Bu4280 Tutorial 4 - Final (v2)

Singapore Concept Plan 2001:
“Towards a Thriving City in the 21st Century”

A city that's dynamic, with a business hub that can hold its own in the global playing field.
A city that's distinctive, with a unique identity that is recognisably our own.
A city that's delightful with energy, excitement and entertainment.
BU4280
Development and Building Economics
Tutorial 4
Assignment Report
In Singapore’s Concept Plan 2001, the vision states that:
“We envisage a city that is dynamic – for business, entertainment and leisure;
a city that is distinctive with heritage and identity; and a city that is delightful
with energy, excitement and entertainment.”
In short, the mission is set to transform Singapore into a thriving world class
city in the 21st century through seven key thrusts of the Concept Plan over the
next 40-50 years.
Since 2001, discuss through the seven key thrusts, projects that have been
implemented and those that are in the pipeline to physically and/or socially
develop Singapore in this direction. Review and comment on how the projects
can bring her closer to realising the vision of this Concept Plan.
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Content Page
1Introduction..............................................................................................................................1
2Housing....................................................................................................................................1
2.1Thrust One: New Homes in Familiar Places ....................................................................1
2.2Thrust Two: High-rise City Living – A Room with a View .............................................2
2.3Evaluation of Housing Thrusts (1 and 2) toward actualization of Vision in Concept Plan
................................................................................................................................................3
2.4Other Impacts and Recommendations..............................................................................4
3Recreation................................................................................................................................5
3.1Thrust Three: More Choices for Recreation ....................................................................5
3.2Projects Implemented under (Recreation) Thrust 3..........................................................5
4Business....................................................................................................................................7
4.1 Thrust Four: Greater Flexibility for Business .................................................................7
4.2Thrust Five: A Global Business Centre ............................................................................9
4.3 Thrust Six: Extensive Rail Network ..............................................................................11
5Identity ..................................................................................................................................12
5.1 Thrust Seven: Focus on Identity ...................................................................................12
6Conclusion..............................................................................................................................14
References................................................................................................................................15
Annex A...................................................................................................................................17
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BU4280 DEVELOPMENT AND BUILDING ECONOMICSTUTORIAL FOUR
1 Introduction
Singapore’s Concept Plan 2001 is Singapore’s long-term planning frame work which maps out our vision
for the next 40 to 50 years in terms of strategic directions for land use and transportation for a population
parameter of 5.5 million. It allows for efficient and effective use of our land resources, emphasizing
development in a sustainable manner, and seeks to transform Singapore into a “thriving world-class city
in the 21st century” through the plan’s seven key thrusts, grouped into ‘housing’, ‘recreation’, ‘business’
and ‘identity’.
Housing aims to create a more livable city where Singaporeans can reside comfortably, by providing a
wide choice of housing locations and types, on top of building 800,000 new homes to house the entire
population, and setting aside sufficient space for industries, businesses and other needs.
Recreation aspires to transform Singapore into a fun and exciting city, by providing a wide and balanced
variety of places, ranging from sporting facilities to accessible green spaces and more cultural facilities in
convenient locations, for everyone to enjoy.
Business projects the vision for Singapore to be a city empowered to compete in the international arena –
an economically vibrant city, driven by cutting-edge technology, high value-added industries and
services, a global financial centre with strong infrastructure. The knowledge economy entails a rapidly
changing business environment and calls for new ways of doing business, which incorporates flexibility.
Identity, a new focus of this Concept Plan, seeks to retain a sense of distinctiveness in our physical
landscape in the process of the country’s development while encouraging a sense of rootedness to our
country; Our community and national identity is something every citizen is very much concerned with.
Singapore aims to be more than “a clean and green city”, the first thing that comes to mind when people
mention Singapore.
“We want to be more: a global business centre, a hub for culture and arts, an island city that celebrates
its tropical greenness and a city that reflects its identity and history. We want to become a dynamic city
for business, leisure and entertainment, a distinctive city with heritage and identity, and most
importantly, a delightful place for building our homes and raising our children.” (Mah, 2001)
The government recognizes that the Concept Plan is not just about building an efficient city, but also
about building a home for Singaporeans. In this report, the seven key thrusts of the Concept Plan will be
discussed individually under the 4 above-mentioned categories. References to past, present and future
projects, specifically how they help to realize the vision of the Concept Plan, will be presented in a table
format for better understanding.
*Note that some projects will show some overlap in the various thrusts.
2 Housing
2.1 Thrust One: New Homes in Familiar Places
‘New homes’ refer to both newly built homes in established existing areas (e.g. Bukit Merah) and
upgrading and redevelopment of existing middle and old aged HDB flats. These homes will be built in
familiar places such that people can be close to their parents’ home and/or workplace and enjoy ready
amenities (e.g. MRT, markets etc). This aims to foster community bonds, rejuvenate existing bonds and
strengthen the residential image of the region.
2.1.1 Meeting Higher Housing Aspirations

Housing Development Board (HDB) constantly tries to improve its design and construction process to
aesthetically, functionally, safely and comfortably bring about better homes for people to feel more cozy
and homely. For example, HDB launched show-flats which showcase the potential to exploit design of
typical flat layouts to build it similar to that of private apartments. In private sector, the Small Office,
Home Office (SOHO) at Clarke Quay is the first development to integrate habitation, lifestyle, business,
community and transportation connectivity within one building.
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2.1.2 Maintaining Vibrancy

The Estate Renewal Strategy, Main and Lift Upgrading Programme was introduced to rejuvenate older
HDB estates by improving the physical environment which enhances the asset value of the homes,
thereby preventing them from becoming dilapidated enclaves. The government has also looked into
better infrastructure for residents with the implemented North-East Line (NLE) and the under-
construction Circle Line. Likewise, more amenities such as neighbourhood shopping malls, schools etc
are constructed to facilitate community living.
2.1.3 Assistance for Lower-Income Groups

The Special Housing Assistance Programme, developed to address the housing concerns of Singaporeans
who require assistance to buy homes, allows the lower income group to have a chance of upward
mobility. Also, there are financial incentives for 2-room flat owners to upgrade to larger units at
discounted rates. Rental tenants’ assets are enhanced through reduction of limitations to allow them to
become home owners.
2.1.4 Remaking Our Homelands and Caring for the Elderly

