Business Times - 29 May 2004

Mapletree plans 150-room hotel at HarbourFront

It also plans to turn former St James Power Station into a trendy lifestyle centre

By KALPANA RASHIWALA

(SINGAPORE) A new 150-room hotel could soon come up in the former Maritime Square area if Mapletree Investments' plans come to fruition.

The developer of the 24-hectare HarbourFront precinct hopes to convert the Singapore Port Institute (SPI) Building into a tourist-class hotel with about 150 rooms. Vacant land next door can add an adjacent block with the same number of hotel rooms, Mapletree CEO Hiew Yoon Khong told BT recently.

Mapletree, a subsidiary of Singapore investment company Temasek Holdings, also plans to turn the former St James Power Station, a 77-year old signature brick building, into a trendy lifestyle centre.

It will then have clubs, restaurants and possibly a theatre that can seat about 700 - all within the building's 76,000 sq ft gross floor area. 'Our plans for St James Power Station, SPI Building and our HarbourFront Mall will inject a much-needed lifestyle offering currently lacking in the area,' said Mr Hiew.

The mall alone will provide 1.1 million sq ft of space for shopping, entertainment and recreation when it is completed around August 2006.

The location already has offices - at HarbourFront Office Park completed in stages between 2002 and last year - and HarbourFront Centre (the former World Trade Centre). Soon, there will be homes next door when Keppel Group completes the first phase of its Caribbean condo.

Besides the resident population in the area, Mapletree is eyeing tourists visiting Sentosa or disembarking at the Singapore Cruise Centre to generate business for its new mall, hotel and the revamped St James Power Station.

For both the St James Power Station and SPI Building, Mapletree will begin work only after it has secured operators and tenants, said Mr Hiew, who joined Mapletree last August.

Mapletree will convert SPI Building into a hotel and build an extension block next door if necessary. It will either sell or lease the asset to a hotel operator.

'We have held discussions with local and international management companies. We have no hang-ups - we're even open to talking to individual businessmen who might want to own or run tourist hotels. If they want only one block (the SPI Building), no problem. But we have land next door that is suitable for an additional block, either immediately or for future expansion,' said Mr Hiew, who was formerly CEO of CapitaLand Commercial and CapitaLand Financial.

The proposed hotel is unlikely to compete head on with the hotels on Sentosa, which are mostly high-end, he said. 'In fact, HarbourFront's hotel can even be scaled down to budget category. But that decision will have to be made by the operator.'

St James Power Station is unlikely to be sold as it has been slated for preservation by the Preservation of Monuments Board. In recent years, it has often been a venue for fashion shows and product launches.

'We are going to run a regional ad campaign to attract people with interesting concepts. We don't have any fixed ideas about what kind of operator or tenants we want,' said Mr Hiew.

Mapletree is prepared to align its financial interest with that of the tenants by pegging a substantial portion of rental to the performance of the tenants, says Mr Hiew. 'Such an approach is required, especially when you are dealing with newish concepts.'

Copyright © 2004 Singapore Press Holdings Ltd. All rights reserved.

Business Times - 29 May 2004

Mapletree hopes to sign deals with hypermarket and cineplex which will help marketing campaign to lease rest of mall

By KALPANA RASHIWALA

MAPLETREE Investments hopes to name anchor tenants for a hypermarket and cineplex for its HarbourFront Mall within the next three months.

'Hopefully by July, plus or minus a month, the anchors should be signed, and this should help kickstart the marketing campaign to lease the rest of the mall,' Mapletree CEO Hiew Yoon Khong said in a recent interview with BT.

The mall will be Singapore's biggest with 1.1 million sq ft net lettable area when it is completed in 2006.

The project's scale means its hypermarket, at 150,000 sq ft, will be the largest here announced so far. And movie goers should have the widest choice of viewings at the cineplex, which is expected to have 15 to 21 screens.

HarbourFront Mall will also have a department store, an extreme outdoor sports area, pubs, discos and restaurants lining a 300-metre waterfront.

Mr Hiew said that the priority right now is to sign up the hypermarket chain and cinema operator.

He also revealed that Mapletree recently received rental bids from the three leading supermarket/hypermarket operators here. The hypermarket will take the mall's basement two and ground levels, connected by a travellator. NTUC FairPrice, Carrefour and Dairy Farm are the three key players in Singapore's supermarket business.

