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RES exam question on Planning & Development: Maple Land plans a condominium on a 5,100 sq m site outside the Central Area, zoned…

HardPlanning & Development Control · Paper 1

Maple Land plans a condominium on a 5,100 sq m site outside the Central Area, zoned Residential at a gross plot ratio of 2.5, in an estate where URA's standard divisor applies. It will use the full plot ratio and applies in March 2026. Its salesperson checks URA's dwelling-unit guidelines. (i) The maximum number of dwelling units is 150, the proposed gross floor area divided by 85 sq m. (ii) In the Central Area there is no cap on units, but at least 20% have to be 70 sq m or more. (iii) The same guidelines cap the number of units in HDB flats and serviced apartment developments. (iv) In certain identified estates outside the Central Area, the divisor is 100 sq m instead of 85 sq m. Which of the statements are correct?

  1. A(ii), (iii) and (iv) only
  2. B(i), (ii) and (iv) only
  3. C(i) and (iv) only
  4. DAll of the above
Show answer & explanation

Answer

B. (i), (ii) and (iv) only

Explanation

Answer: (i), (ii) and (iv) only. Outside the Central Area the cap is GFA divided by 85 sq m, but HDB flats and serviced apartments sit outside the guidelines.(i) True. Full plot ratio gives 12,750 sq m of GFA, and 12,750 / 85 = 150 units.(ii) True. The Central Area has no cap on units, but at least 20% must have a nett internal area of at least 70 sq m.(iv) True. In nine identified areas where new developments would strain local infrastructure, the divisor is 100 sq m.Working:1. 5,100 sq m x 2.5 = 12,750 sq m of GFA2. 12,750 sq m / 85 sq m = 150 unitsRule: Outside the Central Area, the maximum number of units is the proposed GFA, excluding bonus GFA, divided by the divisor. The Central Area has no unit cap but needs a minimum share of larger units.Source: URA circular URA/PB/2022/10-CUDG of 18 October 2022, Guidelines on Dwelling Units in Non-Landed Residential Developments, for applications submitted on or after 18 January 2023

Why the other options are wrong

  • (iii) False. The guidelines cover flats, condominiums (including ECs) and the residential part of mixed developments, but not HDB flats or serviced apartments.

Study the concept behind this question: Planning Permission, Enforcement & Building Control

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