New approach allows for more flexibility in how they are built

(SINGAPORE) The Urban Redevelopment Authority (URA) is conducting a pilot project of modified guidelines that will allow more creative designs for landed homes.

The guidelines will apply to nine landed housing plots it will auction next month under Sembawang Greenvale Phase 3.

The guidelines do away with some of the current ‘micro controls’ such as the attic profile, floor-to- floor height and basement protrusions. Instead, it will merely control the envelop or the overall bulk of the house.

One fallout though is that the overall height limit of a three-storey house under the new approach is lower than under the old guidelines.

Singapore’s planning authority said the new approach will give architects greater freedom to propose a variety of layouts and designs as long as the proposal is generally compatible with surrounding three-storey houses. For instance, one can propose more lofty spaces in certain parts of the house such as the living room and master bedroom in front, and have more compact spaces elsewhere – say, the study room or bedroom at the rear.

W Architects managing director Mok Wei Wei welcomed the new approach: ‘It takes care of the big picture by controlling the envelop; in other words, the building shouldn’t be bigger than what it should be. But within that, it relaxes some of the earlier controls like the maximum storey height. Under existing guidelines, the first storey has a maximum height of 4.5 metres, and the second and third storeys, 3.6 metres each.

‘But now this maximum storey height control is removed. So it means you have a freer volumetric play of the space, while still allowing you to achieve the same overall built-up area as before. That’s the greatest advantage.’

There is still a control of minimum storey height, so the minimum habitable standard is not sacrificed, he noted.

For a landed housing estate like Sembawang Greenvale, under the existing rules, one could stretch the total building height upto 17.7 metres for a three-storey house with an attic and a basement.

But under the envelop control approach – with an overall height of 15.5 metres, inclusive of the top 3.5 metres set back from the front and rear building facade – one can design a four-storey building and still have an attic and basement for the part of the house that one does not mind being compacted, Mr Mok says.

The 15.5-metre height limit is well calibrated to ensure excessive stories are not inserted within the new envelop that could lead to, for instance, a six-storey house. The proposed envelop height limit – which is based on dimensions of a typical three-storey house, says URA – will help address concerns that a house could resemble a flat if a 17.7-metre height limit were to be allowed.

The envelop control approach also does away with the existing control that the basement may protrude only upto one metre above the ground. The new approach allows a basement that is less deep and hence protrudes more above ground, which should result in cost savings for the owner.

URA’s spokeswoman said that if the pilot project at Sembawang Greenvale is successful, the authority may consider extending the envelop control guidelines to landed housing developments in other locations or types of works such as additions and alterations of existing landed property.

The envelop control approach was the result of feedback during URA’s Focus Group consultation exercise on landed housing in late 2007.

Source: Business Times, 17 Sep 2010

Marina Bay, Circle Line could give rates a nudge; collective sales may feel fallout

(SINGAPORE) Development charges are set to appreciate further, led by the residential sector which has seen brisk land deals. These charges are payable to enhance or intensify the use of some sites.

‘The upcoming DC rate revision is likely to be monitored closely by industry players as the extent of revision would indicate the government’s assessment of the exuberance of the property market, providing clues on the government’s propensity to implement further market cooling measures,’ suggests Colliers International director (research and advisory) Tay Huey Ying.

Property consultants suggest that DC rates for non-landed residential use could increase about 10-15 per cent on average from Sept 1. The rate for landed residential use could climb by up to 20 per cent on average. During the last revision effective March 1 this year, the average DC rates for non-landed and landed residential use were upped 8.5 and 12.5 per cent respectively. Commercial, industrial and hotel use DC rates could post modest rises on average.

‘Chief Valuer is likely to consider the positive impact generated from the opening of Marina Bay Sands and the improved accessibility from the newly opened MRT stations on the Circle Line in assessing upcoming DC rates,’ says Ms Tay.

DTZ’s South-east Asia research head Chua Chor Hoon predicts that for residential and commercial DC rates, some of the biggest jumps will be in Sentosa, the prime residential districts and the CBD.

DC rate revisions are also tracked by those involved with redevelopment sites with a sizeable DC payment, including some collective sale sites. ‘If the DC rate increases significantly, a developer would typically pay less to the owners, making it harder to transact en bloc sales,’ says veteran property consultant Lee Hon Kiun, director of Landmark Property Advisers.

Karamjit Singh, managing director of Credo Real Estate, says that 10 per cent of the en bloc sites his company is working on have a significant DC component of at least 5 per cent of total land value. ‘About 30 per cent involve a DC component below 5 per cent of total land value, while the majority 60 per cent don’t have any DC.’

