderer must build and license a Heavy Vehicle Park with 70 publicly accessible lots for non-tenants, accessible 24 hours a day for the entire lease term, and listed on LTA’s OneMotoring site. If the development is strata-subdivided, that heavy vehicle park must sit in its own separate strata lot. This is a significant piece of public infrastructure embedded in a private development — and it signals how JTC expects the precinct to function.
Minimum 40% green cover. The development must achieve green cover across at least 40% of the site area, at grade and on the roof, with priority given to ground-level planting visible from public view. JTC prescribes the methods: large-canopy trees in the green buffer, grass pavers on fire engine accessways and hard surfaces, trellises with creepers over surface carpark lots, green roofs on ancillary structures. Solar PV, hybrid PV with planting underneath, vertical greenery and sky terraces are all encouraged on top of that, and must be declared.
No fences. The development must be fenceless and open to the public at all times. A Public Plaza of at least 400 sqm and a Pedestrian Promenade at least 11m wide must be provided along the adjoining Proposed Park, kept unobstructed, and equipped with street furniture and power and water for events. A public pedestrian shortcut runs along the southern boundary and will eventually connect to the neighbouring plot.
An active ground floor. Up to 1,000 sqm of retail GFA is permitted, and it must sit on the first storey within a designated Active Zone — shops, F&B, entertainment, health and fitness — designed to serve workers and the surrounding community. Blank walls facing the plaza and promenade are prohibited outright.
Built form. The height limit is 56m SHD, but the portion facing the park and Seletar West Road 3 must be held at 35m, with the taller mass set back at least 8m behind it and a sky garden of at least 50% softscape in that setback. Service areas, rooftop plant and carpark ramps must all be concealed within the building envelope. The final design must clear JTC’s Design Review Panel before planning submission.
Unit specifications. Units must meet a minimum floor loading of 7.5 kN/sqm, a minimum floor-to-ceiling height of 4.0m, and minimum electrical provision of 120 VA/sqm. Notably, no dormitories are permitted within the development itself.
Taken together, these are the conditions of a business-park-grade environment applied to a B2 industrial site. For occupiers, it means the address should hold its presentation over the life of the lease.