RES exam question on Planning & Development: A developer plans a private condominium with 17,000 sqm of residential gross floor area…
A developer plans a private condominium with 17,000 sqm of residential gross floor area on a site outside the Central Area, where URA's standard divisor applies. The application is submitted in 2026. Which statements are correct? (i) The maximum number of dwelling units is the GFA divided by 85 sqm, which gives 200 units (ii) In the Central Area there is no overall unit cap, but at least 20% of units must be 70 sqm or larger (iii) The dwelling-unit guidelines apply in the same way to HDB flats and serviced apartments (iv) In certain identified areas outside the Central Area, a larger 100 sqm divisor applies
- A(i), (ii) and (iii) only
- B(ii), (iii) and (iv) only
- C(i), (ii) and (iv) only
- D(i), (ii), (iii) and (iv)
Show answer & explanation
Answer
C. (i), (ii) and (iv) only
Explanation
URA caps the number of dwelling units (DUs) in private non-landed developments to manage the load on local infrastructure. Under circular DC22-10, for applications submitted on or after 18 January 2023, the maximum DUs outside the Central Area is the proposed GFA divided by 85 sqm. Here 17,000 / 85 = 200 units, so (i) is correct. (iv) is correct: estates in areas URA has identified outside the Central Area use a 100 sqm divisor instead. (ii) is correct: the Central Area has no overall DU cap, but at least 20% of units must have a nett internal area of at least 70 sqm. Trap: using the older 70 sqm divisor for the whole island.
Why the other options are wrong
- (iii) is wrong: the guidelines cover flats, condominiums and the residential parts of commercial and mixed-use developments, but not HDB flats or serviced apartments.
Study the concept behind this question: Planning & Development Control: URA Master Plan, Zoning, GFA
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