DC rates – revised on March 1 and Sept 1 each year – are specified by use groups (such as landed and non-landed residential, commercial and hotels) across 118 geographical sectors throughout Singapore. The review is conducted by the Ministry of National Development in consultation with Chief Valuer, who takes into account current market values.

Colliers’ Ms Tay predicts that on average, DC rates for non-landed residential use will rise about 10-15 per cent, with city-fringe locations leading the hikes.

The biggest rise, possibly to the tune of 30 per cent, could be in the geographical sectors containing the Circle Line stations at Mountbatten, Dakota and Macpherson which opened in April, as well as the Fort Road and Kampong Bahru areas.

Ms Tay points to the sale of the freehold Fort Terrace site in March at a unit land price that was 137 per cent above the imputed land value based on the March 1 DC rate for the area. Harbourside Apartments at Kampong Bahru was sold in April at a unit land price 99 per cent above the DC rate-implied land value for the location.

High bids at state tenders for condo sites in places like Simei St 3, Tampines Ave 1/10, Lakeside Drive, Sembawang Road/ Canberra Drive and Yishun Ave 2/7 may also lead to a surge of about 20 per cent in non-landed residential DC rates in these areas, Ms Tay reckons.

Jones Lang LaSalle associate director Desmond Sim predicts the biggest jumps in non-landed residential DC rates of about 20 per cent will be in suburban locations, due to bullish land bids at state tenders. ‘In prime districts, the increase could be about 5-10 per cent,’ he added.

For landed residential DC rates, Mr Sim forecasts a 15-20 per cent average rise. ‘A bigger increase is expected at Sentosa Cove, as well as districts 9, 10 and 15, given the stronger transaction volume and price movements in these areas,’ he added. Colliers reckons that on average, the increase will be up to 10 per cent, while CB Richard Ellis executive director Li Hiaw Ho expects gains in sectors with a large proportion of landed homes, citing continued strengthening in prices of such properties.

DTZ’s SE Asia research head Chua Chor Hoon sees a bigger jump for landed residential rates than for non-landed residential rates as the landed market has been hot this year due to scarcity value.

Industrial DC rates could be raised up to 10 per cent on average, says Colliers’ Ms Tay, citing state land sales of industrial sites at high prices. In addition, JTC Corporation has revised upwards its industrial land rents in most areas by 10-15 per cent from June 1.

For commercial use, the hike in DC rates could average up to 2 per cent. Increases may be in sectors that include Marina Bay Sands as well as the 11 new Circle Line stations, which opened in April. CBRE predicts a 15-20 per cent rise in the rate for Jurong, following the sale of a plot at Jurong Gateway Road at a bullish price in June.

Source: Business Times, 24 Aug 2010

(SINGAPORE) Singapore may have a greener tinge and a vastly more interesting skyline, if the suggestions contained in the final reports by two focus groups for Concept Plan 2011 see the light of day.

 There is, for example, a call to review the land tender system to create an ‘inspiring global and Asian city’.

‘By setting land price as the main or only criteria in evaluating tender submissions, we are not putting sufficient value on good architecture, which can contribute significantly to building a distinctive, innovative and interesting city skyline,’ said the report of the focus group on Quality of Life.

It proposes extending the government’s dual-envelope tender system, currently used for selected major development sites like Capitol Theatre, to more state land tender projects to ‘signal the government’s support for more innovative design concepts and architecture’. Under this system, concept proposals are first evaluated against a specified set of criteria and only those meeting these conditions will be considered. The site will then be awarded to the party with the highest bid price among those with acceptable concept proposals.

Some market watchers reckon that most state sites will still be awarded on price, except for plots with unique value or other important considerations. Having a design-based competition adds costs to tenderers especially when there will be only one winning bid. ‘The better solution for such unique sites is the government should establish what it considers the land price that it is prepared to sell the land for, and all bidders will then focus on design, concept or whatever other criteria are set – rather than have to second guess the land price,’ says Knight Frank chairman Tan Tiong Cheng.

The focus group also suggests that to deepen the sense of community, the government should consider the social merits of proposals when evaluating tender submissions for selected state land and properties. ‘These evaluation criteria could include whether the proposal takes into account community, elderly or youth-related amenities and needs or whether they are from VWOs and NGOs. Such a move would send a positive signal to the private sector on the priorities of our society and help inculcate a greater consciousness of the issues,’ the report said.

Other suggestions made by the focus groups include tax rebates for owners of buildings achieving Green Mark Platinum or GoldPlus standards and setting up a ‘neutral zone’ around places of worship in heritage areas and historic districts where pubs and lounges are not allowed. There is also a suggestion for more affordable rental apartments for young adults.

