Over 20,000 new homes likely in Central Area; CBD Incentive Scheme to convert ageing offices
By Rachel Au-Yong, Housing Correspondent, The Straits Times, 28 Mar 2019
More than 20,000 homes could be built in the city centre, which the Central Business District (CBD) is part of, so that it does not become a ghost town at night.
This is more than a third of the current 50,000 flats in the Central Area.
On top of this, the Government will give developers a higher gross plot ratio - a measure of how intensely a land parcel can be developed - to nudge developers to convert ageing offices into hotels and homes.
Announcing the CBD Incentive Scheme at the launch of the Draft Master Plan yesterday, Minister for National Development Lawrence Wong noted that the district is largely mono-use today.
"We want to introduce a broader mix of uses so that the CBD is not only a place to work, but also a vibrant place to live and play," he said.
Other highlights include a new 50km Greater Rustic Coast along the northern coast and three-dimensional district-level underground plans to help building owners and developers plan for the future.
The CBD Incentive Scheme, which will kick in when the Master Plan is gazetted later this year, will apply to the Anson Road, Cecil Street, Shenton Way, Robinson Road and Tanjong Pagar areas. There are currently over 3,000 dwelling units there.
Predominantly office buildings, which have been built or significantly refurbished at least 20 years ago, are eligible.
They will get a plot ratio increase of between 25 per cent and 30 per cent, depending on their location and land use, which could range from a hotel to a condominium with some shops on the ground floor.
By Rachel Au-Yong, Housing Correspondent, The Straits Times, 28 Mar 2019
This is more than a third of the current 50,000 flats in the Central Area.
On top of this, the Government will give developers a higher gross plot ratio - a measure of how intensely a land parcel can be developed - to nudge developers to convert ageing offices into hotels and homes.
Announcing the CBD Incentive Scheme at the launch of the Draft Master Plan yesterday, Minister for National Development Lawrence Wong noted that the district is largely mono-use today.
"We want to introduce a broader mix of uses so that the CBD is not only a place to work, but also a vibrant place to live and play," he said.
Other highlights include a new 50km Greater Rustic Coast along the northern coast and three-dimensional district-level underground plans to help building owners and developers plan for the future.
The CBD Incentive Scheme, which will kick in when the Master Plan is gazetted later this year, will apply to the Anson Road, Cecil Street, Shenton Way, Robinson Road and Tanjong Pagar areas. There are currently over 3,000 dwelling units there.
Predominantly office buildings, which have been built or significantly refurbished at least 20 years ago, are eligible.
They will get a plot ratio increase of between 25 per cent and 30 per cent, depending on their location and land use, which could range from a hotel to a condominium with some shops on the ground floor.
This may help inject new life into this major business node, and see streets filled with hip restaurants, bars and boutique gyms, which have emerged in fringe CBD areas like Boat Quay, Circular Road and Telok Ayer.
The CBD Incentive Scheme, as well as another to rejuvenate ageing commercial buildings islandwide, will replace the Bonus Plot Ratio Scheme introduced in 1989.
The Draft Master Plan guides Singapore's development over the next 10 to 15 years and is reviewed every five years.
The authorities also plan to introduce new homes in Marina Bay and Marina South, for example, through the Government Land Sales programme. But the breakdown on the number of housing units and development timeframe for the various areas will be subject to market conditions, said an Urban Redevelopment Authority (URA) spokesman.
The plan would "bring more homes to where jobs are, and cut down on commuting times for workers to and from work", the URA said in an earlier statement.
Housing plans for other neighbourhoods in the Central Area - like Rochor, Farrer Park, which will have a sporting emphasis, or Keppel, which will feature waterfront housing - are still under detailed study.
Outside of the Central Area, there will be 42,000 new homes in Tengah, 4,000 in Kampong Bugis and 10,000 in Bayshore near the East Coast in the near term, said the URA spokesman.