HDB’s Remaking Our Heartlands innovative and upgrading programme in Punggol, Yishun and Dawson
estates aims to maintain the heartlands as Singaporeans’ cherished home. Existing communities will be
developed to improve living conditions of the elderly, such as lift landings on every floor and upgrading
current 1-room rental flats with elderly-friendly and safety features. Future housing policies will also be
introduced to ensure that the elderly will find affordable housing that is well integrated with the wider
community (MND, 2006), with the inclusion of barrier-free access, implemented with the 1st pilot study
at Ang Mo Kio Town Centre.
2.1.5 New Downtown @ Marina South

The state-of-the-art infrastructure development is intended for urban living and entertainment. URA is
also going to implement Common Services Tunnels within the new downtown to allow such purpose-
built underground tunnels to facilitate utility services distribution and future developments.
2.1.6 More Variety in Housing

Private and public sectors will cooperate to formulate more policies to suit the changing needs and
aspirations of Singaporeans with the hope to provide Singaporeans with affordable homes in cohesive
communities.
2.2 Thrust Two: High-rise City Living – A Room with a View

High-rise city living is a fresh look at modern, architecturally designed spaces in which to live, right in
the heart of the city (Andrew W., 2004). This strategic thrust is concerned with building of more modern
homes in the central area and adding more buzz to the city. Furthermore, high-rise city living allows for
more people living together in a building, at a higher level where they can enjoy the clear scenery view of
the city with wind breeze that acts as natural ventilation. Building upwards is also the only way for land
scarce Singapore to cater for the large projected increment in population, projected to be 6.5 million in a
2007 review of the Concept Plan.
2.2.1 High-rise Living in HDB Flats

The government is actively working towards the goal of high-rise city living. This can be seen from the
current and proposed high-rise HDB projects at many parts in the central area.
HDB constructed the first 40-storey apartment’s block in Toa Payoh, using the modular Precast Column
Beam System (PCBS) which includes the precise components of columns, beams, slabs, household
shelters, facades, internal walls and volumetric toilet and light fixtures for the high-rise flat. This latest
technology was employed to improve the quality, safety and productivity of the flats.
Duxton, to be built up to 50 storeys high in Tanjong Pagar area, is envisaged to be a landmark public
housing development – the tallest HDB flats in Singapore. Other upcoming projects are roughly
estimated to be at least 40 storeys high.
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2.2.2 Private Housing with a City Skyline

The private sector is very experienced in constructing high-rise commercial buildings in the city such as
the UOB plaza, Capital Tower, OCBC Centre and Maybank Tower in the Central Business District
(CBD). They are also involved in the building of residential condominiums in the city area. In the past,
the highest condominium built was approximately 30 storeys high, like the Makena at Meyer Road and
the upcoming condominium, The Hamilton at Scotts Road. At present, the private sector is working
towards taller buildings, evident in the new development at Marina Bay. The Sail @ Marina Bay will be
the tallest residential development with Tower One and Two standing at 70 storeys and 63 storeys high
respectively, offering a spectacular view of the Singapore skyline. The Business Finance Centre, also
located at Marina Bay, is another example. If in accordance to plan, 40% of the GFA will be
complementary uses in high-rise residential living and recreation facilities.
2.3 Evaluation of Housing Thrusts (1 and 2) toward actualization of Vision in Concept Plan
The vision to transform Singapore into a world class city is longer a dream but reality. The various
housing development projects have shown efforts and possibilities to fulfill Thrust 1 and 2 in the concept
plan. The details of the projects will be reviewed and discussed to assess how Singapore is striving
towards the goal of a world class city in the following table.
Table 1: Evaluation of Thrust 1 (New Homes in Familiar Places)

Projects Aims Discussion
i) Innovation in New To maintain higher housing Residents are not restricted to traditional
Layout Design aspirations by improving in its design housing, but gravitate towards
design and construction process to innovative and warm housing design.
ii) Small Office, Home aesthetically, functionally, safely The introduction of SOHO integrated
Office (SOHO) and comfortably bring about style of housing bring us a step closer to
better homes for people to have a work and amenities, which also
sense of belonging to the increases lifestyle convenience.
community.
iv) Estate Renewal Strategy To rejuvenate middle or older With these programmes, residents will
HDB estates to improve the live in newer homes with better
physical environment, and facilities without having to move to new
v) Main Upgrading
enhance the asset value of these locations, which they are unfamiliar
Programme
homes. with. They will still be close to their
parents, schools, communities etc.
vi) Lift Upgrading In addition, with improvements to the
Programme transportation system and more
neighbourhood shopping malls,
vii) Infrastructure and residents can now enjoy activities such
amenities as shopping or friends gathering even
within their area of familiarity. These
would also facilitate community
bonding.
viii) Special Housing To address the housing concerns These projects aim not to neglect lower
Assistance Programme of lower income group to allow income groups. It is acknowledged that
upward mobility. they should also be entitled to new
ix) Financial Incentives To facilitate 2-room flats owners homes and better living lifestyle.
to upgrade to larger units at
discounted rates.
To enhance the value of rental
tenants’ assets from tenants to the
actual owners of the flats by
reducing limitations.
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x) Elderly-friendly To provide for the social and These projects are able to enhance the
Features and Services community needs of the elderly. living environment of the elderly,
Implementation reducing the hassle of them having to
travel from one place to another. Elderly
will be able to gather for leisure
xi) Barrier Free Access
activities like chess, bird watching and
Implementation
chit-chatting, which help to strengthen
the community bond.
xii) Remaking our To maintain the heartlands as The government also looks into
Homelands Singaporeans’ cherished homes. rejuvenating the heartland estates in
To improve living conditions of addition to the central areas. They
the residents and enhance recognize that regardless of location,
community bonds. each home has its unique values.
xiii) New Downtown @ To create urban living and This area would be transformed into a
Marina South entertainment environment. buzzing district where projects of
different functionality and intention will
be constructed to bring Singapore closer
to becoming a world class city.
xiv) Public-Private To formulate more policies to suit The public and private sectors can come
Partnership Projects the changing needs and together to solve problems with
aspirations of Singaporeans to expertise and knowledge from different
achieve the aim of affordable fields. Working hand in hand can better
homes in cohesive communities. develop Singapore along the same
direction to allow for optimal
integration of the types of buildings and
infrastructure to be constructed. This
enables Singapore to strive as one in
public and private projects to achieve
the aim of cohesive communities.
Table 2: Evaluation of Thrust 2 (High-rise City Living – A Room with a View)

i) First 40-storey To allow for high-rise city living Tapping on latest technology to
Apartment’s Block @ with panoramic views. construct buildings higher will be
Toa Payoh To enjoy ready amenities and what Singapore is striving for with its
ii) Duxton @ Tanjong facilities. scarce land and resources. Residents
Pagar are able to enjoy the panoramic views
at high floors and to enjoy the cooling
iii) Skyscrapers in CBD
breeze.
iv) “The Sail @ Marina
Bay”
v) Business Finance Centre
2.4 Other Impacts and Recommendations