The focus group also says towns should be designed to evolve with residents’ changing needs and respond to lifecycles of HDB estates. ‘Instead of redeveloping estates entirely, we should continue to retain some empty plots…for future development so that estates can evolve and be rejuvenated over time,’ the report said. For now, these plots could be kept as open spaces for people to simply ‘stretch out’, and the community could be given more say on their best use.

DTZ executive director Ong Choon Fah says this approach will ensure such land is not left idle. ‘Land can be used not just for commercial purpose, but there’s also value when you use it for social purpose; it adds value to the quality of life if people have more places to go to to relax, to bond. Perhaps you’ll have less crime and stress and so ultimately there’ll be economic benefits – although you may not be able to measure the commercial benefits of such an approach,’ she said.

Another proposal from the focus groups is a need to facilitate ageing in familiar surroundings. HDB flats could be built in a modular fashion so walls can be easily knocked down for two or three units to be joined to cater to changes to household sizes at different stages of a family lifecycle. For elders who prefer independent living options, retirement housing communities near existing residential estates are recommended.

The focus group on Sustainability and Identity recommends that the Green Mark Scheme be expanded to cover the entire lifecycle of a building – from design and planning, to construction, operation and maintenance. Developers and owners are required to document the materials and resources used throughout a building’s lifespan.

At construction stage, the extraction, processing and transport of raw materials should be assessed carefully so that these are carried out in an environmentally sustainable manner that inflicts minimal damage to the physical and natural environments. ‘We should use locally-obtained, recyled and renewable resources where possible to reduce the need for transportation of materials, thereby also reducing Singapore’s carbon footprint,’ says the report.

A City Developments spokeswoman said: ‘Perhaps the government can consider introducing incentives to encourage the industry to reuse and recycle natural resources, which can also help minimise construction and demolition waste going into our landfills.’

Source: Business Times, 20 Aug 2010

The Urban Redevelopment Authority (URA) has won a prestigious international award for the transformation of the Southern Ridges.

It was conferred the Urban Land Institute (ULI) Awards for Excellence 2010: Asia Pacific.

The Southern Ridges is a nine-kilometre chain of green and open spaces spanning Mount Faber Park, Telok Blangah Hill Park, Kent Ridge Park and West Coast Park.

The areas are connected by bridges and walkways including Henderson Waves, Singapore’s highest walkway.

The seamless connectivity of all the hill parks transforms the Southern Ridges into a soothing sanctuary of greenery.

The connections comprise the two pedestrian bridges and an elevated walkway – the Henderson Waves, which is Singapore’s highest pedestrian bridge, Alexandra Arch and the Forest Walk.

Areas within the Southern Ridges that were previously not accessible are now open to the public as a result of these linkages.

The Southern Ridges was opened in May 2008 and has since attracted an additional million visitors over and above the usual number of visitors to the hill parks.

The URA mooted the idea after noting that the hill top parks, which are rich in flora and fauna, were not easily accessible as they were separated by major roads and dense vegetation.

Established in 1979, the ULI Awards for Excellence are acknowledged as one of the most prestigious recognition programme for best practices in land use.

The jury for the ULI awards, comprising renowned real estate professionals, planners and architects, was impressed with the concept of the Southern Ridges.

It cited that “the innovative concept, visited by more than a million people since its opening, creates a rare contiguous recreational space in the densely populated city state and has moved the concept of green links and neighbourhood parks to a new level”.

The chief executive officer of URA, Cheong Koon Hean, said: “This area was already a nature’s gem with lush vegetation. We were very mindful to maintain the intrinsic character of the area as a secondary forest, to enable visitors to escape into the serenity of the hills and enjoy a seamless lush green experience as they walk through the Southern Ridges. Today, it has become a popular venue even for wedding photos and fashion shoots!

“We are overwhelmed by the tremendous popularity of the Southern Ridges, and very pleased that it is so well received by all members of the community.”

This is the third time URA has received an award from the ULI, an international non-profit research and education organisation.

Singapore’s conservation programme was conferred the ULI Awards for Excellence 2006: Asia Pacific and subsequently the ULI Global Awards for Excellence 2006.

URA’s masterplanning efforts for the Bras Basah/Bugis district was also conferred the ULI Awards for Excellence 2008: Asia Pacific.

Source: Channel News Asia, 24 Jun 2010

Concept Plan 2011 may sound like yet another bureaucratic exercise that will produce another paper to be filed away – and many people have simply ignored it. Past history shows that Concept Plans can actually be a big deal, though.