Also, public housing in Dakota Crescent will be planned around six preserved Singapore Improvement Trust (SIT) blocks and an iconic playground from the 1950s.
As for the Greater Southern Waterfront and Paya Lebar Air Base, they will be developed only in the longer term, so "we have not embarked on detailed planning for these areas", she added.
Other neighbourhoods that will see new homes include Tanglin Halt in Queenstown, and Springleaf in Yio Chu Kang. Details will come later.
The Draft Master Plan 2019 will be exhibited at the URA Centre until May 24. Members of the public can send their feedback on the draft plan to the URA.
The plan would "bring more homes to where jobs are, and cut down on commuting times for workers to and from work", the URA said in an earlier statement.
Housing plans for other neighbourhoods in the Central Area - like Rochor, Farrer Park, which will have a sporting emphasis, or Keppel, which will feature waterfront housing - are still under detailed study.
Outside of the Central Area, there will be 42,000 new homes in Tengah, 4,000 in Kampong Bugis and 10,000 in Bayshore near the East Coast in the near term, said the URA spokesman.
Also, public housing in Dakota Crescent will be planned around six preserved Singapore Improvement Trust (SIT) blocks and an iconic playground from the 1950s.
As for the Greater Southern Waterfront and Paya Lebar Air Base, they will be developed only in the longer term, so "we have not embarked on detailed planning for these areas", she added.
Other neighbourhoods that will see new homes include Tanglin Halt in Queenstown, and Springleaf in Yio Chu Kang. Details will come later.
The Draft Master Plan 2019 will be exhibited at the URA Centre until May 24. Members of the public can send their feedback on the draft plan to the URA.
Underground plans for three districts revealed
They will help nation build deeper and wider, freeing up more land for people-centric uses
By Derek Wong, The Straits Times, 28 Mar 2019
District-level underground plans, released for the first time under the Urban Redevelopment Authority's (URA) Draft Master Plan, will help the nation build deeper and wider, freeing up more surface land for people-centric uses.
Three-dimensional subterranean maps of Marina Bay, Jurong Innovation District and Punggol Digital District were rolled out at the launch of the Draft Master Plan yesterday at the URA Centre in Maxwell Road.
This marks the first phase of what the authorities hope will eventually be a seamless underground map of the country.
The maps show specific locations of bus and rail networks, carparks, pedestrian links, roads, logistics use and utilities, up to a depth of 8m, 15m and 25m for Jurong, Punggol and Marina Bay respectively.
URA chief planner Hwang Yu-Ning told the media in an earlier briefing on Monday that the underground plans are part of a strategy to create spaces for the future as well as build capacity for growth.
She pointed to Singapore's first 230kV underground substation as an example of optimising land use by saving ground space for higher-value purposes.
Located next to Labrador Park MRT station, the substation will be integrated with a commercial building above, freeing up 3ha of land above ground for development.
There are several underground 66kV substations that are already operating in Singapore.
Architect Jason Pomeroy, who is behind the redesign of the Kallang area in the Master Plan, called it a "huge benefit" to have facilities and infrastructure underground without compromising the usability of space on the ground. However, he added that one also has to be conscious of the cost of digging as well.
The maps are also meant to help facilitate planning so that subterranean space can be used efficiently and effectively by building owners and developers.
National Development Minister Lawrence Wong said in a speech at the launch yesterday that the underground plans "will help coordinate planning of infrastructure, storage and utilities".
Veteran urban planner Steven Choo said that with such plans, developers can be more certain about the development potential of the land.
"They will also be freed from constraints on their land while benefiting from better connectivity and efficiency of district-level services that the plans might offer," said Dr Choo, who is chairman of real estate advisory firm VestAsia Group.
National University of Singapore civil engineering professor Yong Kwet Yew supports the push to go underground and highlighted how other cities, such as Montreal and Helsinki, have successfully created extensive underground networks.
"The best (thing to do) is to actually put all the transport links and facilities underground. Major cities in the world are already doing it.