Having new homes to help to move Singapore forward implies that there will be more construction
activities to be carried out, which indirectly has an impact on global warming. Thus it is important to
look into reducing the omission of carbon dioxide which is the main contributor to global warming.
Although Singapore has looked into more energy efficient and sustainable construction to curb global
warming, there is still room for improvements. The government should make it compulsory for
contractors to be waste-reduction conscious, “green” measures knowledgeable etc. In addition, buildings
can also be build that are energy efficient proven. For example, LEED, Energy Star Buildings are
certified in their capability to achieve a 25-30% energy savings than non- LEED certified buildings.
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3 Recreation
3.1 Thrust Three: More Choices for Recreation
As Singapore becomes more affluent, the government aims to provide a better quality of living for all
Singaporeans. Creating a recreational environment will contribute to making Singapore a more exciting
and fun place to live in. According to the concept plan, there will be more accessible green spaces, wide
ranging of sports and cultural facilities and exciting entertainment to develop Singapore into a vibrant
city to play in.
3.1.1 City in the Garden

The Urban Redevelopment Authority (URA) and Npark had drawn up a Park and Waterbodies plan in
2002 to enhance the greenery, water bodies and living environment in Singapore. As towns get more
crowded and home are more high-rise, people being to appreciate green space more. Furthermore, they
became more exposed to visiting parks after holidays abroad. The different nature features such as the
nature trail and MacRitchie TreeTop Walk have provided alternative choices for the locals to be closer to
nature. The preservation of these open spaces has also helped to increase environmental education and
awareness. The Jurong Lake Park has also provided accessible amenities to both the residents and nearby
companies to hold events and activities which promote social interaction. Lastly, The Gardens by the Bay
will also add greenery to the city when it aims to attract families and tourists.
3.1.2 Healthy Lifestyle

The Singapore Sports Council (SSC) has been providing sports facilities for Singaporeans. In its effort in
promoting sports for the locals, it has planned and operated public sports facilities through its Sports and
Recreation Centres (SRCs). The National Sports Participation Survey has noticed that more
Singaporeans are engaged in some form of sports once a week from 38% in 2002, to 50% in 2005. As
Singaporeans become more health-conscious and with the constant effort from SSC to promote sports
culture in Singapore, there is a need to expand and increase more varieties of sport facilities. Providing
accessible sport facilities will bring more convenience to residents. The establishment of the Sport Hub
and sports-friendly infrastructure will be able to cater to different needs of users and bring the sports in
Singapore to a higher level. The opening of Lower Seletar Reservoir in 2004 for sailing and sports
fishing has offered another choice for water sports.
3.1.3 A Home for the Arts

The National Arts Council aims to develop into Singapore as a distinctive global city for the arts. It also
manages the arts facilities and venues, providing ample arts housing and theatre management services to
support artists and arts companies. We can look forward to new arts spaces with interesting events lined
up both in the city and within housing estates. The Rochor entertainment district will see more arts
activities and institutions like the Nanyang Academy of Fine Arts.
3.1.4 Enhancing Buzz in Nightlife

As Orchard Road is situated at the heart of the city, it is essential to constantly review the plan layout of
this vibrant city. We can also notice more interesting developments that has been established outside
orchard road such as the new Clarke Quay and Sentosa. This has increased the choices of entertainment
for both the locals and visitors. As tourism development reaps economic benefits, the locals could take
the advantage of these amenities too. The new downtown at Marina Bay has also planned to provide a
wide range of recreational and entertainment facilities to keep the area pulsating with activities round the
clock. We can predict more expansion of entertainment in regional centres as the city gets crowded. With
the upcoming plan to develop Jurong East into a business hub, we can expect this region to become
another exciting entertainment hub too.
3.2 Projects Implemented under (Recreation) Thrust 3

Table 3: Projects under Thrust 3 (More Choices for Recreation)
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Category Project Development Plan Aims

City in the i) Kranji Links two wetlands, the Sungei Buloh To achieve connectivity among
Garden Nature Trail Wetland Reserve and Kranji Reservoir parks.
Park. Completed in 2004.
ii) Park Connecting Woodlands through
connectors Sembawang to Yishun, all along
underneath the MRT Future
Development.
iii) Pasir Ris Undergo a makeover which has a To improve the quality of the
Park. wheelchair-friendly playground and a present facilities with constant
herb garden. There will also be a new review of feedback from public
pond and a longer 1.2km mangrove To strengthen the greenery
boardwalk. infrastructure with programmes
iv) East Coast A progressive upgrading over the four such as Park Watch, and
Park years from 2007. Some of the plans are outreach activities and
to add a pedestrian garden and a people partnerships to encourage
mover system, with buses or trams. community engagement.
v) Waterfront There are also plans to build three To inject more mixed-use
Town in bridges, linking the island to the amenities to make it a more
Coney mainland. The bridges would be 100 m lively and vibrant place.
Island each, with one dedicated to pedestrian
traffic whilst the other two would
accommodate both pedestrians and
vehicles. Residential and recreational
facilities would be built on the island.
An added attraction would be a regional
park with camping facilities.
vi) Jurong Completed in 2006. Different
Lake Park recreational zones to suit the needs of
park users. Some of the special features
are a Waterfront Promenade along the
Jurong Lake, Grand Pavilion and
Lakeside Plaza to cater to community
functions or corporate events.
vii) Gardens by Occupy at the heart of the city with 3 To be valued both as a
the Bay unique gardens. It will be opened in recreational space as well as an
phases from 2010. attraction to woo investors.
Healthy i) Jurong Opened in 2004 to provide a ‘one-stop’ To provide accessible amenities
Lifestyle West Sports centre for recreational and sporting and more sports options for
complex needs. residents
ii) Jurong East Currently undergoing upgrading To meet the increasing demands
Swimming and improve quality of sports
Complex, facilities
Serangoon
Stadium
and
Woodlands
Swimming
Complex
iii) Sports Hub A unique sports, entertainment and To play a critical role in
along lifestyle hub. It is expected to be accelerating the development of
Kallang site completed in 2010. sports industry, excellence and
participation and take sports to
the next level in Singapore
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Category Project Development Plan Aims