Just look back a few decades. Minister for National Development Mah Bow Tan said recently: “In the first Concept Plan in 1971, we drew up plans for major infrastructure projects such as Changi Airport and our first MRT lines.”

Two decades later, “in the 1991 Concept Plan, we systematically planned for the decentralisation of commercial space from the CBD”, he added.

Recommendations in those two Concept Plans have radically transformed Singapore.

A further two decades on, it may now be the right time for another radical change. This time, though, the initial recommendations announced early this month make it seem like Concept Plan 2011 could focus as much on the softer side of Singapore’s soul as on infrastructure.

It has the potential to catalyse far-reaching changes that could create a more vibrant place to live. To make a real difference, though, three unpolished gems amid the concepts floated so far may need a lot more polishing to make a real difference.

One of those gems is – as the focus group said – that the city needs buzz. With only 43 per cent of respondents in the Urban Redevelopment Authority’s 2009 Lifestyle Survey saying they are satisfied with night-time activities and events here, many Singaporeans seem to agree. The recent CB Richard Ellis study showing that Singapore had dropped to 11th place for cities where top world retailers are located reaffirms the need for vibrancy.

Yet much more than closing downtown streets on weekends and putting art on the streets is needed. Renowned researcher Richard Florida says that knowledge workers prefer things like a “vibrant music scene, outdoor restaurants, organic supermarkets, juice bars”, rather than “passive cultural amenities” and “big-ticket items”.

Innovative ideas for more far-reaching concepts – from edgier entertainment to entirely new models for restaurants and retailers – may need to become key parts of the mix.

A second gem involved concepts for buildings that included recommendations for changes such as organic growth in “distinctive neighbourhoods” like Bugis or Little India, and space for inter-generational bonding.

All are good concepts. Again, more transformational changes than tweaks to HDB flats may be needed to bridge the generational and diversity divides.

In one of his books Harvard professor Robert Putnam cites a dozen success stories – such as the Chicago public library branches that have become vital locations for building social connections – as examples of how to build social capital. Multi-cultural multi-ethnic Singapore may have even more opportunities than the United States, and out-of-the-box thinking could create new concepts that better connect this diversity of people.

The concept of diversity, too, could be expanded to refer to anything from art havens to lifestyle choices.

And third, the focus group recommended environmentally-friendly projects ranging from bike lanes and better public transport to creating a Heritage Charter to preserve historic buildings. But rather than just pulling down old buildings or clearing away parks to make way for the new, co-chairman Lee Tzu Yang said it is important to “try and build a consensus among all the stakeholders in a particular district as to how to cherish, safeguard the things we love”.

These ideas are good too, yet, as reporter Ong Dai Lin noted in Today’s coverage of the Concept Plan 2011, “their suggestions echoed popular calls that have been rejected time and again”. More transformative projects, perhaps something like solar panels on the roof of every public building to make Singapore a world model for alternative energy, could offer changes that remake Singapore.

This once-in-two-decades chance to transform Singapore through the Concept Plan seems too important to ignore. What may be needed to propel Singapore forward is more input from more people and truly innovative ideas for creating vibrancy or improving fundamental policies.

While small focus groups and lightly-publicised requests for feedback that drew a few thousand responses are a start, only around 0.1 per cent of the population has provided input on what could truly be a plan to reinvent Singapore yet again. Now is the time to put the power of many more people to work.

Source: Today, 27 May 2010

A VISION of future Singapore as a place which celebrates diversity, encourages community life and creates iconic spaces has been drawn by a group tasked to look at improving the quality of life here.

Among their ideas are to create desirable housing for the elderly, develop a transport network that lets people get around the city easily, and allow places with distinct character to grow.

Preliminary recommendations were presented to 200 people yesterday at a public feedback forum by the Urban Redevelopment Authority (URA) on its Concept Plan 2011, which sets out directions for land use and transport for the next 40 to 50 years.

The focus group recommended creating spaces that would have distinct and different purposes, from art outreach to community interaction.

Because of land scarcity, green spaces need not be huge and could be ‘pocket-sized’, said Professor Tan Chorh Chuan, president of the National University of Singapore and the group’s co-chairman.

He told reporters the group was in ‘strong agreement’ about letting distinctive neighbourhoods, like Bras Basah and Little India, develop organically and open up to greater community involvement.

Suggestions for the greying population included allowing seniors to live next door to their family members. Technology must also be better harnessed to improve the transport system so that they and the disabled can get around easily.

The feasibility of getting around on bicycles generated a lot of discussion too, said Mr Edmund Cheng, chairman of the National Arts Council and the group’s co-chairman.

