Planning & Development
CEA Syllabus §2.12 · Master Plan · GFA & GPR · Zoning · Max DU · GLS · Co-living & Co-working · Conservation
1Concept Plan vs Master Plan
Concept Plan vs Master Plan
| Feature | Concept Plan | Master Plan (MP) |
|---|---|---|
| Nature | NOT statutory — advisory only | Statutory — under Planning Act; passed by Parliament |
| Purpose | Long-term strategic land-use and transportation plan | Detailed land use: zoning, intensity (plot ratio), permitted usage, height, development parameters |
| Horizon | ~40–50 years | ~10–15 years |
| Review frequency | ~Every 10 years (1981, 1991, 2001, 2011; LTPR completed 2022) | Every 5 years |
| Authority | URA (advisory framework). Renamed Long-Term Plan Review (LTPR) from 2021. | URA (first prepared 1955, approved 1958) |
2GFA, GPR, NLA, and Void
GFA, GPR, NLA, and Void
Gross Floor Area (GFA)
Key points: measured centre-to-centre of party walls; includes external wall thickness; excludes voids; accessibility/usability irrelevant.
Gross Plot Ratio (GPR)
Example: Site area = 10,000 sqm; allowable GPR = 13.0 → Max GFA = 13.0 × 10,000 = 130,000 sqm
| GPR | Max Storeys (Flats/Condo) |
|---|---|
| 1.4 | 5 |
| 1.6 | 12 |
| 2.1 | 24 |
| 2.8 | 36 |
| > 2.8 | > 36 |
Net Lettable Area (NLA) / Net Floor Area (NFA)
NLA = GFA minus common areas (lifts, corridors, stairs, toilets, ventilation space). NLA is the area for which rent is charged. A building cannot rent out 100% of its GFA — some must be used for common/non-rentable areas. The ratio of NLA to GFA is the efficiency rate.
Void Area
A "void" is air-space in high-ceiling units (excluded from GFA). Issues arise when developers have already used up the full GFA allocation — buyers who paid for void space thinking they could build a mezzanine level may find they cannot. Buyers should verify the developer's available GFA before committing.
3Zoning Under the Master Plan
Zoning Under the Master Plan
Zoning refers to the use or permitted use of land, including intensities, height controls, and regulations specified in the Master Plan.
| Zone | Permitted Use | Key Rule |
|---|---|---|
| Residential | Mainly residential (flats) | — |
| Residential with Commercial at 1st Storey | Residential above; commercial on 1st storey ONLY (excl. basements) | Examples: shophouses, flats with shops at 1st storey |
| Commercial & Residential (C&R) | Mixed commercial and residential; hotels may be allowed | Commercial ≤ 40% of max floor area (60:40 rule) |
| Commercial | Offices, mixed uses, convention/exhibition centres, commercial schools, banks, restaurants, cinemas, recreation clubs | Hotels and recreation clubs may be allowed |
| Hotel | Mainly hotel development | — |
| White | Any combination of: residential, office, shop, hotel, recreation, association, convention/exhibition centre, entertainment | Most flexible zone — owner decides the mix |
| Business 1 (B1) | Clean/light industry, warehouse, public utilities, telecom; nuisance buffer ≤ 50m | Ancillary uses (offices, childcare, canteens) ≤ 40% GFA |
| Business 2 (B2) | Heavy industry, general industry, warehouse, manufacturing; larger nuisance buffers | Ancillary uses ≤ 40% GFA |
4Maximum Dwelling Units (DU) & Government Land Sales (GLS)
Maximum Dwelling Units (DU) & Government Land Sales (GLS)
Maximum DU Formula (w.e.f. 17 January 2019)
To moderate excessive development of shoebox units outside the Central Area. Effective 17 January 2019. Always verify with the URA official source before your exam.
* Excludes HDB flats. Applies to non-landed residential developments (flats, condos, ECs).
Central Area — Bigger-Unit Rule (wef 18 Jan 2023)
For new flats, condos and residential components of mixed-use developments in the Central Area: a minimum of 20% of DUs must have a net internal area of ≥ 70 sqm (753.5 sqft). Applies to development applications submitted to URA from 18 January 2023. Aim: temper shoebox-heavy stock in the city core and rebalance the unit-size mix.
Government Land Sales (GLS)
SLA sells state land through GLS — released twice a year.
Confirmed List
Sites scheduled for tender on pre-determined dates. Most sold through competitive tender. Released regardless of market demand.
Reserve List
Sites NOT immediately released. Launched for tender only when a developer applies with a minimum price that the government accepts. Government may also launch if sufficient market interest is received (multiple parties submitting near-Reserve Price bids).