Mr Hiew said that rental may not be the only criterion used in selecting the tenant. Mapletree will give due weightage to how the operators plan to position the hypermarket. 'They're making a lot of submissions on things like the proposed window display, merchandise layout, etc. We want to look at these criteria quite critically because at the end of the day, we are sensitive about the mix and positioning of our mall,' said Mr Hiew.

The mall will be targeted at the mid to high-end market with a wide spectrum of retail, lifestyle and entertainment options, including alfresco waterfront dining. HarbourFront Mall could also be a venue for signature water-based events.

As for the mall's other tenants, Mapletree is looking at players already operating here. In addition, it is in discussions to appoint international property consultants to help introduce new retail brands and concepts to Singapore. Mr Hiew also said that Mapletree wants to 'align our financial performance more with the performance of the tenants, meaning that we want the component of rental linked to tenants' turnover to be higher than the market norm. This means that the fixed component will be lower'.

Currently, some Singapore mall owners charge tenants a base rental rate plus one per cent of the retailer's turnover. Others charge either a fixed rent or a percentage of turnover, whichever is higher. The percentage ranges from 3 to 8 per cent for anchor tenants like supermarkets and department stores, to 15-20 per cent for smaller stores.

Explaining why Mapletree wants a higher portion of rentals to vary with tenants' business, Mr Hiew says: 'We believe this rental structure provides longer term rental stability to both retailers and owner.'

'We're aware that the retail market has been having a good run for the last few years. While we want to believe that the retail sector will remain strong forever, the reality is that probably at some stage in the future, you may see some weakening.

'We want an arrangement that's flexible going forth. Should the market be less firm, you have a situation where the tenants have an opportunity to reduce their overheads if the retail market is not as strong as historically.'

'We want to think long term and prepare for some of these eventualities even at the outset rather than try to restructure leases as we move along.'

Mr Hiew says that the stretch of sea between HarbourFront Mall and Sentosa provides opportunities for cooperation between Mapletree and Sentosa Leisure Group.

The two are collaborating to build a $25 million nightly water-based show in these waters that will hopefully draw 10,000 to 15,000 visitors every night.

HarbourFront Mall will be linked to Sentosa by a light rail system, the Sentosa Express, currently being built.

Sentosa attracted 4.2 million visitors in its last financial year and aims to double that number in eight years' time.

Mapletree is looking to capture some of the tourist traffic generated by Sentosa as well as the nearby Singapore Cruise Centre and cable cars to meet HarbourFront Mall's annual visitorship target of 30 million. Tourists are expected to account for a fifth of this figure. The cruise centre handles nearly 5 million cruise and ferry passengers a year on average, while the cable cars drew over a million visitors last year. Both are part of the 24-ha HarbourFront precinct.

The exterior design of HarbourFront Mall is still being finalised by Japanese architect Toyo Ito. He was appointed last year after Mapletree roped in fellow Temasek company CapitaLand as retail development manager for the mall.

Copyright © 2004 Singapore Press Holdings Ltd. All rights reserved.

What does it mean by 'a trendy lifestyle centre'?

What does it mean by 'a trendy lifestyle centre'?

I interpret it as making the place "happening"..........:D

I was hoping that they'll turn it into a hotel or museum ,to suit its Edwardian style.:(:(:(

I was hoping that they'll turn it into a hotel or museum ,to suit its Edwardian style.:(:(:(

But then they are just planning now.....maybe they will use St James as hotel development instead?? :D

i hope they dont turn st james power station into a modern art museum or something similar... that would really... be too much copying...

anyone have a pic of the St James power station?

I think the hotel by the harbourfront is a good idea. That area needs to get more busy and with the future developments at Sentosa I am sure it will.

Here's a rendering of St James Power House:
http://www.mapletree.com.sg/uploads/StJamesExtPers3.JPG

Renderings of Harbourfront Mall:
http://www.mapletree.com.sg/uploads/pro_right_hfmall.jpg

Harbourfront Centre:
http://www.mapletree.com.sg/uploads/pro_right_hfcentre2.jpg

These are great!

I've never seen st james before, but it is an old building that deserves to have some life back in it:cool:

hrm ok... the st jame s power station looks rather good..