"I think we should do the same, especially when traffic causes a noisy ambience for surrounding neighbourhoods," he said.
Asked about the challenges of going underground, Prof Yong cited costs and societal acceptance.
They will help nation build deeper and wider, freeing up more land for people-centric uses
By Derek Wong, The Straits Times, 28 Mar 2019
District-level underground plans, released for the first time under the Urban Redevelopment Authority's (URA) Draft Master Plan, will help the nation build deeper and wider, freeing up more surface land for people-centric uses.
Three-dimensional subterranean maps of Marina Bay, Jurong Innovation District and Punggol Digital District were rolled out at the launch of the Draft Master Plan yesterday at the URA Centre in Maxwell Road.
This marks the first phase of what the authorities hope will eventually be a seamless underground map of the country.
The maps show specific locations of bus and rail networks, carparks, pedestrian links, roads, logistics use and utilities, up to a depth of 8m, 15m and 25m for Jurong, Punggol and Marina Bay respectively.
URA chief planner Hwang Yu-Ning told the media in an earlier briefing on Monday that the underground plans are part of a strategy to create spaces for the future as well as build capacity for growth.
She pointed to Singapore's first 230kV underground substation as an example of optimising land use by saving ground space for higher-value purposes.
Located next to Labrador Park MRT station, the substation will be integrated with a commercial building above, freeing up 3ha of land above ground for development.
There are several underground 66kV substations that are already operating in Singapore.
Architect Jason Pomeroy, who is behind the redesign of the Kallang area in the Master Plan, called it a "huge benefit" to have facilities and infrastructure underground without compromising the usability of space on the ground. However, he added that one also has to be conscious of the cost of digging as well.
The maps are also meant to help facilitate planning so that subterranean space can be used efficiently and effectively by building owners and developers.
National Development Minister Lawrence Wong said in a speech at the launch yesterday that the underground plans "will help coordinate planning of infrastructure, storage and utilities".
Veteran urban planner Steven Choo said that with such plans, developers can be more certain about the development potential of the land.
"They will also be freed from constraints on their land while benefiting from better connectivity and efficiency of district-level services that the plans might offer," said Dr Choo, who is chairman of real estate advisory firm VestAsia Group.
National University of Singapore civil engineering professor Yong Kwet Yew supports the push to go underground and highlighted how other cities, such as Montreal and Helsinki, have successfully created extensive underground networks.
"The best (thing to do) is to actually put all the transport links and facilities underground. Major cities in the world are already doing it.
"I think we should do the same, especially when traffic causes a noisy ambience for surrounding neighbourhoods," he said.
Asked about the challenges of going underground, Prof Yong cited costs and societal acceptance.
"But I think the impact is generally very minimal," he said. He added that technical constraints can be solved through research.
There are also plans to build deeper. Besides existing caverns such as Jurong Rock Caverns - an underground storage facility for liquid hydrocarbon that goes more than 100m deep - there are ongoing cavern studies by statutory boards JTC and PUB which will help identify potential cavern spaces for industrial, utility and storage use.
Jurong Rock Caverns and an ammunition facility in Mandai have saved Singapore 360ha of land, about the size of Marina Bay.
The Government has said earlier that there is no intention to locate residential homes underground.
Jurong Rock Caverns and an ammunition facility in Mandai have saved Singapore 360ha of land, about the size of Marina Bay.
The Government has said earlier that there is no intention to locate residential homes underground.
Other key highlights
By Derek Wong, The Straits Times, 28 Mar 2019
The Draft Master Plan launched yesterday by the Urban Redevelopment Authority (URA) featured plans to introduce homes to new areas, underground maps as well as schemes to revitalise ageing buildings.
Here are some other highlights from the plan, which may be gazetted later this year.
ONE-STOP NEIGHBOURHOOD HUBS
Future residential precincts will be laid out in such a way that there is easy access to a wide range of public spaces and amenities.
Integrated hubs such as Bukit Canberra in Sembawang and Punggol Town Hub will make it easier for residents to shop, dine and engage in family activities under one roof.
