THE future use of the land parcel at Tanjong Pagar railway station as well as the other five plots involved in the historical land swop with Malaysia are to be reviewed under the Urban Redevelopment Authority’s Concept Plan next year.

The National Development Ministry has announced that the future use of the plots ‘will be reviewed under the URA Concept Plan and Master Plan exercises, and the land parcels will be put to optimal use’.

Next year, URA is due to review its Concept Plan, which maps out Singapore’s land use strategies over the next 40 to 50 years and is re-examined every 10 years.

And its Master Plan, which is reviewed every five years and translates the long-term strategies of the Concept Plan into detailed plans over the next 10 to 15 years, is scheduled for reappraisal in 2013.

The land swop deal inked on Monday resulted in Singapore and Malaysia agreeing to swop six parcels in Marina South and the Ophir-Rochor area for six Malayan railway (KTM) sites in Tanjong Pagar, Kranji, Woodlands and Bukit Timah.

Although the developments likely on these sites are uncertain at this stage, a recent Nomura Singapore report suggests that the deal is likely to benefit United Overseas Land (UOL) and Keppel Land as both companies have assets in the areas involved.

It cites Keppel Land as an obvious beneficiary of the development of the Marina South parcels because of its stakes in the upcoming Marina Bay Financial Centre and the Ocean Financial Centre in the Marina Bay area.

But UOL is tipped by Nomura as being the top beneficiary, given that it offers comprehensive exposure to the Rochor and Tanjong Pagar make-over – its new Spottiswoode Park residential project is just behind the Tanjong Pagar railway station.

UOL, which is currently readying its showflat, expects to launch the project by the end of the year.

Although URA’s plans for Tanjong Pagar will not be announced before the launch of UOL’s project, Nomura expects the potential of the railway station’s redevelopment to be reflected in both prices and buyer expectations.

According to the 2008 master plan, a portion of the Tanjong Pagar railway station land parcel is zoned for commercial use with a plot ratio of 4.2, while a large chunk of it is zoned for residential use with a plot ratio of 2.8.

The rejuvenation of the Rochor district, notes Nomura, bodes well for two assets there that UOL has indirect stakes in: The Plaza and The Gateway.

And the development of the Ophir-Rochor land parcels and URA’s plans are likely to help rejuvenate Rochor and Tanjong Pagar respectively.

‘We believe assets in these areas could see more potential upside versus those in the Marina Bay area, as the latter is already regarded as the new Downtown (with the completion of the Marina Bay Sands and the upcoming MBFC development) and asset values have appreciated accordingly,’ Nomura said.

Source: Straits Times, 24 Sep 2010

MPs give their take on future lines, now that planners are looking beyond just viability

Ideas have emerged on future MRT lines in Singapore, and none is considered far-fetched any more.

Building a second and larger Circle Line, or a northern coastal line through Punggol? What about an MRT line across the sea to Pulau Ubin?

Transport planners can now consider such ideas even if the proposed lines pass through quiet estates and are not viable on their own – so long as the whole MRT network benefits from these new connections.

The Government made clear its change in thinking on future MRT lines last Monday, and MPs gave The Sunday Times their ideas on where the tracks could lead.

The chairman of the Government Parliamentary Committee (GPC) for Transport, Dr Lim Wee

Kiak, favours a second Circle Line that connects stations in the outer parts of existing lines, say, from Yishun to Sengkang.

Passengers now have to take the North-South Line from Yishun station to Bishan interchange, hop on the Circle Line to Serangoon interchange, then take the North-East Line to Sengkang.

‘The London system is almost like a grid, while ours will be more like a web with circles that radiate from the centre,’ said Dr Lim, an MP for Sembawang GRC.

His deputy chairman, Dr Muhammad Faishal Ibrahim, suggests joining stations in Ang Mo Kio (North-South Line), Hougang (North-East Line) and Bedok (East-West Line) with an MRT line.

The Urban Redevelopment Authority (URA) had itself provided for a larger Circle Line in its 2001 Concept Plan, to link regional centres in Tampines, Woodlands and Jurong East.

A review of the 2001 plan, to be done every 10 years, is scheduled to be completed next year.

Why not also build an MRT line to islands like Pulau Ubin and Pulau Tekong, suggested Dr Faishal, an MP for Marine Parade GRC.

Suggestions of other new MRT lines have also circulated on the Internet in recent years.

In 2005, for instance, a Raffles Institution student created a map of the MRT network and added

possible future lines based on URA master plans and National Library archives, among other sources.

He envisaged, among others, a North Coast Line from Woodlands to Changi, through Punggol and Pasir Ris stations.

That may not be far off the mark.

The 2001 Concept Plan had almost the same line, except it started from Sembawang instead of Woodlands.

A 2003 Land Transport Authority book, Getting There, also said Punggol station was designated an interchange between the North-East Line and a future line known as the North Shore Line.

A 40m by 40m box was built directly below the station to accommodate a future station on the North Shore Line.

Underpinning the Government’s change in thinking is its assessment that MRT lines built after 2020 will be mainly underground and could take longer to become profitable on their own if they have to pass through less mature estates with low ridership.