A very old photo of the power station.Note that the huge chimney is not there.
http://picas.nhb.gov.sg/data/tn_pcd/19980005123-8073-3222-4727/img0097.jpg
The renonvation would be good for it ,provided that the outside remains the same.
The interior is plain ,so I suppose that they can build and convert it into a hotel ,just like the former GPO.:D

The huge room formerly occupied by the turbines could be the lobby or ballroom or convention centre.:D

This is great! We should really take full advantage of the coastline of our city!

Yup!:D

The developer of the 24-hectare HarbourFront precinct hopes to convert the Singapore Port Institute (SPI) Building into a tourist-class hotel with about 150 rooms. Vacant land next door can add an adjacent block with the same number of hotel rooms, Mapletree CEO Hiew Yoon Khong told BT recently.
SPI is that long narrow strip of building just beside the cable car towers! :)

That's one weird glass rectangle in the center of an "old" building :eek:
http://www.mapletree.com.sg/uploads/StJamesExtPers3.JPG

That was the chimney of the old power station, replacing the 4 small stacks shown in the old photo.It was perhaps put in the 1940s.

I love that glass column! adds a nice and light touch to an old and heavy-looking building.

I happen to like it too. It is the only distinctive part of the building as far as I am concerned! :D

St James Power House (6/7/04):

http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16021.jpg

http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16011.jpg

Another little-known Old Beauty.

Construction updates(6/7/04):

http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16001.jpg

Harbourfront Mall(taken from one of the exits/entrance of harbourfront MRT; the following 3 pictures)
http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16031.jpg

http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16051.jpg

http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16091.jpg

Harbourfront Centre
http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16181.jpg

Harbourfront Mall(taken from Harbourfront Centre outside OCBC; 6/7/04)

Looking at the right
http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16151.jpg

Close-up of the main construction area(of the above picture)
http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16131.jpg

Towards the left
http://img73.photobucket.com/albums/v222/ylstan03/Harbourfront/DSCN16121.jpg

the landscaping on the rendering looks rather fluid... and the viaduct so fast dirty liao...

So the St James Power House's tower becomes a transparent glassy thing??

^
Think so........Anyway, it seems like they haven't start construction on the St James site yet so I was lucky to see it....... :)

^
Think so........Anyway, it seems like they haven't start construction on the St James site yet so I was lucky to see it....... :)
Now that is REALLY odd.....I tot they added the glass thing...seems like they have to destroy something just to add it.

Now that is REALLY odd.....I tot they added the glass thing...seems like they have to destroy something just to add it.

If you look carefully at the rendering, you can see the chimney in the glass thing loh........

http://www.mapletree.com.sg/uploads/StJamesExtPers3.JPG

Should turn it into a hotel to suit its 'image'.Or a museum.

Ohoh..now I see it!! :D So the tower is now encapsulated like a museum artpiece? :D

Yup do this and turn the inside into a museum, like the glass pyramid juxtaposed with the Louvre.

The New Paper - 08 Jul 2004

Potential powerhouse

By Desmond Ng

FOR rent: An old unused power station.

It has a history dating back to 1927, a distinctive red-brick facade and two old chimneys.

http://newpaper.asia1.com.sg/mnt/media/image/launched/2004-07-07/dnjames-191907.jpg

And it's huge. The St James Power Station is as big as 50 five-room HDB flats. Its 60,000 sq ft can accommodate a club, a restaurant or even an art gallery.

But there is no electricity or water because the place has been vacant for over 10 years, said the landlord, Mapletree Investments.

So, who'll rent such a place? Especially when the estimated rent is at least $180,000 a month - enough to buy a four-room HDB flat.

This is based on an estimate of $3 psf given by Jones Lang La Salle associate director (retail) Pauline Tan.

Well, the setting's definitely attractive. After all, we're talking about the oldest coal-fired power station here that's still standing, one of the most eye-catching buildings in the HarbourFront area.

The power station, which was shut down in 1962, is part of a 24ha HarbourFront area (slightly smaller than the Singapore Zoo) which is being developed as a business and leisure centre by Mapletree.

'We are looking for potential investors or strategic partners who can bring a unique concept that will enable us to develop St James Power Station in keeping with the beautiful character of the building, as well as complement the entire HarbourFront development,' Mapletree's corporate communications manager Shae Hung Yee had told The New Paper last year.

http://newpaper.asia1.com.sg/mnt/media/image/launched/2004-07-07/dnjames-192408.jpg

$2 BILLION TO DEVELOP IT

The company is planning to spend $2 billion on the whole project, which also includes HarbourFront Centre (former World Trade Centre), Cruise Centre and two new office towers.