A Home for i) The Officially opened on 12 October 2002. To be a performing art centre for
Art Esplanade – The Esplanade contains world-class everyone.
Theatres on performing spaces, coupled with a wide To contribute to building
the Bay range of professional support services Singapore as a regional and
and facilities. The Esplanade Mall is international hub for visual arts.
accessible through an entry point
located between these 2 halls.
ii) National A new visual arts institution located in
Art Gallery the heart of the Civic District and
adjacent to the new downtown at
Marina Bay. It will be completed in
2012.
Enhancing i) A Interesting features such as a high-level To be a dynamic, vibrant and
Buzz in rejuvenated observation deck, and open plazas for vital urban centre for overseas
Nightlife Orchard events and celebrations and community visitors and locals, and a stage
Road space will be introduced in Orchard. for exciting events where the
best of city life can be found
amidst tropical gardens.
ii) Marina Bay
To position and strengthen
Singapore as a safe destination
for entertainment, shopping and
dining 24/7.
iii) New Clarke Opened in 2006. To be premier F&B,
Quay entertainment and lifestyle
riverfront hub.
iv) Resorts To be completed in 2010. To offers retail and dining
World at experiences, gaming and
Sentosa entertainment offerings for both
locals and visitors.
4 Business
The vision for Singapore is to be an economically vibrant city, one that is driven by cutting-edge
technology, high value-added industries and services and a global financial centre with strong
infrastructure in order to compete in the international arena.
4.1 Thrust Four: Greater Flexibility for Business

Boundaries between businesses and services are becoming less distinct. Therefore, new flexibility for
businesses is required. The new zoning system has been introduced in an effort to be responsive and pro-
business. The new business zones provide greater flexibility for businesses to change uses without the
need to rezone and allow for more a mix of businesses and industrial uses on the same site. Refer to
Annex A for details of the New Business Zones and New White Zone.
4.1.1 Changing Needs

The new zones allow industrialists to respond to rapidly changing industrial trends and business models.
Where changes of operation to meet changes in demand might require a rezoning under the old zoning
system (such as from light to general industry), the new zones will render the need to go through the
hassle of relocating a business, in turn saving both time and costs. For instance, an industrialist who used
to manufacture textile apparels which is an activity under Light Industrial Zone might expand his
operation to including dyeing and bleaching works. Such uses would not be allowed in the Light
Industrial Zone and the site would have to be rezoned to General Industry to accommodate such uses.
Under the new Business Zones, the activity can be allowed as long as the site is zoned B2 and satisfy the
buffer requirements.
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4.1.2 Hybrid Use/Innovation

The business zones and white zone also allow for hybrid developments where mixed uses such as
industry, warehouse and power station could be housed within one development on a Business site.
Greater innovations by developers can be evoked as they now have the flexibility to decide on the mix of
uses for each site, including housing, offices, shops, hotels, recreational facilities and community spaces.
This increases the potential for mixed-use developments and encourages live-work-play communities.
4.1.3 Integration / Tapping of resources

With the increase in zoning flexibility, companies will be able to tap on the resources from the
surrounding areas. This can help to generate significant synergy and economies of scale for tenants.
These gains help to overcome Singapore’s resource limitation.
4.1.4 Jobs Closer to Homes

With more and more integrated developments due to greater flexibility in businesses, this will
also generate more jobs closer to homes. Through various transport nodes and pedestrian links,
people are able to travel to workplaces faster and more conveniently.
4.1.5 Projects Implemented under (Business) Thrust 4
Table 4: Evaluation of Projects Implemented, under Thrust 4 (Greater Flexibility for Business)
Downtown @ A world class business and • Developer is able to phase the development to match
Marina Bay financial hub, integrated market demand, lowering upfront costs and risks
(Annex A) with quality housing, • White zones: 60% GFA for offices, remaining for other
recreational and leisure commercial uses and other complementary hotel,
facilities to create a total residential, entertainment and recreational uses
live-work-play
• BFC site forms part of the seamless expansion of the
environment
existing CBD at Raffles Place – able to plug readily into
the existing network of supporting businesses and
services
• Site connected to the rail network through underground
pedestrian network, linking to station concourses at
Raffles Place MRT station and the possible future rail
station
• Linked to the basement levels of adjoining buildings, the
waterfront promenade and the loop of attractions around
Marina Bay
• Residential development at Marina Bay allow people to
live and work in the city
One-North To create intellectually • 3 key focal districts: (a) Life Xchange (Caters to
vibrant environment where biomedical sciences industry e.g. Biopolis) (b) Central
visionaries would be Xchange (Caters to info-comm technology and media
attracted to work, live, play industries, e.g. Fusionpolis) and (c) Vista Xchange
and learn – in “a place of (offices, a hotel, bungalows, residential developments,
vision and inspiration” and a civic-cultural facility integrated with a retail
complex)
• Surrounded by various learning institutions such as
NUS, polytechnics, INSEAD and research institutions in
Biopolis and Science Parks.
• Able to share and exchange knowledge through learning
and playing
• communities also mutually benefit from the core
development of one-north
• Served by 2 MRT lines – Buona Vista and Circle Line
• Residential development allow people to work closer to
homes
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Jurong Lakeside To create a unique lakeside • Jurong Gateway (biggest commercial hub outside the
District destination for business and city with a good mix of office, retail, residential, hotel,
leisure entertainment, food and beverage and other
complementary uses)
• Jurong Lakeside (New water front playground for
leisure)
• Allows companies within the site to gain ready access to
a large labour and customer pool from more than one
million residents in the surrounding towns of Clementi,
Bukit Batok, Jurong East and Jurong West
• Companies get to enjoy close proximity to a substantial
cluster of multinational and global businesses of more
than 3,000 companies around the International Business
Park and the Jurong and Tuas Industrial Estates
• Firms are also able to tap on a large talent pool from the
many surrounding tertiary institutions and research hubs
like Nanyang Technological University, National
University of Singapore, One-North and the Science
Park
• Well served by 3 MRT stations and a bus interchange,
connected to rest of the island by 2 major expressways
• At least 1000 new homes will be added around the
Jurong East MRT station, providing opportunities to live
and work in the area
4.1.6 Implications
With greater flexibility, developers and industrialists can create the kind of environment that will best suit
different businesses. In addition, it helps to spur the creativity of developers and ensure that land is used
more optimally based on its location. Innovations will help to increase competitiveness and enhance our
image as a global business hub. Furthermore, the mixed uses on the same site bring more excitement and
colour to the life of those working in the business hubs. As land is being used more optimally based on its
location, it helps to alleviate the problem of land shortage in Singapore and land used for rezoning to be
free up for other uses. Hence, all these help to fulfill the vision of the concept plan in ensuring a place for
business, entertainment and leisure.
4.2 Thrust Five: A Global Business Centre

