Usage Guidelines For JTC Premises: A Comprehensive Guide

Alliance Facilities Management Pte Ltd: Your Trusted Partner in Singapore’s Industrial Property Market

• Established in 2011, Alliance Facilities Management Pte Ltd has earned a solid reputation for guiding both multinational corporations and small-to-medium enterprises through Singapore’s complex industrial property market—especially when it comes to JTC-related services. From JTC Lease Assignments and Lease Renewals to Anchor Tenant Applications and Industrial Land Tenders, our team offers end-to-end support to help your business secure approvals under stringent JTC guidelines.

Over a Decade of Proven Results

• Backed by over 100 successful JTC submissions totalling more than SGD 1 billion in value, our track record speaks for itself. We focus on delivering real results. That’s why we charge fees only upon successful approval, reflecting our unwavering confidence and commitment to your success. Our experts meticulously craft comprehensive business plan justifications, present fixed asset investments and redevelopment plans, and demonstrate job creation potential—all to reinforce your project’s economic value and win regulatory approval.

Comprehensive Facilities & Construction Management

• Beyond specialized JTC services, Alliance Facilities Management Pte Ltd provides holistic facilities and construction management solutions. Whether we’re optimizing your current facilities or overseeing new developments, our attention to detail and proactive approach ensure efficient execution while upholding the highest standards of quality and compliance.

Client-Centric Approach & Diverse Portfolio

• Our client-focused philosophy is at the heart of everything we do. We’re proud to serve a wide array of industries and business sizes, including listed equity firms (19%), MNCs (16%), and SMEs (65%). Our industry breakdown underscores our versatility:

Construction / Engineering: 23%

General Manufacturing: 13%

Food Production: 12%

Marine / Shipbuilding: 12%

Distribution / Warehousing: 11%

Chemical & Gas: 8%

Precision Engineering / Cleanroom: 6%

Logistics & Transportation: 6%

Waste Management / Automobile: 5%

Retail / Distribution: 4%

By aligning our expertise with the specific challenges of these industries, we deliver tailored solutions that drive efficiency, growth, and compliance.

Your Path to Success

At Alliance Facilities Management Pte Ltd, we believe that navigating Singapore’s industrial property market should be a strategic advantage, not a hurdle. Trust our decade of expertise, proven methodology, and results-driven fee structure to safeguard your interests, ensure a seamless approval process, and enhance your operational efficiency.

Contact Us today to discuss how we can support your business goals and help you thrive in Singapore’s industrial landscape.

Stay informed about the latest JTC Industrial Land Lease policy changes that aim to provide greater flexibility, certainty, and support for businesses. Below is a comprehensive overview of the enhancements and their implementation timelines.

1. Additional Three-Year Lease Tenure for New Greenfield Industrial Land Allocations

• Key Update: JTC will offer an additional three years of lease (with payable land rent/premium) for all new greenfield allocations requiring new building development. This ensures businesses can enjoy the full 20- or 30-year intended lease term.

• Why It Matters: Helps businesses cover building and development periods without sacrificing lease duration. Provides more predictability in operational and capital planning.

• Implementation Timeline: Immediate effect.

2. Introduction of the Flexible Lease Extension Initiative (FLEXI)

• Key Update: Eligible land lessees on 20-year JTC leases can extend their leases in up to two tranches of five years each. Businesses must demonstrate strong economic outcomes and commit to new plant and machinery investments to qualify.

• Why It Matters: Allows businesses to extend beyond the original 20-year term by up to an additional 10 years. Encourages sustained economic growth and investment within Singapore’s industrial landscape.

• Implementation Timeline: Targeted for 2H2025.

3. Earlier Lease Renewal Applications

• Key Update: JTC will bring forward the lease renewal application window from six years to ten years before the prevailing lease expiry.

• Why It Matters: Provides businesses with greater certainty about lease continuation well in advance. Facilitates long-term strategic planning, including expansion and technology upgrades.

• Implementation Timeline: Targeted for 2H2025.

4. Broader Recognition of Auditable Investments in Innovation and R&D

• Key Update: Beyond traditional Plant and Machinery (P&M) investments, JTC will recognize auditable investments in innovation, R&D, digital transformation, and Intellectual Property (IP) creation. This expanded definition aligns with evolving business models and supports value creation and productivity.

• Why It Matters: Encourages companies to invest in advanced technologies and IP, driving competitiveness and growth. Acknowledges modern forms of capital investments critical to innovation-driven enterprises.

• Implementation Timeline: Targeted for 2H2025.

Conclusion

These JTC Industrial Land Lease policy enhancements are designed to provide businesses with:

• Extended lease security for better long-term planning.

• Greater flexibility to adapt and grow.

• Incentives for innovation through recognition of diverse forms of investment.

For more information or to discuss how these changes can benefit your business, contact us or visit our website. Stay ahead with the latest updates and make the most of your industrial land lease tenure under JTC’s enhanced framework.

Thank you for your continued trust and partnership with Alliance Facilities Management Pte Ltd.