It also plans to convert the nearby Singapore Port Institute Building into a tourist-class hotel with about 150 rooms.

St James Power Station wasn't entirely unused after it was closed. It became a warehouse for the Port of Singapore Authority from 1982 till 1992. And it has often been a venue for fashion shows and product launches.

It is unlikely to be sold or demolished as it has been slated for preservation by the Preservation of Monuments Board, said Mapletree.

Ms Tan said yesterday: 'It may be too big for one concept alone. For a restaurant, it might be quite suicidal because it's so big.

'A mix of related activities under one roof, like Chijmes, would be good.'

Chijmes, one of the largest conservation projects here, has proved to be quite successful with its mix of retail shops, restaurants and clubs, she said.

She reckoned that a lot of money would have to be spent before the place can open as something new.

Clubs usually pay rent of $3 to $8 psf a month, while restaurants pay $5 to $12 psf, she said.

But these rates will depend on various factors such as location and the size of the area, she added.

'But in the end, people must want to travel there. The location is not really central like the Orchard area, though a lot of tourists would be keen to visit such a building for its historical value.

http://newpaper.asia1.com.sg/mnt/media/image/launched/2004-07-07/dnjames-192214.jpg

'The locals usually don't bother unless it's unique and the activities are attractive,' she said.

She feels that the place has potential, but it has to complement the activities and buildings in the area, such as HarbourFront Centre.

Club operator Simon Lim, 37, of the Wong San's Group said he had viewed the site a few years ago.

But he had calculated that the cost of doing up the place would be too much, in the region of a few million dollars.

He explained: 'It's quite a nice and interesting landmark. The size of one of the halls is big, about 14,000 sq ft.

'We didn't want the place then as we knew that HarbourFront won't be ready for a few years and the cost of setting it up would be too high.

'And the location is not in town, which is a problem, but you can sometimes make things work.'

--------------------------------------------------------------------------------
St James couldn't meet rising demand for power

ELECTRICITY was introduced in Singapore town in 1906. It was then produced by generators owned by the Singapore Electric Tramway Company (SETC), said Mapletree Investments. However, only a small part of the town received electricity. The suburbs were excluded altogether.

By 1918, the demand for electricity had outstripped the capacity of SETC's generators and power had to be rationed. New consumers had to refrain from using the electrical supply between 6.15pm and 9pm.

The Municipal Commissioners then decided that a new power station had to be built.

Construction of the coal-fired St James Power Station began in 1924 and was completed in October 1927.

However, frequent breakdowns and the inability of the station to generate sufficient electricity to meet the rising demand led to it being shut down in 1962.

Copyright © 2004 Singapore Press Holdings Ltd. All rights reserved.

that is so tate modern! if turned into an art gallery, it would be almost blatant copying, but i dont mind i guess.

I still want it to be a hotel.Very convienient for tourists going to Sentosa.

waah...the Harborufront construction site looks so big! when will it be completed?

waah...the Harborufront construction site looks so big! when will it be completed?

Around August 2006.......:)

sounds like another must-see place to go :cool:

The biggest mall in Spore?

Hope they build a hotel there, with 2 wings, one in the Powerhouse and one in a tower, rather than turn SPI into a hotel and Powerhouse into an art gallery.

^
Yup....the biggest mall in Singapore at 139405 Sqm. :)

huh? harbourfront mall will be 1.3 million sq ft?

^
Think so, the figure is given by mapletree....
http://www.mapletree.com.sg/projects/future.asp?section=1&id=9

No matter what, it's going to be Singapore Largest mall..... :cheers:

This article from the Mapletree website states Harbourfront Mall floor space as 1.5million square feet.......:cool:

http://www.mapletree.com.sg/news/default.asp?part=cur

Wednesday, January 7, 2004
MAPLETREE AWARDS MULTI-MILLION DOLLAR CONTRACT TO PENTA- OCEAN TO DESIGN AND BUILD THE HARBOURFRONT MALL

SINGAPORE, 7 JANUARY 2004 - Mapletree Investments Pte Ltd today announced that it has awarded Penta-Ocean Construction Co Ltd the contract to design and build The HarbourFront Mall, a mega 1.5 million square feet retail, entertainment and lifestyle complex located at the HarbourFront precinct just opposite Sentosa island.