A majority of the financial and services sectors will be concentrated within the Central Area for greater
synergy and critical mass so as to transform Singapore into one of the most important centres of
commerce in the Asia-Pacific region and worldwide. To develop Singapore into a world-class city,
development plans must keep pace with the needs of Singapore's changing economy and Singaporeans'
growing aspirations for a better quality of life.
4.2.1 High Value-Added Industries

High value-added industries such as electronics, chemicals, pharmaceuticals, biomedical sciences and
engineering take up a lot of land but contribute substantially to our GDP growth. This is shown in Table
5 whereby there is an increase in total value-added for electronics and engineering. With the increase in
investments in industries, it can be inferred that the contribution of these industries to the city’s economic
growth is significant.
Table 5: Contribution of Industries Sectors (Source: www.singstat.gov.sg)

Industry Sectors Manufacturing Fixed Asset Investments (S$ mil) Total Value-Added (S$ mil)
2005 2006 2005 2006
Electronics 4,354 4,336 2,107 2,998
Biomedical sciences 860 902 2,570 2,025
Engineering 251 428 512 1,440
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4.2.2 Generate critical mass and drawing power for commercial viability
There is a need for greater synergy and critical mass to compete in the increasingly competitive global
arena. This is especially so for Singapore with her main resources being the human capital. Therefore,
Central Business District (CBD), being the central area, was planned for expansion since 2001, with the
sale of the first site at Marina South. With the expansion of this central area, there will be an increase in
the concentration of retail and commercial buildings. The commercial viability of Singapore will be
enhanced, making the city attractive to knowledge workers and global investors and talents.
4.2.3 From Integration/Tapping of Resources Point

By enabling industry integration on the island, we generate significant synergy and economies of scale
for tenants. With integration, productivity will be improved due to the more concise integration of the
production process and collaboration between the various companies involved. The use of shared
resources will be maximized and supply chain costs will be minimized. These gains help to overcome
Singapore's resource limitation.
Table 6: Evaluation of Projects Implemented, under Thrust 5 (A Global Business Centre)

Biopolis, launched on • Build up the biomedical • Environment that fosters a collaborative culture among
29th Oct 2003 science industry in the private and public research community.
Singapore • Develop and nurture our local scientists, attract top
• be a world-class international talent.
biomedical science
research and • Build up the human, intellectual, industrial capital and
development (R&D) supporting infrastructure in the biomedical sciences for
hub in Asia. the long term.
• integrate and synergise

the capabilities and
resources of A*STAR's
research institutes
Business Financial • Provide more office • Sharpens Singapore’s competitive edge, remain
Centre (BFC), and retail space to attractive to business and finance institutions, attract
estimated to be create critical mass and retain knowledge workers.
completed in 2009 • Develop state-of-the-art • Further integrates the finance and service sectors within
offices with purpose- the central area.
built features to cater to
the specific needs of
businesses and financial
tenants
South Beach project, • to be a symbol of • Because of its strategic location, South Beach is
estimated completion economic and business designed with a clear intent to bring economic benefits
in 2012 possibilities for to complement the rapid growth of Singapore.
Singapore
• By collaborating with 2 major international investors,
• elevate Singapore's Istithmar and Elad, this project has elevated
branding as a global Singapore’s position in the global arena to attract
city and help attract global investors for future projects
more prominent
investors all over the
world
10

LogisPark – Banyan • Enable Singapore to be • Vertical integration on such a large scale saves
& Meranti, created on a global logistics hub companies 25 to 30 per cent off capital outlay and 10 to
Jurong Island since and supply chain 15 per cent logistics cost.
2003 management (SCM) • Attract chemical manufacturers and chemical logistics
centre companies, which will raise the chemical logistics
• To provide a full industry
spectrum of integrated • Complements Jurong Island's strategy of industry
logistics and supply integration and provides another key link in the
chain support for chemical value chain.
companies on Jurong
Island
4.3 Thrust Six: Extensive Rail Network

This proposal aims to bring places and people closer to each other through a series of interconnected rail
system. The Concept Plan 2001 plans for new orbital and radial lines in future. Radial lines will enable
one to travel to the city directly and Orbital lines will enable one to get from one place to another outside
Central Area more quickly. The existing 93km of rail lines will increase to about 500km in future. Thus,
this interconnected rail system will truly provides convenience in traveling throughout Singapore in the
years to come.
North East Line (NEL)

Since 2001, the first project being completed and has started its operation on 20 June 2003 is the North
East Line (NEL). It is the second major MRT line to be built since the completion of the main MRT
network in 1990. NEL provides a convenient, comfortable and fast connection for residents in relatively
young estates, like Sengkang and Punggol, to the city centre.
Circle Line (CCL)

The project after NEL that was implemented and has started its first phase of construction in March 2002
would be the Circle Line (CCL). It is set to fully complete from 2010 onwards and will cut traveling time
and allow commuters to bypass busy interchanges like City Hall and Raffles Place. The whole project
costs $6.7 billion and CCL will be a fully underground orbital line linking all radial lines leading to the
city. The line will interchange with the North-South, East-West and North-East lines. The CCL will be
33.3 km long with 29 stations. Starting from the Dhoby Ghaut station, it will run through some of the
busiest corridors in the city and end at HarbourFront station on the North East Line.
Downtown Line (DTL)

