3 Masterplan & Cons_Final.pdf

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Master Planning and Conservation: Singapore’s Experience Singapore-Myanmar Technical Cooperation Workshop, 14 – 16 August 2012

Concept Plan

Master Plan

Land Sales Development Control

The Planning Process

The slides are property of URA and should not be reproduced and redistributed without permission from URA

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Statutory land use zoning plan to guide developments

Provided for in the Planning Act

What is the Master Plan?

Planning Act

Part I. Preliminary

Meaning of “development”: the carrying out of any building, engineering, mining, earthworks or other operations in, on, over or under land, or the making of any material change in the use of any building or land.

Appointment of Chief Planner as Competent Authority

Development proposals to be in conformity with Master Plan



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Part II. Master Plan and Conservation Areas and Guidelines

Amendments to Master Plan:

At least once in every 5 years, the competent authority shall review the Master Plan.

Proposals for amendment to the Master Plan may provide for:

rezoning

change of plot ratios

change of the written statement in any respect

designation of conservation areas



Translation of broad Concept Plan to detailed plans at local level

Concept Plan 2001


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MASTER PLAN - Punggol Town

Concept Plan

Stipulates allowable use and intensity (plot ratio)

Depicts clear intention on use of each land parcel

10-15 year planning horizon



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Transparent to the public

Singapore Improvement Trust (SIT) required to carry out diagnostic survey of the Colony, and to submit a plan to indicate the manner in which land in the Colony should be used

Evolution of the Master Plan

1st MP: 1958 (before independence)


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1st Master Plan: 1958

Written Statement

Interpret the provisions in the MP

Stipulate the allowed developments for

each type of land use

Written Statement (1958 MP)


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Written Statement (2008 MP)

Evolution of the Master Plan

Master Plan reviews: 1965 – 1990

Mainly reflected changes approved over the 5 year term

MP65, MP70, MP75, MP80, MP85, MP90

Forward-looking plans prepared only for areas needing immediate and comprehensive development

Not responsive enough to Singapore’s rapid development over this period

Some decisions discretionary, not transparent

Problems when big projects are submitted

Land uses outdated in some areas


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Evolution of the Master Plan 1990s: New Planning system - “Development Guide

Plans” (DGPs)

Forward looking plans

Bedok Planning Area

55 local planning

areas (1000ha,

150,000 population

each)

Specific planning

objectives and

parameters (from

Concept Plan)

Use, Intensity, Height

restrictions

1. Collect and Analyse Data

• Strengths, weaknesses, environmental character of local planning area

2. Develop Outline Plan

• Of the landuse and intensity pattern for the planning area within Concept Plan framework

3. Consult Govt Agencies and Stakeholders

4. Refine Outline Plan into Draft Master Plan

• By incorporating good ideas and feedback

Stages in Preparing the Master Plan


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5. Public Exhibition

• At least 2 weeks

6. Finalise Master Plan Proposal

• After Minister has decided on any objections or representations

7. Gazette as new Master Plan

8. Monitor & Review

• To feed into next Master Plan

Stages in Preparing the Master Plan

• Planning Area further divided into sub-zones

• Varying sizes of each planning area and sub-zones

• Various uses planned for each DGP

Development Guide Plans


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URBAN

REDEVELOPMENT

AUTHORITY

Existing Condition

Development Guide Plans Population

1990 pop census 65,100

Type Units %

Low-density 3,066 20

Med-density 4,166 26

High-density 8,545 54

TOTAL 15,777 100

Housing Units

Landownership

30.1%

URBAN

REDEVELOPMENT

AUTHORITY

Existing Condition


Land Use Land Area

(ha)

%

Residential 287 32.7

Commercial 20 2.3

Industry 6 0.7

Institutional 132 15.0

Open Space &

Recreation

23 2.6

Waterbody 15 1.7

Infrastructure 139 15.8

Others 257 29.2

TOTAL 879 100

Land Use Distribution


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URBAN

REDEVELOPMENT

AUTHORITY

Planning Analysis Strengths & Opportunities


• Opportunities for

redevelopment

• Good accessibility

• Good schools

• Good class bungalows

• Established shopping belt

and eating outlets

• Good facilities

URBAN

REDEVELOPMENT

AUTHORITY


Planning Analysis Weaknesses & Threats

• Under utilisation of land

• Incompatible use

• Infiltration of non-

residential uses to

residential areas


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URBAN

REDEVELOPMENT

AUTHORITY


Planning Strategies

• Provide variety housing

• Develop Fringe Centre

• Redevelop institutional &

industrial sites for housing

• Provide / upgrade roads

• Provide adequate schools /

facilities

URBAN

REDEVELOPMENT

AUTHORITY


Planning Proposals Residential Plan

Type Units %

Low-density 6,635 23

Med-density 7,109 25

High-density 14,778 52

TOTAL 28,522 100

Housing Units


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URBAN

REDEVELOPMENT

AUTHORITY

Planning Proposals Commercial Centres


Type Commercial GFA (sqm)