The contract, which is valued at about $250 million, is for the construction of the mall's three-storey structure with a two-storey basement. Work is scheduled to begin in the first quarter of 2004 and targeted for completion in the third quarter of 2006.

As the nucleus of the landmark 24-hectare HarbourFront Precinct, the HarbourFront Mall will be an exciting, new generation, waterfront destination. Located on prime waterfront land near to Singapore's popular tourist attractions of Sentosa and Mt Faber, as well as the international cruise centre, it is well positioned to offer a unique lifestyle experience to both local and international visitors.

With 1.5 million sq feet of space, The HarbourFront Mall will be the single largest retail and entertainment complex in Singapore when completed. It will boast a dynamic mix of unique retail, entertainment and lifestyle concepts, an exciting waterfront alfresco dining experience and interesting spaces for the staging of world-class activities.

Mr Hiew Yoon Khong, CEO of Mapletree said, "The award of the design and build contract is a significant milestone for us as it marks the culmination of many months of preparatory efforts. It also signifies our confidence in the substantial contributions that the project will have on the retail scene in Singapore. When completed, The HarbourFront Mall will transform the precinct into a new, vibrant retail, lifestyle and entertainment hub."

He further added, "We are glad that we have found an able partner in Penta-Ocean who, with their expertise and capability, will now help us to realize our vision of this unique waterfront destination and bring it to life."

Mr K Furihata, General Manager of Penta-Ocean said, "Landing this contract is a feather in the cap for Penta-Ocean. We are proud to be associated with The HarbourFront Mall, and are fully committed to building a top quality development that will become a landmark in Singapore."

Mapletree, which has appointed CapitaLand Commercial Ltd as its retail development manager for The HarbourFront Mall, has formed an integrated team comprising its retail, project management and business professionals to work jointly with CapitaLand for the duration of this project.

Mr Hiew said, "We believe that this combination brings together two teams with complementary strengths, one in managing and developing retail assets and the other, the knowledge and experience in the development and management of assets at this HarbourFront precinct."

Mr Liew Mun Leong, President and CEO of CapitaLand Limited said, "We are happy that CapitaLand has been appointed the retail development manager for The HarbourFront Mall. CapitaLand Group currently manages a portfolio of 33 malls in Singapore, China, Malaysia and Indonesia, of which 16 are managed by CapitaLand Commercial. Harbourfront Mall is a very prestigious waterfront development project. We are pleased to bring our local and international experience in developing and managing malls to this project."

Got any renderings?

Can catch a glimpse of it here......:)

http://www.mapletree.com.sg/projects/future.asp?section=1&id=9

Not enough...I see there'll be convention facilities?

^
Ask Mapletree to do more rendering loh......:D Convention facilities?? Dun see it in the website leh....... :?

oh god... so big... i hope it doesn't have a yucky shop mix... then again it's so far from any other shopping centre :/ i wonder what the layout will be like... 3 stories only... i hope it won't be like just one storey stacked above another... atrias are very important...

^
The size would be around the same as adding suntec to marina square:

Suntec City= 888000 sq ft
Marina Square=760000 sq ft
Total= 1.648 million sq ft

Harbourfront Mall=1.5 million sq ft
Harbourfront Centre= 193752 sq ft/ 18000 sq m (1 square meter (m2) = 10.764 square foot )
Total= 1.693 million sq ft

Very interesting!

Organic Gehry-like forms.Who designed it? :cool:

^
This article from ICSC(International Council of Shopping centers, May 2002) can give you a hint......

http://www.icsc.org/srch/sct/sct0502/page170.html

HARBOURFRONT PLANS MEGAMALL FOR SINGAPORE

By Susan Thorne

Economically, 2001 may have been the worst year for Singapore since gaining its independence in 1965. But there is one bright spot on the retail development scene, at least, in this island territory of 4 million people. Plans are afoot for the HarbourFront Mall, a landmark mixed-use project on a 20.3-hectare (50-acre) harborside tract south of the Singapore River. When it opens in 2004 or 2005, HarbourFront will feature three levels of terraced gardens and a park sloping down to the sea. The portion closest to the waterfront will be occupied by Canal Village, an area of glass-fronted buildings housing 1 million square feet of retail, plus entertainment, which will make it Singapore’s largest mall.