Another rail network that has started construction on 12 Feb 2008 is the Downtown Line (DTL). It will be
built in three stages, with Stage 1 to be completed in 2013, Stage 2 to be completed in 2015 and Stage 3
in 2016. When fully completed, the DTL will enhance the connectivity of the Rapid Transit System
network and facilitates direct travel from the northwestern and eastern areas of the island to the CBD and
the Marina Bay. The DTL is projected to see a daily ridership of more then half a million when in full
operation.
Future Lines
The Government has announced plans to build two new lines, namely the Thomson Line (TSL) and the
Eastern Region Line (ERL), which will add a total of 48km to the rail network. The Government has
given the go-ahead for the TSL to be built by 2018, and the ERL by 2020. In addition, extensions will be
made to the East-West and North-South lines by around 2015. The 14km Tuas extension will bring the
East-West line right into the heart of Tuas. The North-South line that currently ends at the Marina Bay
station will be extended 1km southwards to serve the upcoming developments in the southern Marina
Bay area, such as the new cruise terminal in Marina South. These four additions, together with the lines
now being built, will extend the rail network from the current 138km of track to 278km in 2020. The
11
density of our rail network will increase by 60 per cent, from 31km to 51km per million population by
2020, comparable to cities such as New York and London, and surpassing Hong Kong and Tokyo.
4.3.2 Aims of Projects Implemented under (Business) Thrust 6
Seamless Transportation
The series of ongoing projects and those implemented reflects how the government is trying to close the
gap between places and people. People can travel to all parts of Singapore with ease, be it to the suburb
or the city centre. Having a well connected rail system enables people to travel to workplaces easily.
Developers can choose to develop their business in the suburban area without having to worry about
accessibility and transportation.
As more commercial activities will be concentrated within the Central Area, a well established rail
network has been in place to cater for this demand and more stations has been added to serve future
development such as the Marina Area. The development of the 3 regional centres in Tampines,
Woodlands and Jurong East will be sufficient to provide for the needs of commercial space outside the
Central Area and people staying in the north-east can easily travel to the regional centres via a future
MRT line. In addition, having an extensive rail network is a good marketing strategy to boost the
economy because people can travel to all places to do their shopping and developers can develop their
business anywhere, anytime.
Welfare of Commuters
However, the rail network is being operated by 2 public-listed companies mainly SMRT and SBS Transit.
Being a public-listed company, they are accountable to their shareholder and profitability is a key issue.
The fee hike in train fares would definitely affect the commuters and especially the lower income
families. It is important that government step in and regulate so that price remains affordable to all. Thus,
the Public Transport Fund has been set up to help the needy.
More Intensification
Industries and businesses close to MRT stations will be able to build higher to optimize the use of land
around these important transport nodes. This will allow more people to enjoy the convenience of working
near an MRT station.
5 Identity “A City that is Distinctive with Heritage and Identity”
5.1 Thrust Seven: Focus on Identity

As the nation works towards the status of a world-class city, it is inevitable that Singaporeans may lose
attachment to their heritage with the constant introduction of new global elements and the construction of
modern skyscrapers. Thus, the concept plan sets aims to retain identity through the identification of 15
key areas and further grouped them into four clusters: Old World Charm, Urban Villages, Rustic Coast
and Southern Ridges and Hillside Villages.
Table 7: Summary of Identity Plan (Source: http://www.ura.gov.sg/pwbid/)

Cluster Areas Directions Development Plans
Old Charm Tanjong Katong, Joo Chiat, Retain character and Preserve historic streetscapes through
World Jalan Besar and Balestier history conservation of historical landmarks and new
expansion behind conserved buildings
Urban Jalan Leban & Casuarina Rd, Revival of collective Retain and develop historical landmarks for
Villages Thomson Village, Cornation, memories of urban commercial uses and new greenery and
Anak Bukit and SpringLeaf villages along scenic facilities to add vibrancy to the community
routes of greenery life
12
Rustic Coney Point, Pasir Ris, Changi Retain a part of global Develop camping sites, seaside, town centres
Coast Village, Pulau Ubin and city for rural retreats for and nature walks
Punggol Point rustic and adventurous
experience
Southern Mt. Faber, Kent Ridge and Unveil less discovered Link up ridges with park connectors to form
Ridges Telok Blangah heritage and develop 9km chain ridges
& Hillside Villages of Gillman, Morse Rd more tourist spots Conserved buildings for art houses
Villages and Pasir Panjang Hillside villages developed for small scale
business
5.1.1 A Step Closer to a City with Distinct Heritage and Identity

‘Heritage’ refers to something that belongs to an individual by reason of birth or by inheritance, while
‘identity’ is the set of behavioral or personal characteristics by which an individual is recognizable as a
member of a group. Both are important ingredients in forging a sense of belonging and rootedness in
citizens to their motherland.
5.1.2 Old World Charm and Conservation Programmes

As buildings with significant historical value are fundamental to the fostering of the sense of identity, the
URA is actively implementing conservation programmes through the provision of conservation
guidelines to retain history and character of the rich architectural heritage to the east of the city. To
further promote the conservation programme, the URA Architectural Heritage Awards was launched in
January 1995 to identify owners, professionals and contractors who have gone beyond the basic
essentials to lovingly restore the monuments and conservation buildings to their former glory for today’s
use.
5.1.3 Urban Villages and the Revival of Collective Memories

Memories, arising from the individual interaction with one’s physical environment and communities, are
also a base which identity can be built upon. The revival of collective memories in the urban villages is
achieved through the retaining of the low-rise, small-scale, and “village-like” qualities by preserving the
historical landmarks. To further enhance the vibrancy of community life in these areas, new greenery and
facilities are also added. Thus, the revival of collective memories provides a sense of continuity from the
old urban village community life, and evokes a sense of emotional attachment to the nation.
5.1.4 Rustic Coast and Rural Retreats in a Global City

Since the history of Singapore begins from a Malay fishing village, the greenery and the waterfronts at
the northeastern coast of the island is an important location for developing the Singapore identity. The
waterfronts and greenery along the northeast coast of Singapore upholds the distinctive image of
Singapore being an offshore country. Although the total restoration of the original faces of these
kampongs and fishing villages are not possible, the redevelopment of these areas retains a part of the
global city as rural retreats for the citizens.
5.1.5 Southern Ridges and Hillside Villages and the discovery of ex-colonial features
With the panoramic views of the less discovered with colonial overtone heritage at the top of the hills, the
development of the southern ridges and hillside villages adds a variety to the historical value of the local
heritage as well as tourism attractions in Singapore.
5.1.6 Preservation of Natural Heritage and Identity as a Garden City