GREATER SOUTHERN WATERFRONT
The Pasir Panjang Power District, which will be connected to the rest of the Greater Southern Waterfront stretching from Pasir Panjang to Marina East, will become a lifestyle and heritage destination.
Government agencies are exploring strategies to realise this, such as the "adaptive reuse" of the former power station buildings and opening up the grounds for public access.
URA and the Singapore Land Authority will be launching a competition next month for the public to contribute ideas on how the precinct can be transformed.
TRANSFORMING PAYA LEBAR AIR BASE
Work on the area will start after 2030, when the air base is vacated, freeing up 800ha of land.
The site will be transformed into a new town with jobs and amenities.
Some of the preliminary ideas to transform the area include:
• Retaining the area's rich aviation heritage by repurposing the former airport buildings and parts of the runway;
• Creating a network of parks and open spaces with leisure options;
• Building an integrated mixed-use neighbourhood for future residents.
By Derek Wong, The Straits Times, 28 Mar 2019
The Draft Master Plan launched yesterday by the Urban Redevelopment Authority (URA) featured plans to introduce homes to new areas, underground maps as well as schemes to revitalise ageing buildings.
Here are some other highlights from the plan, which may be gazetted later this year.
ONE-STOP NEIGHBOURHOOD HUBS
Future residential precincts will be laid out in such a way that there is easy access to a wide range of public spaces and amenities.
Integrated hubs such as Bukit Canberra in Sembawang and Punggol Town Hub will make it easier for residents to shop, dine and engage in family activities under one roof.
GREATER SOUTHERN WATERFRONT
The Pasir Panjang Power District, which will be connected to the rest of the Greater Southern Waterfront stretching from Pasir Panjang to Marina East, will become a lifestyle and heritage destination.
Government agencies are exploring strategies to realise this, such as the "adaptive reuse" of the former power station buildings and opening up the grounds for public access.
URA and the Singapore Land Authority will be launching a competition next month for the public to contribute ideas on how the precinct can be transformed.
TRANSFORMING PAYA LEBAR AIR BASE
Work on the area will start after 2030, when the air base is vacated, freeing up 800ha of land.
The site will be transformed into a new town with jobs and amenities.
Some of the preliminary ideas to transform the area include:
• Retaining the area's rich aviation heritage by repurposing the former airport buildings and parts of the runway;
• Creating a network of parks and open spaces with leisure options;
• Building an integrated mixed-use neighbourhood for future residents.
Plans to transform Orchard Road, create more buzz in CBD
By Derek Wong, The Straits Times, 28 Mar 2019
Shoppers in Orchard Road may one day find themselves in a lush urban corridor that connects to the Singapore Botanic Gardens and Fort Canning Park, based on plans to rejuvenate the central area.
The Urban Redevelopment Authority's (URA) Draft Master Plan, released yesterday, also includes other initiatives to revitalise the central area, such as tapping vacant state properties in the Central Business District (CBD) for short-term use to bring about greater footfall.
The plan also includes the introduction of two schemes to incentivise developers to convert ageing developments to other purposes, such as hotels and residential use.
"Increased global competition, changing trends and lifestyle aspirations mean that our city centre needs to maintain its competitive edge and dynamism through continued growth and rejuvenation," said the URA in a statement.
Orchard Road will be divided into four sub-precincts, each offering a different experience. The 2.4km stretch may also see a car-free portion to connect green spaces, as well as new retail concepts, attractions, entertainment options and events.
A solution to generate more vibrancy in the CBD is to tap vacant state properties, said URA chief planner Hwang Yu-Ning to the media in an earlier briefing on Monday.
These buildings can be used to test-bed new ideas and events. Some of these vacant buildings are in Maxwell Road and Sultan Gate.
The CBD Incentive Scheme will give developers a higher gross plot ratio - the permissible development intensity of a land parcel - to encourage them to turn older offices into mixed-use buildings. The scheme will kick in when the Master Plan is gazetted, which is expected to be later this year.
