Gross Floor Area (GFA): GFA is defined under the URA guidelines as measuring all covered floor areas of a building and uncovered areas for commercial uses. There are a number of exclusions from this definition. E.g., covered walkways or covered floor space for vehicular circulation and parking, inclusive of area for car park ticketing machines.

Lease top-up: The amount of money required to bring the current remaining years on a lease back up to the original leasehold period. E.g. 64 years are remaining on a 99-year leasehold estate. The lease top-up will be the money necessary to pay for the 35 years that have already expired on the 99-year lease.

Outline Planning Permission (OPP): An Outline Application is a broad proposal that allows the developer to test out a proposed land use, plot ratio, or building height of a property before deciding if the developer wishes to proceed with a formal application.

Per Plot Ratio (PPR): A measure of how built up land can be. It is defined as the gross floor area (GFA) divided by the site area of the development.

Pre-Application Feasibility Study (PAFS): This study should assess the traffic impact on the area and propose car-lite measures/initiatives, traffic demand management measures and/or feasible transport improvement plans to support the redevelopment proposal. PAFS is approved by the LTA. Prior to the 13-Nov-17, PAFS was termed “Traffic Impact Assessment”, and was not required to be approved prior to OPP or PP.

Provisional Permission (PP): A much more detailed proposal for the condo is submitted to the URA compared to that required for OPP (see above). If the proposal has complied with all planning requirements (e.g., use quantum, road buffer and building setback requirements, etc.) then formal “written permission” (WP) will be given. If the proposal needs to comply with planning requirements a Provisional Permission (PP) will be given. Once the plans have been made compliant, then WP will be given.

SLA In-principle Approval: Sometimes called the “IPA” or “SLA IPA”, is an initial approval for the lease to be topped up (see SLA Lease top-up). It is normally issued quite quickly, as the IPA doesn’t carry with it the required cost to top-up the lease to 99-years. The IPA merely informs the applicant that a top-up of the lease is possible.

SLA Lease top-up: SLA’s responsibilities include the administration of State leases, which have a specific tenure determined at the time of the sale of the land. Property owners can apply for renewal of leases. Each application has to be considered on its own merits, bearing in mind the Government’s long-term plans for land uses and in consultation with other government agencies. See “Lease top-up” above for more details.