To reinforce Singapore’s identity as a Garden City and preserve natural heritage the Heritage Trees
Scheme was launched on 17th August 2001 to promote the conservation of our mature trees to the
community and to protect the natural heritage, feedback hotline and the nomination exercise are available
to encourage the public to take up an active stance towards the preservation of our environment. In
addition to the scheme, significant tree-lined roads with mature trees will be conserved as Heritage roads
so as to further the sense of permanence to the global city.
Besides the efforts from government, the Hong Kong and Shanghai Banking Corporation Limited
(HSBC), a non-governmental corporation, as a response to the scheme established the Heritage Trees
13
Fund for the implementation of conservation programme to safeguard our Heritage Trees and to promote
appreciation of our natural heritage.
6 Conclusion
The Concept Plan 2001 captures the vision of Singapore in the new century. Various projects have been
implemented since 2001 to work towards the mantra of “a thriving world-class city in the 21st century”.
‘Housing’ aims to provide homes for everyone in a quality living environment, on top of setting aside
sufficient space for industries, businesses and other needs. The key proposal in this section is to build
upwards, and constantly add to existing estates while developing new ones.
‘Recreation’ is concerned with providing a balance between green spaces and living and working spaces,
making Singapore an interesting place to live in, proposing higher accessibility to green spaces.
‘Business’ entails catering to the rapidly changing business environment in the 21st century while
garnering continuous economic growth. A new business zone to allow industries and businesses greater
flexibility to cope with dynamic changes will be put in place; Jobs will be provided closer to homes; and
the transportation system is developed to increase efficiency and cut down on transportation time.
‘Identity’, a new addition to the Concept Plan, aims to create a distinctive city, alive with rich heritage,
character diversity and identity. The key proposals center around Singapore’s built heritage, identity in
new towns, identity in familiar places and Singapore’s identity as a whole.
Together, the projects implemented under the seven key thrusts ensure a well-spread development that
will help to fulfill the vision the Concept Plan 2001.
14
References
• Dictionary.com, http://dictionary.reference.com, retrieved on 5th April 2008.
• National Park Board, http://www.nparks.gov.sg/heritage_trees.asp, retrieved on 5th April 2008.
• Singapore Botanical Garden, http://www.sbg.org.sg/attractions/heritagetrees.asp, retrieved on
5th April 2008.
• Ministry of National Development
http://www.mnd.gov.sg/newsroom/Speeches/speeches_2005_M_26092005.htm, retrieved on
6th April 2008.
• Urban Redevelopment Authority, http://www.ura.gov.sg/pwbid/, retrieved on 6th April 2008.
• Speech by Mr. Mah Bow Tan, http://www.ura.gov.sg/pr/tables/pr01-20a.html, retrieved on
12th April 2008.
• Master Plan 2003. Urban Redevelopment Authority. (2008, March 22) Pasir Ris Park gets
makeover. The Straits Times.
• Terrence Voon. (2008, January 19) It's not just a stadium, it's a leisure playground. The Straits
Times.
• Tan Hui Yee. (2006, January 28) Little Green Dot. The Straits Times
• Wetlands.(2004). Kranji Trail, http://www.sbwr.org.sg/wetlands/text/04-101-7.htm, retrieved
on 4th April 2008
• Patwant Singh (2005, November 16) East Coast Park to get S$160m upgrade. Channel
NewsAsia, www.nparks.gov.sg, retrieved on 4th April 2008.
• Singapore Sports Council,
http://www.ssc.gov.sg/publish/Corporate/en/participation/participation.html, retrieved on 4th
April 2008
• Australian Local Government Association,
http://www.alga.asn.au/policy/healthAgeing/ageing/resources/publications/builtEnv.php,
retrieved on 4th April 2008.
• URA
o Concept Plan 2001, http://www.ura.gov.sg/conceptplan2001/, retrieved on 1st April 2008
o Blueprint for Jurong unveiled (April 2008), http://www.ura.gov.sg/pr/text/2008/pr08-
38.html, retrieved on 5th April 2008.
o URA Launches Tender for Another Prime White Site at Marina Bay (May 2007),
http://www.ura.gov.sg/pr/text/2007/pr07-54.html, retrieved on 4th April 2008
o Making the central region more appealing (June 2003),
http://www.ura.gov.sg/pr/text/pr03-25.html, retrieved on 4th April 2008
• JTC Corporation
o http://www.jtc.gov.sg/portfolio/jurongisland/pages/index.aspx, Retrieved on 5th April
2008
o http://www.jtc.gov.sg/portfolio/businesspark/pages/index.aspx, Retrieved on 5th April
2008
o http://www.jtc.gov.sg/portfolio/one-north/pages/index.aspx, Retrieved on 5th April 2008
o http://www.jtc.gov.sg/portfolio/tuasbiomedicalpark/pages/index.aspx, Retrieved on 5th
April 2008
• Sapun, M. (2007) Managing Singapore’s Land Needs. Ethos Issue 2, 8-17
• Marina Bay’s A-buzzing. Skyline (Jul/Aug 2005),

http://www.ura.gov.sg/skyline/skyline05/skyline05-04/skylinemain.html, retrieved on 4th April
2008.
• Business financial centre site released for sale on reserve list. Skyline (May/June 2004),
http://www.ura.gov.sg/skyline/skyline04/skyline04-03/text/skylinemain.html, retrieved on 4th
April 2008.
• Sand fits the Bay. Skyline (Jul/Aug 2006), http://www.ura.gov.sg/skyline/skyline06/skyline06-
04/text/skylinemain.html, retrieved on 4th April 2008.
• More flexibility for business parks, Skyline (Mar/Apr 2001),
http://www.ura.gov.sg/skyline/2001/02_Mar_Apr/more_flexibility_for_business_parks.pdf,
• URA to market first sale site at Ophir Road district in June,
http://www.sghousing.com/2008/03/10/ura-to-market-first-sale-site-at-ophir-rochor-district-
in-june/, retrieved on 9th April 2008.
• Eco-friendly project for iconic site in Beachroad,
http://news.asiaone.com/News/The+Straits+Times/Story/Eco-
friendly+project+for+iconic+site+in+Beach+Road.html, retrieved on 9th April 2008.
• South Beach – A Synergistic and Dynamic Collaboration of Unique Diversity,
http://www.ura.gov.sg/pr/text/2007/pr07-144b.pdf, retrieved on 9th April 2008.
• Launch of Biopolis Singapore, http://www.biomed-
singapore.com/bms/sg/en_uk/index/newsroom/speeches/2003/launch_of_biopolis.html,
Annex A
Developments on the Bay
No. Development Description