Forum participants also suggested making shopping centres more diverse and less homogeneous, reducing pollution by replacing buses with electric trams in the city and saving energy by having buildings that do not need too much air-conditioning.

Another focus group looked into issues of sustainability and identity. The finalised recommendations will be taken into consideration by URA for the concept plan, to be made public next year for feedback.

Source: Straits Times, 11 May 2010

THE Urban Redevelopment Authority will auction three sites for heavy vehicle parking at 2pm on June 3 at URA Centre.

The parcels, launched yesterday, are at Bukit Batok West Avenue 5 and Senoko Drive.

They are being released to help meet the needs of transport operators and fleet owners.

Registered heavy vehicles that can be parked on the sites include trailers, buses and any other vehicle with a maximum laden weight exceeding five tonnes.

Developer’s packets can be bought from the customer service counter at the URA Centre for $52.50.

They can also be bought online at http://www.ura.gov.sg/LspWeb/ at the same price, plus delivery charges.

Source: Business Times, 11 May 2010

A FOCUS group set up to look at sustainability and identity issues for the Concept Plan 2011 recommends that Singapore aim to be ‘environmentally and socially sustainable’.

The group, set up by the Urban Redevelopment Authority in January, announced its draft recommendations and sought public feedback on them at a forum yesterday.

The recommendations have two main thrusts: building a sustainable city and making Singapore an endearing home.

Under the first key thrust, the group wants stronger ‘green’ infrastructure and greater sharing and ownership of sustainable practices.

This can include reviewing the land tender system to include criteria to encourage developers to incorporate more green features in their projects, and establishing an island-wide waste-reduction and recycling programme.

The focus group also advocates promoting environmentally friendly transport and reviewing car parking policies to discourage the use of private transport – for example, by reducing the number of car parking lots or charging higher car parking fees in the city and town centres.

Ong Keng Yong, co-chairman of the focus group and director of the Institute of Policy Studies, said a ‘holistic’ blueprint – rather than a ‘piecemeal’ approach – is needed to make Singapore sustainable.

Under the second key thrust – making Singapore an endearing home – the focus group asks the government to safeguard the island’s built and natural heritage, including historic districts such as Chinatown, Kampong Glam and Little India, monuments such as the old Supreme Court and City Hall and natural areas such as Bukit Timah Nature Reserve and Pulau Ubin.

The focus group also wants to enhance people’s experience of Singapore’s built and natural heritage and involve the community in shaping an endearing Singapore. It recommends greater involvement of local communities, schools, stakeholders and NGOs in designing and managing ‘endearing’ spaces.

‘It’s to try to build a consensus among all the stakeholders in a particular area on how to cherish, safeguard the things we love in that district,’ said Lee Tzu Yang, co-chairman of the focus group and chairman of Shell Singapore.

The public feedback sought by URA will be considered by the focus group for incorporation in its final report.

Source: Business Times, 7 May 2010

With effect from 30 April this year, the Urban Redevelopment Authority (URA) will take over the secretariat function for the Street and Building Names Board (SBNB) from the Inland Revenue Authority of Singapore (IRAS).

According to its press release, it will also launch a slew of e-services for the application of street, estates and building names. Agents or owners will now be able to apply for streets, estates and building names via the website http://www.ura.gov.sg/dc/sbnb/sbnb.htm.

For ease of transition, URA will continue to accept manual applications for streets, estates and building names until 30 July. From 1 August onwards, all applications for street, estates and building names will have to be submitted online.

Source: AsiaOne, 26 Apr 2010

The Urban Redevelopment Authority (URA) will be organising two public forums next month to gather feedback for the upcoming Concept Plan 2011.

URA earlier formed two focus groups to consider issues that will shape Singapore’s environment in the years ahead. Over the past four months, the focus groups have met to discuss quality of life, ageing, sustainability and identity issues

The groups will share their preliminary recommendations for Concept Plan 2011 at the public forums, to seek feedback.

The first forum – on Sustainability and Identity – will be held on May 6 at 6pm. Shell Companies in Singapore chairman Lee Tzu Yang and Institute of Policy Studies director Ong Keng Yong will co-chair the session.

The second forum – on Quality of Life and Ageing Issues – will take place on May 10 at 6pm. National Arts Council chairman Edmund Cheng and National University of Singapore president Tan Chorh Chuan will lead the session.

The focus groups will review the feedback received at the forums before submitting their final recommendations to URA.

URA will then come up with a draft Concept Plan after considering views from the focus groups and the public. It will allow the public to give feedback on the draft Concept Plan next year.

Source: Business Times, 20 Apr 2010