Under the Strategic Development Incentive (SDI) Scheme, which took effect yesterday, developments islandwide may be able to increase their gross plot ratio or attain flexibility on other development controls if they have innovative proposals that transform the precinct. Such ideas include the provision of high-quality public spaces, car-lite measures and conservation efforts, for example.
To qualify, the buildings must have a minimum age of 20 years from the date of the last temporary occupation permit. Submissions will be assessed on a case-by-case basis.
Mr Jason Leow, president (Asia and retail) of CapitaLand Group, which owns and manages a network of properties in the central area, called the Draft Master Plan "a positive move in promoting ground-up ownership of and private participation in the urban rejuvenation of Singapore's built environment".
Mr Nicholas Mak, executive director of property consultancy ZACD Group, said owners of ageing retail malls outside the central area may be attracted to the SDI Scheme, as these developments face dwindling footfall due to changing consumer habits amid a rise in e-commerce.
"These owners are likely to welcome incentives which encourage redevelopment and possible conversion of uses to inject more life and vibrancy in the area," he said.
Ms Christine Li, senior director and head of research at property firm Cushman & Wakefield, said the CBD Incentive Scheme may indirectly cause CBD office rents to rise.
"Given that there could be a wave of redevelopments into residential and hotel segments to tap the CBD Incentive Scheme, office supply in the medium term could be even tighter if there are more conversions of office developments into residences and hotels," she said.
By Derek Wong, The Straits Times, 28 Mar 2019
Shoppers in Orchard Road may one day find themselves in a lush urban corridor that connects to the Singapore Botanic Gardens and Fort Canning Park, based on plans to rejuvenate the central area.
The Urban Redevelopment Authority's (URA) Draft Master Plan, released yesterday, also includes other initiatives to revitalise the central area, such as tapping vacant state properties in the Central Business District (CBD) for short-term use to bring about greater footfall.
The plan also includes the introduction of two schemes to incentivise developers to convert ageing developments to other purposes, such as hotels and residential use.
"Increased global competition, changing trends and lifestyle aspirations mean that our city centre needs to maintain its competitive edge and dynamism through continued growth and rejuvenation," said the URA in a statement.
Orchard Road will be divided into four sub-precincts, each offering a different experience. The 2.4km stretch may also see a car-free portion to connect green spaces, as well as new retail concepts, attractions, entertainment options and events.
A solution to generate more vibrancy in the CBD is to tap vacant state properties, said URA chief planner Hwang Yu-Ning to the media in an earlier briefing on Monday.
These buildings can be used to test-bed new ideas and events. Some of these vacant buildings are in Maxwell Road and Sultan Gate.
The CBD Incentive Scheme will give developers a higher gross plot ratio - the permissible development intensity of a land parcel - to encourage them to turn older offices into mixed-use buildings. The scheme will kick in when the Master Plan is gazetted, which is expected to be later this year.
Under the Strategic Development Incentive (SDI) Scheme, which took effect yesterday, developments islandwide may be able to increase their gross plot ratio or attain flexibility on other development controls if they have innovative proposals that transform the precinct. Such ideas include the provision of high-quality public spaces, car-lite measures and conservation efforts, for example.
To qualify, the buildings must have a minimum age of 20 years from the date of the last temporary occupation permit. Submissions will be assessed on a case-by-case basis.
Mr Jason Leow, president (Asia and retail) of CapitaLand Group, which owns and manages a network of properties in the central area, called the Draft Master Plan "a positive move in promoting ground-up ownership of and private participation in the urban rejuvenation of Singapore's built environment".
Mr Nicholas Mak, executive director of property consultancy ZACD Group, said owners of ageing retail malls outside the central area may be attracted to the SDI Scheme, as these developments face dwindling footfall due to changing consumer habits amid a rise in e-commerce.