1 The Sail @ Estimated to complete in 2009. Two tall landmark residential towers with
Marina Bay breathtaking views of the bay from each unit.
2 One Marina Completed 2004. A commercial development for high quality office space and
Boulevard meeting facilities.
3 One Raffles Completed in 2006. Large column-free office and flexibility and built with abundant
Quay provisions for uninterrupted trading operations.
4 Business & Estimated to complete in 2009 for the first phase. Singapore's new financial hub will
Financial provide state-of-art office space integrated with apartments, shops and dining
Centre (BFC) outlets.
5 Esplanade- Completed 2002. Singapore's signature buildings dubbed by locals as "the durians'
Theatres on (King of Asian Fruits), is a centre for the arts at the water's edge.
the Bay
6 Gardens by Estimated to complete in 2010 - A 50ha park in the heart of the city will provide a
the Bay tranquil place for all.
7 Integrated Estimated to complete in 2009. An iconic destination resort offering a wide range of
Resort (IR) world-class entertainment experience for the leisure and business visitors.
8 Marina Estimated to complete in 2007 - A dam built across the mouth of the Marina
Barrage Channel, it will turn Marina Bay into a reservoir, providing fresh water-supply and
stable water level for all year around water-based activities, events and
competitions.
9 Singapore Estimated to complete in 2008 - A giant ferris wheel to provide visitors a bird's eye
Flyer view of Singapore's stunning cityscape.
10 Waterfront Estimate to complete in 2010. A 3.5km promenade encircling the Bay for everyone
Promenade to stroll right next to the waters, day and night.
11 Bayfront Estimated to complete in 2010. The bridge will connect the Bayfront to Marina
Bridge Centre completing the 3.5km loop around Marina Bay
12 Temporary Estimated to complete in 2007 - A new floating stage on Marina Bay and a 30,000-
Multi-purpose seating gallery will provide event space for concerts and sports event.
Facility
New Business Zones

Under the new zoning system, industrial and business activities will be grouped according
to their impact on the surrounding
environment. New business zones
will be introduced, with B1 for non-
pollutive uses and B2 for pollutive
uses. This new "impact-based"
zoning approach will allow
businesses to house different uses
under one roof and change
activities easily without rezoning.
New White Zone

A new "White" zone will be introduced, allowing all uses except pollutive ones. This will
mean that a building in the "White"
zone can have housing, offices,
shops, clean industries, R&D
facilities, recreational facilities as
well as community spaces. This
will create the potential for mixed-
use buildings and work-live-learn-
play environments.
Old system New Business zones Implication

Difference
Allowable uses Specific use prescribed e.g. LI Hybrid of uses allowed e.g. B1 site React to changing
site strictly for LI uses can be for LI+W+T+U uses business models faster
Change from LI Rezoning required If on a B2 site, rezoning not Wider range of uses
to GI required allowed; save 8-10 wks
or processing time and
rezoning fees

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Singapore Concept Plan 2001:

“Towards a Thriving City in the 21st Century”

2.1.1 Meeting Higher Housing Aspirations

2.1.2 Maintaining Vibrancy

2.1.3 Assistance for Lower-Income Groups

2.1.4 Remaking Our Homelands and Caring for the Elderly

2.1.5 New Downtown @ Marina South

2.1.6 More Variety in Housing

2.2 Thrust Two: High-rise City Living – A Room with a View

2.2.1 High-rise Living in HDB Flats

2.2.2 Private Housing with a City Skyline

Table 1: Evaluation of Thrust 1 (New Homes in Familiar Places)

Projects Aims Discussion

Table 2: Evaluation of Thrust 2 (High-rise City Living – A Room with a View)

2.4 Other Impacts and Recommendations

3.1.1 City in the Garden

3.1.2 Healthy Lifestyle

3.1.3 A Home for the Arts

3.1.4 Enhancing Buzz in Nightlife

3.2 Projects Implemented under (Recreation) Thrust 3

Category Project Development Plan Aims

Category Project Development Plan Aims

4.1 Thrust Four: Greater Flexibility for Business

4.1.1 Changing Needs

4.1.2 Hybrid Use/Innovation

4.1.3 Integration / Tapping of resources

4.1.4 Jobs Closer to Homes

Projects Aims Discussion

4.2 Thrust Five: A Global Business Centre

4.2.1 High Value-Added Industries

Table 5: Contribution of Industries Sectors (Source: www.singstat.gov.sg)

4.2.3 From Integration/Tapping of Resources Point

4.2.4 Projects Implemented under (Business) Thrust 5

Table 6: Evaluation of Projects Implemented, under Thrust 5 (A Global Business Centre)

• integrate and synergise

Projects Aims Discussion

4.3 Thrust Six: Extensive Rail Network

4.3.1 Projects Implemented under (Business) Thrust 6

North East Line (NEL)

Circle Line (CCL)

Downtown Line (DTL)

4.3.2 Aims of Projects Implemented under (Business) Thrust 6

5 Identity “A City that is Distinctive with Heritage and Identity”

5.1 Thrust Seven: Focus on Identity

Table 7: Summary of Identity Plan (Source: http://www.ura.gov.sg/pwbid/)

5.1.1 A Step Closer to a City with Distinct Heritage and Identity

5.1.2 Old World Charm and Conservation Programmes

5.1.3 Urban Villages and the Revival of Collective Memories

5.1.4 Rustic Coast and Rural Retreats in a Global City

5.1.6 Preservation of Natural Heritage and Identity as a Garden City

• Marina Bay’s A-buzzing. Skyline (Jul/Aug 2005),

No. Development Description

New Business Zones

New White Zone

Old system New Business zones Implication

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