Answer: 

Applicants are required to comply with other Government Agencies’ rules and regulations relating to JTC Usage and JTC Guideline, including but not but limited to the following:

• URA’s land use zoning and development control requirements (e.g. B1, B2, Business Park Zone and 60:40 industrial space usage requirement) (For more information, please refer to URA’s website at http://www.ura.gov.sg)

• NEA’s Code of Practice on Pollution Control (For more information, please refer to NEA’s website at http://www.nea.gov.sg)

• SCDF’s Fire Safety (Petroleum and Flammable Materials Regulations) (For more information, please refer to SCDF’s website at http://www.scdf.gov.sg)

The Applicant’s usage must be compatible with JTC Usage and JTC Guideline on zoning i.e:

• Food or food-related industries to be located within JTC’s Food Zone 

• B1 activities to be located within 100 metres buffer from JTC’s Food Zone

• Activities that fall within the List of Allowable Activities in Business Parks 

• Biomedical or biomedical-related activities to be located within JTC’s Tuas Biomedical Park 

• Activities that fall within the List of Scheduled Premises are not allowed to be located within 1 km from Tuas Biomedical Park.

• JTC Furniture or interior design-related activities to be located within JTC’s Sungei Kadut JTC Furniture Zone

The Applicant’s JTC usage should not include the following activities in the Negative List:

• Concrete industry (Change/extension of use from non-concrete to concrete is not allowed)

• Motor workshops (Change/ extension of use from non-motor workshop to motor workshop is not allowed for a workshop and flatted factory tenants/ lessees. This restriction is not applicable to land and standard factory tenants/ lessees)

• Land-based logistics industry operating predominantly as “Inland Container Depot”, ie use of open yard for storing of containers

Applicants for JTC’s waterfront land

• Waterfront land must be involved in marine industrial activities which utilise the waterfront area within the subject premises

Environmental Baseline Study (EBS).

• If approved, Applicants whose activities are potentially pollutive i.e. activities that fall within the List of Pollutive Activities Subject to Site Assessment Before Change of Use or Rezoning as set out in Appendix 21 of NEA’s Code of Practice on Pollution Control, will be required to conduct an Environmental Baseline Study (EBS).

Further Assessment List

If the Applicant’s proposed usage is one of the following, the application requires further assessment:

• Waste Management / Recycling industry

• Chemical, chemical warehousing, petrochemical and petroleum refineries

• Wood Products and Wood Furniture industry

• Activities which impose Health & Safety Buffer or Height Constraint on the surrounding area

• Usage on sites adjacent to MRT lines

• Export Processing Zone

• Motor repair activities in Standard Factory / Land sites

Answer: 

• Manufacturing and storage of antibiotics;

• Concrete batching plants;

• Pre-casting yards including storage of precast materials and products;

• Spray painting in outdoors;

• Open hot works;

• Open storage and other activities that will generate pollution and dust;

• Activities that generate toxic waste or smoke, detectable scents or odours; and

• Secondary factory-converted dormitory.

Answer: Under previous guidelines, staff canteens within industrial developments were restricted to serving staff working within the same building. To expand the range of food options within industrial estates, URA will now allow such canteens to serve not only the workers of the same building but also external customers. These canteens which serve primarily workers in the industrial estate will now be termed as “industrial canteens”.

New industrial canteens will be:

• Capped at a size of 700 sqm or 5% of the total proposed Gross Floor Area (GFA) per development, whichever is lower;

• Levied Industrial “D” rates when computing Development Charge/Differential Premium; and

• Approved on Temporary Permission (TP) for up to 3 years.

All supporting uses must be kept within the 40% ancillary component of industrial developments. The 60% predominant component is safeguarded for core industrial uses such as manufacturing and warehousing.

Answer: Showrooms can be allowed in industrial developments under the existing guidelines. They are meant for the display of two categories of products primarily:

• Products that are not typically transacted or exchanged over the counter (e.g. cars); and

• Products that are predominantly delivered and installed off-site (e.g. floor tiles).

Under the revised guidelines, URA will only consider showroom proposals as part of a Change of Use application, after the building has obtained the Temporary Occupation Permit (TOP) and when the potential occupier or business operator for the spaces is known. If supported, showrooms will be approved on TP and levied Commercial “A” rates as is currently the case.

Answer: 

• URA will now allow selected commercial uses (i.e. clinic, banking hall/ATM, minimart and fitness centre/gym) in outlying industrial estates which are located far from existing commercial nodes, as these are basic amenities which serve the needs of industrial workers. 

• These commercial uses will be capped at a size of 200 sqm or 10% of the total proposed GFA per development, whichever is lower. They have to be located on the first storey of the building. If supported, the uses will be approved on TP for up to three years and levied Commercial “A” rates.

Answer: Childcare centres are important amenities at workplaces as they provide childcare support for working parents. Some childcare centres are located in industrial developments to serve parents working in the industrial estates. Under the revised guidelines, all childcare centres within industrial developments will be levied Civic & Community Institution (C&CI) “E” rates.

Answer: 

• Businesses that provide telecommunications infrastructure and/or develop software (i.e. activities previously classified as Type 1 e-business), as well as core media activities, will continue to be allowed in industrial developments (see Appendix 1). These uses will be computed as part of the 60% predominant component and levied Industrial “D” rates.

• Businesses that use software to conduct business electronically, for example in marketing and consultancy work (i.e. activities previously classified as Type 2 e-business) and non-core media activities will now be regarded as commercial uses. These activities should be located in commercial premises and will no longer be allowed within the 40% ancillary component of industrial developments.

Answer: 

• Call centres are centralised backend support functions that handle a large volume of telephone services primarily targeted at providing information to meet callers’ needs. Typically, call centres require large spaces for their operations, which comprise specialised technology and equipment. Previously, only digital call centres (i.e. those that involve the use of IT) were allowed in industrial developments. With the current pervasive use of IT, this distinction is no longer meaningful.

• URA will now allow all call centres to be located in only Business Park and Business 1 developments, as part of the 60% predominant component levied Industrial “D” rates.