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Master planning is a conceptual layout to guide future development of land. A good masterplan establishes connections between buildings, accommodates the needs of different social groups and highlights the cultural setting. These can guide a developer to explore full potential of the land as well as maximize the return of investment in long term.

An architectural project involves multiple stages before construction stage, includes Feasibility Study, Concept Proposal, Schematic Design, Design Development and Tender Document. Architect is often the contract administrator appointed by client to coordinate project workflow. Moreover, architect is required to follow up with Defect Liability Period after project completion in order to ensure smooth project handover.

Apart from buildings and spaces, the architect also designs the interior living environment that is a vital component to complete the spatial layout and experience. Interior design involves consideration on materiality, anthropometry, lighting and user experience to tailor to the client’s tastes and personalities.

We provide comprehensive consultancy in various statutory compliances related to property development, alterations and tenancy submissions to authorities:

1. Urban Redevelopment Authority (URA)

2. Building Construction Authority (BCA)

3. Fire Safety and Shelter Department (FSSD)

4. Jurong Town Council (JTC)



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MASTERPLANNING

What is Master Planning?

Master planning is a conceptual layout to guide future development of land. It involves rigourous processes to encourage creative thinking and to test out workability of ideas. A masterplanning process includes Site Analysis, Idea Generation, Massing Study, Land Use & Zoning, Circulation, Conceptual Proposal, Programme, Phasing of Works and Data Tabulation. Upon completion of the study into these various aspects, a set of rules or parameters could be established and represented in the form of a conceptual layout to guide the development of the land.

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1. Site Analysis

Site Analysis is the process of investigating a specific site’s physical, social and cultural characteristics with the intention of developing an architectural solution that maximizes the potential of the land.

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2. Idea Generation

Idea generation is the process of producing sketches to respond to context and the environment. These quick sketches are meant to address the relationship between spaces and site as well as initiate an overarching concept that can guide the development of a design project.

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3. Massing Study

Massing study is the investigation of the built area, overall form, geometry and scale of a project. The designer often generates a series of massing to identify the built-up area, building form, height and programme for a specific site.

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4. Land Use & Zoning

Land use is the specific usage for a plot of land while zoning is the strategy to demarcate land usage on plan to respond to the site context. A thorough analysis of the site is essential before developing the land use proposal.

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5. Circulation

Circulation indicates the movement of people and traffic. A good masterplan design facilitates both vehicular and pedestrian circulation within the development and its boundaries. Development with efficient circulation attracts and facilitates pedestrian and vehicular flow which in turn raises the land value.

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6. Views & Vista

Views and vista are usually in the form of mapping which illustrates the views in the surrounding. The compilation of the visual data allows the designer to better visualise the potential and challenges of the site. Then, the designer can propose the most appropriate design solution while meeting client’s brief.

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7. Open Space & Water Body

Open spaces and water bodies are the breathing spaces in a dense development. Integration of these components in a compact masterplan with dense building mass is essential as they introduce natural elements and public or semi-public spaces that can raise the living quality of the users.

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8. Nodes

Nodes are the focal points around the site. They are areas or landmarks that are full of activity and life, like mixed-used complex and neighbourhood parks. These are crucial to developing the energy and liveability of the space. Designing a successful node will require factoring in circulation, diversity, target users and aspirations for the site.

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9. Building Height Control

Building height control is defined in an urban master plan to limit the height of new buildings. There are various reasons for such measure; for instance, to provide a clear view of certain landmark by keeping the surrounding buildings low.

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10. Building Setback

Building setback is the minimum distance a building or structure has to be set back from the site boundary. This is intended to create a buffer zone between the building occupants and the main traffic or neighbouring unit.

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11. Conceptual Proposal

Conceptual proposal is a comprehensive masterplan layout established after gathering all the investigations and analysis of the site. Subsequently, within this design proposal, the ideas and concepts initiated are translated into building massing and programme which are specific and meaningful to the site. Furthermore, the urban fabric, site data, building density setback and other relevant information are all consolidated in this comprehensive layout proposal.

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12. Programme

Programme or activity defines the usage of a building development. The private and public programme listed at the start of project should be incorporated into a layout plan following the level of privacy established with the architectural design. Successful programme integration is essential for the user’s experience and usage of the created space.

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13. Phasing of Works

The purpose of work phases is to facilitate client’s decision making with regards to their development plans. Therefore, client would be able to develop part of the land, which can be used to generate income to fund for the next phases.

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14. Data tabulation

Data tabulation is the final stage in a masterplan process. It is a compilation of the technical data and requirements identified, such as plot ratio, site usage, building density and quantum of proposed programs. A detailed data tabulation facilitates the development of land towards construction stage.