"These owners are likely to welcome incentives which encourage redevelopment and possible conversion of uses to inject more life and vibrancy in the area," he said.
Ms Christine Li, senior director and head of research at property firm Cushman & Wakefield, said the CBD Incentive Scheme may indirectly cause CBD office rents to rise.
"Given that there could be a wave of redevelopments into residential and hotel segments to tap the CBD Incentive Scheme, office supply in the medium term could be even tighter if there are more conversions of office developments into residences and hotels," she said.
Singapore to have 1,000ha more parks and park connectors
By Rachel Au-Yong, Housing Correspondent, The Straits Times, 28 Mar 2019
In 15 years' time, nine in 10 Singaporeans will be just a 10-minute walk away from a park.
This enhanced City in a Garden vision was unveiled yesterday in the Draft Master Plan, which shows 1,000ha more parks and park connectors across the island. The expansion is an almost 13 per cent increase over the existing 7,800ha.
By Rachel Au-Yong, Housing Correspondent, The Straits Times, 28 Mar 2019
In 15 years' time, nine in 10 Singaporeans will be just a 10-minute walk away from a park.
This enhanced City in a Garden vision was unveiled yesterday in the Draft Master Plan, which shows 1,000ha more parks and park connectors across the island. The expansion is an almost 13 per cent increase over the existing 7,800ha.
This is part of a "conscious and deliberate effort" to protect natural spaces and increase ecological resilience, said Minister for National Development Lawrence Wong at the launch of the Draft Master Plan.
"From time to time, we hear concerns that Singapore is developing too rapidly, that we are losing greenery and heritage spaces," he said.
"We have to change and reinvent our city. But Singapore is also our home, and we want it to be a home that's beautiful and green, with familiar spaces that we can connect and identify with."
Recently, nature groups have clashed with the authorities over several developments, the latest of which was over the Housing Board's findings of an environmental study on the clearance of secondary forests for public housing in Tengah.
Last month, the authorities said they intend to make public such findings unless there are specific reasons, like security considerations, to keep them confidential.
Mr Wong yesterday elaborated on the nature of the planned green spaces, saying the goal is to have more than 400km of park connectors in the next 15 years, up from about 300km now.
There will also be major green recreational corridors, including the 36km Coast to Coast trail linking Jurong Lake Gardens in the west to Coney Island Park in the north-east. The trail will be officially launched on Saturday.
Another major green stretch is the 24km Rail Corridor running from Woodlands to Tanjong Pagar. About one million people will live within 1km of it.
Work to enhance a central 4km stretch between Hillview Avenue and Bukit Timah Railway Station is ongoing. The authorities hope that when the entire corridor is fully linked by 2021, it will rejuvenate nearby neighbourhoods.
Some areas in the vicinity of the railway will be conserved for their heritage, such as Bukit Timah Railway Station and the Station Master's Quarters. Both buildings will be refurbished with suitable amenities.
Nearby, the former Bukit Timah Fire Station and Beauty World will be transformed into gateways for the surrounding nature and heritage attractions. The fire station building will have a visitor centre and become a central point for the network of attractions in the area.
At Beauty World, there will be street-level activities and landscaping to improve the walking experience from the shopping mall to the Rail Corridor. An upcoming Bukit Timah Community Centre, with a market and hawker centre, will add to the buzz.
Another major recreational corridor is the Round Island Route, a 150km ring-like park connector that will be progressively completed by 2035.
Part of the route comprises the Greater Rustic Coast, a 50km belt of parks, beaches and nature attractions that stretches from Lim Chu Kang to Changi.
Some of the impending projects there include Mandai Mangrove and Mudflat, which will be enhanced as a nature park in mid-2022, and the development of a new park in Hampstead Gardens.
The Urban Redevelopment Authority is also exploring recreational options in Kranji, such as whether Singapore Racecourse can be turned into a family-friendly and communal spot.
Related
Draft Master Plan 2019 - Proposals for an Inclusive, Sustainable and Resilient City -27 Mar 2019
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