Industrial office and storage space: what the URA 60:40 rule actually allows
Before committing to an office layout or lease in industrial premises, check the URA use quantum. The minimum 60% predominant-use and maximum 40% ancillary-use rule affects how much of a unit or development can be used as office space, but it is not a simple office-versus-storage split.
What the 60:40 use quantum means
URA requires a minimum 60% of the approved gross floor area of industrial premises to be used for the predominant industrial activity. The remaining maximum 40% is for ancillary uses that support the main activity. Ancillary uses include office space, meeting rooms, showrooms, canteens and other supporting functions, not only desks. See the current URA B1 use quantum and B2 use quantum handbooks (checked 18 October 2026).
URA applies 60:40 controls to the whole multi-user industrial development and separately to each strata-subdivided unit. A strata tenant cannot borrow another unit's unused industrial allocation. Single-user or single-owner developments that sub-lease space follow the multi-user controls. Use the approved planning records to establish the relevant development GFA and unit floor-area base; a marketed net lettable area is not automatically that base.
JTC premises: check the permitted use first
B1, B2 and business park distinctions
B1 and B2 industrial developments both have 60:40 controls, but their allowable-use lists differ. Check the B1 allowable uses and B2 allowable uses for the actual operation. Business Park and White components have separate controls; the Business Park component also has a 60:40 sub-quantum. A Business Park or White label is not automatic permission to apply a higher office percentage.
The 60% is a predominant industrial-use minimum, not a requirement that 60% must be storage. Storage classification depends on the approved activity and premises. Computer-based work is not automatically ancillary either: URA lists qualifying e-business activities, including software design, customisation and maintenance. Generic administration does not become predominant industrial activity merely because it uses computers. Confirm the proposed operation against the applicable list and permission.
An ancillary allowance also does not create permission to sublet a separate office. JTC's subletting guidance says office-use-only subletting is not permitted: any office use must support manufacturing within the sublet space. Subletting consent and use quantum are separate checks.
Hypothetical floor-area example
For a hypothetical approved 1,000 sqm area base, 60% is 600 sqm and 40% is 400 sqm. If the confirmed ancillary layout uses 250 sqm for office, 80 sqm for meeting rooms and 70 sqm for other permitted support space, the ancillary total is 400 sqm. The office cannot then expand by another 100 sqm while those other uses remain unchanged. Individual ancillary categories can have their own limits and conditions; the combined 40% calculation does not approve each one.
This is arithmetic only. It does not confirm that a particular unit has a 1,000 sqm approved GFA, or that the proposed activities qualify as industrial or ancillary. The approved GFA may differ from the marketed net lettable area. Ask for the approved plans and URA decision before committing to a layout.
| Category | Minimum or maximum | Hypothetical area (sqm) | Includes |
|---|---|---|---|
| Predominant industrial use | Minimum 60% | 600 | Manufacturing, assembly, production or other approved industrial activity |
| Ancillary use (total) | Maximum 40% | 400 | Office, meeting rooms, showroom, canteen and other supporting uses combined |
| Office (within ancillary) | Part of the 40% | Varies | Share of ancillary allocation; not the entire 40% |
What to check before committing to a layout or lease
Before signing a lease or briefing a contractor, establish these records: (1) the approved gross floor area for the unit or development, from the approved plans or URA decision; (2) the approved use classification for the proposed industrial and ancillary activities; (3) any JTC, lessor or strata conditions that further restrict the permitted ancillary percentage or type; (4) whether the existing layout already uses part of the ancillary allocation.
A marketing brochure or tenancy area does not replace the approved planning records. Ask URA, JTC or the appointed consultant to confirm the position in writing. Do not proceed with a fit-out on the basis of a verbal assurance or a contractor's assumption about permitted use.
Bare-shell versus fitted office: checks before leasing
Blank use quantum verification worksheet
Complete each row with the actual figures and sources before briefing the renovation. The worksheet is a planning aid; it does not establish compliance.
| Item | Your figure | Source or confirmation |
|---|---|---|
| Approved GFA of the unit or development (sqm) | ||
| Current predominant industrial area (sqm) | ||
| Current ancillary area used (sqm) | ||
| Proposed additional ancillary area (sqm) | ||
| Proposed use classification for each activity | ||
| URA or consultant confirmation obtained | ||
| JTC or lessor conditions checked |
Discuss the proposed layout with Omni Contractors
Once the use quantum and permitted activities are confirmed, send Omni the proposed office layout, unit condition, partition and room requirements and the building's fit-out rules. The renovation quotation covers the physical works within the confirmed scope. Use decisions, GFA calculations and planning compliance are separate responsibilities that sit with the owner, tenant and appointed consultant.
Sources checked 18 October 2026: URA B1 use quantum, URA B2 use quantum, URA B1 allowable uses, URA B2 allowable uses. This guide paraphrases published planning rules; it is not planning advice. Verify against the current official handbook.
Is the 40% ancillary allowance all available for office space?
No. The maximum 40% ancillary allocation covers all supporting uses combined, including office, meeting rooms, showrooms and canteen. The office share depends on what other ancillary uses also occupy the allowed area.
Does the 60:40 rule apply to the marketed unit area?
The quantum applies to the approved gross floor area from the planning permission, not the marketed net lettable area. These may differ. Ask the owner or URA for the approved plans and GFA figure.
Is all computer work classified as industrial use?
Not automatically. URA lists qualifying e-business activities such as software design, customisation and maintenance, but ordinary administration is not automatically predominant industrial use. Match the actual operation to the allowable-use list and permission for the premises.
Does 60% of an industrial unit have to be storage?
No. The minimum is for qualifying predominant industrial use, not a universal storage quota. The approved activities determine the classification of storage and other space. Office and other ancillary uses must share the applicable maximum 40% allocation.
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