URA revises GFA apportionment rules for common areas in mixed-use developments
By Lin Zhiqin
/ URA |
To provide more clarity and certainty, URA has set new rules to apportion the Gross Floor Area (GFA) of common areas such as corridors, lift lobbies and staircases in mixed use developments. The apportionment of these areas is for administering the use quantum control and computing development charge and differential premium.
The new rule will be applied on a per floor basis. When the floor has a single exclusive use (e.g. commercial), the common area will be apportioned to that specific use (see Figure 1a).
Figure 1a: Apportionment of common space when the floor has a single exclusive use
Source: URA
If the floor has two or more purposes (e.g. residential and commercial), the common area will be apportioned based on a weighted average, pegged to the prescribed quantum mix in the Master Plan zoning (see Figure 1b).
Figure 1b: Apportionment of common space when the floor has two or more uses
Source: URA
White sites
The common areas for white sites will be apportioned based on the simple average of the uses in the development. For instance, a development with a commercial, residential and hotel use-mix, will have its common areas apportioned as 1/3 commercial, 1/3 residential and 1/3 hotel.
Common areas in white site developments with only a single proposed use will be apportioned to that proposed use.
Sites with specific use quantum mix stated in tender or lease conditions
The quantum mix specified under tender and lease conditions for sites will take precedence over Master Plan zoning. For example, when the lease conditions for a commercial site require a use mix of 65% commercial and 35% civic & community institution, the common space will be apportioned as 65% commercial and 35% civic & community institution, instead of 100% commercial.
Implementation
The new rules will apply to all new erection, major and minor additions & alterations and amendment development applications submitted on or after October 5, 2015. URA will continue to accept submissions based on the previous rules up to January 5, 2016 to ease the transition.
Applications submitted on or before January 5, 2016, which have been granted Provisional Permission or will result in such permission have the choice of applying the previous or new apportionment rules in their subsequent resubmission.
Revised locational criteria for serviced apartments
URA has also reviewed the locational criteria for serviced apartments. To allow greater flexibility in locating serviced apartments within mixed use areas, they can now be considered within commercial centres, business parks and medical hubs, even when there is no major road frontage.
Serviced apartment developments will not be allowed within landed housing areas; in locations where such developments could cause dis-amenities to neighbouring residents; and in areas with existing dis-amenities (see URA link).
An outline application can be submitted to the URA to determine the suitability of location, the Gross Plot Ratio control (GPR) and the storey height for a proposed serviced apartment development. The revised locational criteria applies to all new applications submitted on or after October 5, 2015.
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