Extg Prop

Fringe Ctr 226,957 280,325

N’ hood

Ctr

38,985 39,000

Precinct Ctr 4,312 3,700

Balestier Rd

Shopping

Area

55,463 87,706

TOTAL 325,717 410,731

Commercial Centres

URBAN

REDEVELOPMENT

AUTHORITY


Planning Proposals Green & Blue Plan

Parks & Gardens

• Neighbourhood parks

• Precinct gardens


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URBAN

REDEVELOPMENT

AUTHORITY

Planning Proposals Proposed School Plan


Facilities Extg Prop

Community Ctr 3 3

Regional Hospital 1 1

Schools

- Primary

- Secondary

- JC

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3

1

8

5

1

Place of Worship

-Church

- Mosque

- Chinese temple

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3

11

11

2

11

Library 0 1

Petrol Station 19 16

Facilities Provision

URBAN

REDEVELOPMENT

AUTHORITY


Planning Proposals Transport Plan


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URBAN

REDEVELOPMENT

AUTHORITY


Planning Proposals Building Height Plan

URBAN

REDEVELOPMENT

AUTHORITY


Planning Proposals Special & Detailed Control Plan


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URBAN

REDEVELOPMENT

AUTHORITY


Planning Proposals Special Control Plan

URBAN

REDEVELOPMENT

AUTHORITY

Planning Proposals Land Use Plan


Land Use Land Area

(ha)

%

Residential 392 44.6

Commercial 23 2.6

Industry 5 0.5

Institutional 80 9.1

Open Space &

Recreation

26 3.0

Waterbody 15 1.7

Infrastructure 160 18.3

Others 178 20.2

TOTAL 879 100

Proposed Land Use


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Evolution of the Master Plan 1998 Master Plan (from 1991 Concept Plan)

First to provide forward-looking guide to land use development

Master Plan Process


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Focus Group Discussions Public Forum

Exhibitions E-consultation

Public Consultation

Evolution of the Master Plan 2003 Master Plan (from 2001 Concept Plan)

Subject Group consultations parks, waterbodies, identity


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Evolution of the Master Plan 2003 Master Plan

Parks & Waterbodies Plan

Nature Reserves, Nature Areas, Waterfronts


Identity Plan


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SUB-REGIONAL CENTRES

REGIONAL CENTRES

FRINGE CENTRES

CENTRAL

AREA

Jurong Lake District

Kallang Riverside

Paya Lebar Central

Kallang Riverside

Paya Lebar Central

Jurong Lake District

Evolution of the Master Plan 2008 Master Plan:

new growth areas


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Leisure Plan

Leisure Destinations


Round Island Route


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Planning for Conservation

Boat Quay, 1800-1900s

Little India, 1800-1900s

Elgin Bridge, 1929 Kg Glam, 1800-1900s Tiong Bahru, 1930s

Old Supreme Court, 1937

Reinforces a sense of rootedness & identity


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Protect and Enhance our diverse cultures

Bussorah Mall

Provide interesting places for our

businesses to thrive


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Remind us of achievements of pioneers

Fmr Jurong Town Hall, 1974

Protect unique local neighbourhoods

Tiong Bahru, 1930s


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Create attractive destinations for our visitors

Fullerton Hotel (Fmr General Post Office), 1927

Land Area Conserved • 7000+ conserved

buildings &

structures

• 60% in Central

Area

• 0.4% of the total

developable land

in Singapore, 6%

of Central Area


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•Acute housing shortage, overcrowdedness in the city

•Extreme deterioration

The Early Years

• No investment for 100 years

• Many on brink of collapse

• 25% of population lived on 1% of land

•60% households with access to flush toilet

124 people in one shophouse

•Pressing Needs: Modernise, Re-house,

Economic Development

The Early Years


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• Bread & Butter issues

resolved

• Opportunity to review the

Central Area

• How to distinguish our city

from others

• Where to fit new

developments

• Where to keep the green

lungs

• How to keep our history

Central Area Structure Plan

Central Area Structure Plan (1980s)