But the spin-offs to the whole rail network could be huge, and transport planners are now better able to project such benefits after two decades of operating the MRT.

Transport GPC member Charles Chong, an MP for Pasir Ris-Punggol GRC, said the new policy will benefit new towns, as it takes time to build up a critical mass of passengers.

‘It is a chicken-and-egg situation. People do not move into an area if the infrastructure is not developed,’ he said.

Source: Sunday Times, 23 Aug 2010

Green transport a top priority in concept plan reports

(SINGAPORE) Switching to environmentally-friendly transport won’t mean more pain and discomfort, if the suggestions in reports by two government-appointed focus groups are anything to go by.

In fact, frequent public transport commuters will be cheered to see suggestions that include longer operating hours for buses and trains, shorter commute times with dedicated bus lanes for express buses and reduced fares.

While some of the suggestions are not new, the final reports put forth a ‘more integrated, holistic approach’ so more people will choose public transport to make Singapore ‘greener’.

The two reports were compiled to address issues of ageing, sustainability, quality of life and identity in Singapore, and will be taken into consideration for Concept Plan 2011, a blueprint for Singapore’s land use and transportation plans over the next 40 to 50 years.

However, it’s not all carrots with no sticks. One such ‘stick’ might draw groans from motorists. One focus group raised the issue of reviewing car parking policies, which might include raising parking fees in the city and town centres, reducing the number of parking lots.

The reports also addressed the issue that alternative modes of transport such as walking and cycling could become more commonplace if Singapore found a way to address the hot and humid climate and improve safety.

For this, dedicated cycling lane networks, increasing parking facilities for bicycles and more foliage-covered walkways to MRT stations, bus stops and taxi stands were some suggestions.

Some recommendations addressed bigger social and national identity issues as well. For instance, having pedestrian thoroughfares in heritage areas such as Kampong Glam, Haji Lane and Little India would not only allow pedestrians to soak in Singapore’s heritage, art and culture but also ‘green’ their transportation habits.

Besides transportation, improving waste management and raising demand for green products were addressed. To promote both recycling and use of transport, recycling facilities could be placed at MRT stations and public transport rebates could be given to those who recycle.

Also making the list were ideas like community-wide composting, pegging waste disposal fees to the amount thrown away, and setting up a green accreditation body to set environmental standards for products and services.

Executive director of Singapore Environment Council, Howard Shaw welcomes the progress of the reports that were presented to the Ministry of National Development and Urban Redevelopment Authority yesterday.

‘It’s good to have a holistic approach,’ he said.

‘People’s lifestyles have changed tremendously and looking into how to change Singapore’s infrastructure to fit that, will raise awareness and acceptability of how to live more sustainably.’

Source: Business Times, 20 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

Four thousand people, including singles, families with young children, the elderly and foreigners, will be surveyed between now and November. And focus group discussions will be used to gain deeper insight into key issues.

Those taking part in the survey will be asked for their views on a range of lifestyle issues, including living and working environments, recreational activities and factors that create a sense of belonging to Singapore.

The URA hopes the survey will highlight any gaps that need filling in the provision of facilities.

Also, the findings of the Lifestyle Survey will go towards the 2011 review of the Concept Plan, which maps out Singapore’s land use and transportation over the next 40 to 50 years.

Letters will be sent to notify households that have been selected for the survey.

It will also help build capabilities of construction firms

THE government will continue to monitor the property and construction markets and adopt more measures to keep them stable if needed, said National Development Minister Mah Bow Tan yesterday.

The Ministry of National Development (MND) will also introduce measures to build up the capabilities and productivity of construction firms, and make the industry more attractive to Singaporeans, he added.

‘As we help Singaporeans tide over the current economic uncertainty, we will press on with our long-term plans to make Singapore an attractive and highly liveable city,’ he highlighted in his ministry’s addendum to the President’s address in Parliament.

MND is overseeing several projects to transform Singapore into an exciting metropolis. For instance, the government has invested close to $5.7 billion in infrastructure in Marina Bay, and will continue to inject more than $1 billion in more works over the next 10 to 15 years.

Beyond Marina Bay, it will also invest in infrastructure in the new growth areas at Jurong Lake District, Kallang Riverside and Paya Lebar.

To ensure that Singapore’s growth is sustainable, MND will push harder for the adoption of energy efficient technologies in buildings, and embark on a large-scale solar test-bed within HDB estates.
Recognising that public housing remains a key pillar of the country’s social security system, Mr Mah said that the government will help HDB households affected by the downturn to manage immediate mortgage repayments and to work out longer-term solutions, such as switching to smaller flats.

MND will also increase the supply of rental, 2-room and 3-room flats. It will also step up the construction of studio apartments for the elderly looking to monetise their flats.

MND will kick off the Concept Plan 2011 exercise this year to draw up long-term plans for Singapore’s growing economy and population.

Source: Business Times, 21 May 2009

New round of reviews begins this year on blueprint for Singapore’s long-term physical development