Building an attic loft

[Bananapunk 0]

Hi Reno talkers! I've been lurking around the forums for a while. I'm getting ready to buy my first property and I need your help to get a better understanding of the correct process in Singapore, for the renovation i have in mind. 

I'm planning to buy an old 1100sqf top floor walkup apartment in Katong. It's located on the 4th floor , theres a fake ceiling and quite a large attic space spanning the whole apartment. I want to partially remove the fake ceiling (over the living room), reinforce the rest of the beams and add a proper staircase.  I'm hoping to gain extra 40 meters of floor space. I also want to change the layout of the apartment, tear down artificial walls, redo marble flooring with wood and add skylight.

I'm a designer, i know exactly what look I want to achieve, I'm also a pro in visualisations and renderings, however zero experience in "proper" architectural mechanical drawings and plans. My partner is also an event manager, skilled in managing construction crews (of a different kind of course). I'm hoping to skip an architect and work directly with PE and builders/contractors.  

Please tell me if the following game plan makes any sense to you ans if I'm missing some crucial step or planning steps backward or am just delusional

1. Previsualisations and Design. 

2. because of increased proposed GFA need to check plot ratio of the building. Where can i check this? With MCST? With URA? Does this cost 1500$ For getting plans out or is this a new floorplan processing fee?

3. 90% of MCST approval. Can this be a problem? Would the neighbors be jelous or rather treat my loft as added value and pottential for their own properties upgrade?

4. PE endorsement and submission to URA because of increased GFA then to BCA for approval of structural additions and loads.

5. get a renovation contractor or general builder. Can they take care of previous point and get PE and BCA approvals themselves? In Singapore, What's the difference between a contractor and builder?

 

The last step I want to split in 2 parts

A. Demolition, constructing new partition walls, enforcing ceiling beams, plumbing, electrical.

B. Carpentry, flooring, plaster work, tiles, cabines, appliances and cosmetic work. For this I'm planning to fly in my relative to help me out, or subcontract individual specialists. For the floors for example I'm considering diy job using oak palletes. 

 

Do you think this could be done with a 150k budget? 

Would be great if some of you knowledgeble folks can shine some light on this. Thanks in advance!

[Bananapunk 0]

Anybody?

 

[snoozee 98]

plot ratio can be found on URA master plan. this is free information which is available online. Since you mentioned 4th floor is the top floor, I believe the plot ratio is 1.4 which is common in Katong area.

do note that if the current development GFA is already maximized, you would not be able to add on the loft.

Since you need to compute the total GFA after your addition, you may need to purchase the building plans to find out the current GFA for the building. also, structural plans need to be purchased to check if the building can take the weight of the additional loft or not. simply reinforcing the beams and columns in your unit would not work since the columns of the lower units may not be able to take the additional load.

I would suggest you consult an architect on your plans as not all PE, contractor/builder may have the necessary knowledge to compute the existing GFA based on the building plans.

anyway, if this is a more recent development, developers would have maximized the allowed GFA in the building design so you would not be able to build your loft.

Edited May 1, 2017 by snoozee

[Bananapunk 0]

Thanks for the info. This is an old building not newer then 70's. where can i purchase the building and structural plans, also URA i suppose? Attaching photo of the building in question.

[snoozee 98]

plans can be purchased from BCA. but it seems that not everyone can purchase the plans.

as mentioned, best is consult an architect on whether there is still available GFA for you to build the loft or not and then consult a PE on whether the existing structural can take the load of the additional 40sqm of loft area. reinforcing the columns and beams in your unit may not be enough for the columns and beams in the lower units to support the extra load.

[Bananapunk 0]

Ok, thanks! I will contact BCA and find out the details. Worst case scenario I'd have to be ok with just building a small loft, the fixture type, I read on BCA website that under 5sqm I don't need a permit. 

Another question I have is about the skylights and dormer windows, anyone here has experience adding those in apartment blocks or walk ups like this? Is it generally allowed or frowned upon? 

[greatrox99 3]

You should know best  as an Interior Designer ?

[snoozee 98]

On ‎2‎/‎5‎/‎2017 at 9:56 PM, Bananapunk said:

Another question I have is about the skylights and dormer windows, anyone here has experience adding those in apartment blocks or walk ups like this? Is it generally allowed or frowned upon? 

the question is whether the roof belongs to you or is part of the common area/infrastructure of the entire development....

[Bananapunk 0]

@snoozee would this be a question to ura or bca? 

@greatrox99 im a designer, but not interior designer

[snoozee 98]

20 hours ago, Bananapunk said:

@snoozee would this be a question to ura or bca?

not sure on this. check with everyone including your property agent and MCST as well.