• Exhibition & seminar on conservation proposal


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Marina

Bay

CBD

Tanjong

Pagar

Gazetted in 1989 for Conservation

CHINATOWN • 23.3 ha • 1285 buildings

BOAT QUAY • 2.4 ha • 231 buildings

Historic Districts

Rear

Court

Airwell

Timber Floor

Roof

Party

Wall

Five-footway


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• Historic Districts

Boat Quay Chinatown Kampong Glam Little India

Chinatown

Conservation Areas

Geylang

• Secondary Settlements • Developed in 1900 – 1960 from outward

movement of population from city centre • Interspersed with newer developments • Retain only main building

Conservation Areas


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Variety of Buildings Conserved

1819-1919 Immigrant Settlement

1920-1940 Cosmopolitan City

1941-1965 Post War & Nation Building

1965 onwards Post Independence

Little India

Joo Chiat

Boat Quay

Little India

Tiong Bahru SIT

1 Pulau Ubin

Upper Circular Rd

Fmr Kallang Airport

Fmr Victoria Sch

Former AIB

Ramakrishna Mission

Tg Katong Rd

Church of Blessed Sacrament

Science Twr Jurong Town Hall,

Toa Payoh Town Pk Twr

Fmr Customs Harbour

Change Alley Aerial Twr

Swan Lake Gazebo

Places of Worship

Temple at Ramakrishna Mission, 1952

Khadijah Mosque, 1920 Kampong Kapor Methodist Church, 1930

Go Chor Tua Pek Kong, 1847


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Administrative Offices

Princess House, 1950s Maxwell Chambers

(Former Custom House), 1925

Former Customs Harbour branch, 1960s

PA HQ (Former Victoria School), 1939

St Andrew’s School, 1940 St Patrick’s School, 1930s

Former Anglo Chinese School, 1928

Schools


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Heritage Structures

Upp Seletar Reservoir Park

(1960s)

Toa Payoh Town Park

(1970s)

Look-Out Towers

Bandstand (1930s) & Swan Lake Gazebo (1850s) in Singapore Botanic Gardens

Lower Peirce Reservoir (1910s)

MacRitchie Reservoir (1868)

Pavilions

No. 124 (1914)

No. 126 (1925)

Example 1: St. Patrick’s Road bungalows


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• New owner/ developer

wanted to demolish the

2 bungalows

Contiguous bore-piles to stabilize bungalow

Work in progress


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No. 124 used as clubhouse

Interior views


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No. 126 remains as one dwelling


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Example 2: Former Asia Insurance Bank

Familiar sight in Singapore’s signature skyline and waterfront for many years.


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One of the earliest skyscrapers in Singapore Tallest building in Southeast Asia in 1950s - introduction of high rise offices after WWII

APPLICANT’S PROPOSAL

New owner/ developer planned to turn it into a 5 star-serviced apartment

Original Design Intent: inclined profile stepping up to the crown


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Final Result: •Extension carried out sensitively •Sufficient articulation between old and new •Refreshed, yet intact

Singapore 1970

China Square

Boat Quay

Singapore River

Singapore River, 1970s Example 3: China Square


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China Square

CBD

Telok Ayer

Boat Quay

Tanjong Pagar

Singapore, 1970s Example 3: China Square

China Square – Before


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Insertion of new infill buildings

Selective retention of historical buildings

Insertion of new infill buildings

Integrated ‘old’ and ‘new’ approach

Packaged into sale of sites


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Former Fuk Tak Chi Temple, 1869


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The restored shophouses thrived with buzz after the rejuvenation of the area.

Funding / Financing Model

State does not provide grants.

1. Package the conservation of buildings as part of land sales parcels

When deciding bid price for sale site, developer discounts cost of retrofitting conservation building from land value.

2. Private Transaction

Purchase of conservation buildings done on willing buyer, willing seller basis, on open market.


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Success Factors

1. Legislation provides legal authority to:

Gazette conservation areas & buildings

Enforce against unauthorised works to conservation buildings

Success Factors 2. Pilot projects by government to demonstrate feasibility

Including Environmental Improvement Works

Murray Terrace Before

Murray Terrace After


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Success Factors 3. Waivers of charges for conserved GFA

Development charge

Carpark deficiency charge

Former Clifford Pier, 1933

Success Factors 4. Retain development potential

Adaptive re-use: modern commercial uses in old buildings

Military building Spa

Terminal building Restaurants & Bars

Spa Botanica, 1920s


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Success Factors 5. Clear guidelines

For facade restoration & conservation

Success Factors 6. Share know-how & build up industry expertise

Organise Architectural Heritage Awards

Hold Exhibitions & Annual Seminars with university

Publish books, walking maps & brochures

For locals and foreigners

Available at tourist destinations and online


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Thank You


3 Masterplan & Cons_Final.pdf

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