In short, a good masterplan establishes the connections between buildings, accommodates the needs of different social groups and highlights the cultural setting. With a holistic and comprehensive masterplan established, a developer can be guided to explore full potential of the land.

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ARCHITECTURE

What is Feasibility Study?

Feasibility study is the first stage in an architectural project which aims to assist the land owner in identifying a site’s potential.

Feasibility study can be broken down into several components – Site Investigation, Authority Compliance, Case Study, Idea Generation, Massing Study, Circulation Study, Programme, Design Iterations, Layout & Zoning, Data Tabulation and Project Timeline.

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1. Site investigation

Site investigation is the initial process of identifying a site’s strength and weakness. The gathered data is then translated into opportunities and constraints to guide the design process.

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2. Authority compliance

Compliance to authority is the expertise of an architect to help the client identify the required compliance requirements from various departments. These Authorities include Urban Redevelopment Authority (URA), Building and Construction Authority (BCA), Public Utilities Board (PUB) and Singapore Civil Defence Force (SCDF).

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A. Urban Redevelopment Authority (URA)

URA is the national urban planning authority in Singapore. Its main responsibility is to set up standards for land use planning, building density and height. Hence, relevant site data is required is to be identified at the initial stage for the client to find out the constraints of the site.

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B. Public Utilities Board (PUB)

PUB is a Singapore Statutory Board under the Ministry of the Environment and Water Resources. It regulates the country’s water supply system, water catchment and used water, as well as drainage and sewerage works. Drainage Interpretation Plan (DIP) and Sewerage Interpretation Plan (SIP) are required to be purchased at the start of the project to identify existing underground piping that has an impact on setback requirement.

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C. Singapore Civil Defence Force (SCDF)

SCDF is the main agency in Singapore in charge of provision of emergency services in Singapore. All construction projects in Singapore must comply with SCDF’s Fire Safety and Shelter Department’s regulations. Hence, the architect would assist the client in finding out the relevant requirements as set out in the Fire Code such as provision of exit staircase, fire access way and firefighting lobby. The provision of these spaces will lead to a huge impact on the overall planning of a building.

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3. Precedent Study

Precedent study is the process of researching into past projects of similar scale and usage, which could serve as references to be built upon. These projects identified at the start of a project will serve as benchmark to guide the design process.

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4. Idea Generation

Idea generation is the process of generating design sketches to study the relationship between spaces, buildings and the site. A design concept would then be identified to guide the design development.

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5. Massing Study & Form Exploration

Massing study is the investigation of the built area, overall form, geometry and scale of a project. The designer often generates a series of massing study to identify the built-up area, building form, height and programme for a specific site.

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6. Circulation Study

Circulation is defined by the movement of people and traffic. The overall architectural planning requires adjustment to be made to the site layout or massing to accommodate vehicular or human flow.

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7. Programme

The consideration on programme or activity is the most important part in an architectural project as it defines the usage of a development. The schedule of accommodation required by the client would subsequently be translated into spaces with thoughtful planning. Successful programme integration is essential for the user’s experience and usage of the crafted space.

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8. Design Iterations

A scheme evolves following the client’s and contextual needs. The architectural project illustrated below showcases how a design project can develop from a skeletal massing to a project with vibrant design elements and eventually transform into an urban oasis.

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9. Layout & Zoning

Layout and zoning is the process of defining programme and activity to address the site and its functional needs. In general, the zoning of a layout will include privacy requirement, spatial volume and accessibility. The generated layout helps to identify technical data such as gross floor area.

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10. Data Tabulation

Data tabulation is a compilation of the technical data and requirements identified, such as plot ratio, site usage, building density and quantum of proposed programs. A detailed data tabulation facilitates the development of land towards construction stage.

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11. Project Timeline

Project timeline is a comprehensive chart that establishes the schedule and timeline to guide the land owner in the process of materializing the architectural design.

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In summary, feasibility study is the approach adopted to study the viability of a project. The data gathered from feasibility study allows understanding on the site constraint and restrictions from various authorities which could hinder the intended development direction. Hence, a feasibility study is an essential stage for the land owner to gain insights into the potential of a site.

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Upon satisfactory review of the feasibility study conducted, the project can then proceed to subsequent stages, namely Schematic Design, Design Development and Tender Documentation.

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INTERIOR DESIGN

The interior living environment is all the more vital to complete the spatial experience that architecture provides. Interior designs that are tailored to the client’s taste and personalities reflect IXA’s holistic approach to the entire built environment.

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AUTHORITY SUBMISSIONS

We provide comprehensive consultancy in various statutary compliances related to property development, alterations and tenancy submissions to authorities:

1. Urban Redevelopment Authority (URA)

2. Building Construction Authority (BCA)

3. Fire Safety and Shelter Department (FSSD)

4. Jurong Town Council (JTC)

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