5Conservation Areas & Change of Use
Conservation Areas & Change of Use
Conservation — The 3Rs Principle
URA designates certain built-up areas with historic, cultural, or architectural merit as conservation areas. Conserved buildings cannot be demolished. The 3Rs apply:
Maximum Retention of existing fabric, features, and finishes
Sensitive Restoration based on available documentary evidence
Careful Repair using matching materials; selective replacement only when absolutely necessary
4 Groups of Conservation Areas
- Historic Districts: Boat Quay, Chinatown, Kampong Glam, Little India — entire building conserved
- Residential Historic Districts: Blair Plain, Cairnhill, Emerald Hill — entire building conserved; rear extension allowed
- Secondary Settlements: Balestier, Beach Road, Geylang, Jalan Besar, Joo Chiat, Tiong Bahru, etc. — streetscape-basis (front of building only; rear may be rebuilt)
- GCB/Bungalow Conservation Areas: Chatsworth Park, Holland Park/Ridout Road, Nassim Road/Whitehouse Park, Mountbatten Road — main house retained; out-house may be demolished
Change of Use — Planning (Use Classes) Rules 2007
18 use classes defined (I: Shop, II: Office, III: Restaurant, IV: Amusement Centre, VII: Light Industrial, X: Warehouse, etc.)
Same Use Class → No WP needed
Change of use within the same class does NOT constitute development. Planning permission NOT required.
Different Use Class → WP required
Change across classes requires Written Permission (WP) from URA. Apply via the GoBusiness licensing portal. Current fee approx S$535 (inclusive of GST) for a change-of-use application (historically quoted as $300 + GST in older notes; check GoBusiness for current schedule). Processing: ~10 working days. WP valid: 2 years.
Written Permission (WP) for building works/redevelopment is also required for: physical alterations (building, engineering, mining); material change of use (e.g. factory → dormitory); conversion of single house to 2+ houses; demolition, A&A works; sub-division of land. Submitted electronically by a Qualified Professional (QP); normally processed in ~14 days.
6. Co-living & Co-working Spaces2027 · Explicit · 2.12.6
Key Concept
Co-living Spaces
Co-living is a shared residential housing model where individual occupants have private bedrooms/suites but share communal facilities (kitchen, living areas, co-working areas). A co-living operator typically leases an entire building on a single tenancy, then sub-lets rooms to individual residents.
URA Planning Requirements
- Classified as residential use — must comply with residential planning parameters
- Co-living operators must obtain URA planning permission before commencing operations
- Minimum tenancy: 3 consecutive months per individual occupant
- Short-term stays (<3 months) = short-term accommodation → NOT permitted in private residential without hotel licence
- Each occupant's bedroom/suite must have a private bathroom
- Occupant cap based on unit/building size
Estate Agency Implications
- Agents must advise co-living operators on planning permission requirements
- Confirm property zoning permits residential use
- Check whether existing building approval covers co-living use
- Short-term rental (<3 months) in private residential is prohibited under URA guidelines — a common compliance issue
- Co-living for HDB flats: subject to HDB eligibility rules; HDB does NOT permit co-living sub-letting
| Feature | Co-living | Short-Term Rental (Airbnb) |
|---|---|---|
| Minimum stay | ≥3 consecutive months | <3 months (typically days/weeks) |
| Planning status | Residential use (with URA approval) | NOT permitted in private residential without hotel licence |
| Operator structure | Operator leases entire building, sub-lets to residents | Owner lets own unit directly |
| URA permission | Required — planning permission for co-living use | Not approved — enforcement action if discovered |
| HDB | Not permitted under HDB rules | Not permitted under HDB rules |
URA Guidelines — Minimum Sizes, Layout & Others 2027 · Explicit · 2.12.6
The 2027 syllabus 2.12.6 explicitly directs RES to know URA's approach to co-living with regard to minimum stays, minimum sizes, layouts and others. Beyond the 3-month minimum stay, URA also imposes size and layout requirements that RES must check before advising a client on co-living conversion.
📐 Minimum Sizes & Density
- Each private bedroom must meet URA's minimum room-size standard for residential lots
- Occupant cap per unit follows the standard occupancy limit applied to private residential (URA / HDB cap on tenants per residential unit)
- Overall density at the building level cannot exceed what the original residential planning approval permits
🪟 Layout Requirements
- Natural light & ventilation required for each bedroom (no internal windowless rooms)
- Communal facilities (kitchen, dining, living) must be sized for occupant count
- Bathroom ratio must be adequate — typically a private bathroom per bedroom group
- Fire safety & means of escape must satisfy SCDF for the higher density use
- No internal subdivision that creates unauthorised additional bedrooms
Key Concept
Co-working Spaces
Co-working is a flexible workspace model where multiple businesses, freelancers, and individuals share a single office/work environment. Users pay for hot-desks, dedicated desks, private offices, or meeting rooms on flexible terms (daily, monthly, or annually).
Planning Classification
- Classified as “Office” use — no separate co-working use class exists
- Permissible in Commercial zones, White zones
- Permissible in B1/B2 industrial zones as ancillary office use (within 40% ancillary cap)
- Change of use from warehouse to co-working in B1 = within same 40% ancillary limit
- Does NOT require a separate URA licence beyond normal WP for change of use
Estate Agency Considerations
- Confirm property's zoning permits office use
- For industrial properties: confirm co-working space fits within 40% ancillary limit
- Landlords considering co-working operators: ensure lease terms reflect the operator model (master lease with flexible sub-tenancies)
- Revenue model: operators typically pay market rent to landlord, earn from desk/room fees charged to members
- Common operators: WeWork, JustCo, The Work Project, Regus/IWG
✓Practice Questions
12 questions · exam-style · 90 seconds per question
Section Quiz
§2.13 — Planning & Development
12 questions · 90 seconds each · exam-style difficulty