Though the particular character of retail tenants has not yet been decided, a hypermarket and an entertainment facility (possibly a cinema or multiplex) are expected to fill anchor positions. There will also be an outdoor amphitheater as well as open-air restaurants and cafés on the upper terraces and along Canal Promenade, a walkway beside a man-made waterway on the lower level.

The development is intended as both a business and lifestyle hub; the mall area will be flanked by twin office towers that are scheduled for completion next year. A subway station will be created to connect directly to the new project. Nearby is the Keppel Wharf district, a former shipping port area that is being converted to 3,000 condominium homes. Next to HarbourFront is the terminus of the cable car to Sentosa Island — an offshore resort area with a golf course, zoo and other attractions — and Singapore’s international cruise ship port.

http://www.icsc.org/srch/sct/images/Page170-factfile-hfmall.gif

Apart from its new spaces, the project involves redevelopment of the World Trade Center, a high-rise office complex that has an additional 190,000 square feet of retail on three levels. Developers are retenanting and refurbishing the retail space for a young-lifestyle market and plan to reopen it in October. More than 35 million people are expected to visit the complex each year.

Public sector support for the project is substantial. The property company responsible for financing the development, called The HarbourFront (HF), is 80-percent owned by Mapletree Investments, a subsidiary of Temasek Holdings, which is the investment-holding arm of the Singapore government. Such government involvement is not unusual; Singapore is a well-run, highly regulated state where government plays a larger part in many aspects of life than in most free-market countries. Eighty-five percent of residents live in public housing, for example.

“The government is very astute, and it runs the country like a business,” said Derek MacKenzie, managing director and partner at DesignPhase, a Singapore retail design firm. The city-state is working with retailers, for instance, on a master plan for its shopping industry called Retail 21. “It makes plans and tends to carry them through.”

HarbourFront’s location in the Maritime Square area is well situated to tap into both of Singapore’s customer markets: local residents and visitors. Shopping is the most popular activity for the 6 million visitors who travel to Singapore each year, accounting for 53 percent of their total expenditures, or an average of S$434 ($236) per visit. The former colony has developed into a sophisticated shopping destination for foreign tourists, said MacKenzie, “a place where you can buy whatever you find elsewhere in the world.”

Shopping is also a primary leisure activity for the residents of this small (242 square miles) city-state.

“Retailing is a big part of everybody’s life here,” MacKenzie said. “Singaporeans absolutely love to shop and eat out.”

Not surprisingly, then, retail sales are significant to the local economy, averaging about S$21 billion per year, S$2.58 billion of which is contributed by tourists.

“This shows that, by and large, domestic consumption is still the backbone of the retail industry, while tourist spending is the extra that contributes to the Singapore economy,” said Lau Chuen Wei, executive director of the Singapore Retailers Association.

Both tourist and resident spending, however, have languished in the past several months. The number of affluent Bruneians, Indonesians, Japanese and Malaysians who used to come to shop here has dropped, and local consumers are shifting down in spending.

“High-end fashion items tend to see a dip because consumers are making changes in their purchase choices and seek out more midrange items,” Lau said. Year-over-year retail sales were flat overall for the 12-month period ended November 30, 2001, the association reports; spending patterns show that shoppers are buying more essential and everyday items (food, furniture, medical goods, sundries) while cutting back on apparel and footwear, restaurant food and beverages, and watches and computers.


These are all symptoms of the latest Asian slowdown, caused in part by the U.S. recession and made more serious after the Sept. 11 atrocities in New York City and Washington, D.C.

Singapore’s national economy contracted by an estimated 3 percent in 2001, according to DTZ Debenham Tie Leung, a Singapore financial consulting firm, which describes the present recession as Singapore’s worst since its independence.

Yet the retail sector appears to be weathering the downturn fairly well on the whole, the firm’s research indicates. Retail occupancy remained at 97 percent islandwide as of November 2001, and vacancies are almost nil at malls in good locations. Rents for some prime mall locations increased in the 12 months leading up to February 2002, and now range from a high of $37 per square foot for shops in the prestigious Orchard Road district to less than $25 per square foot in other areas. DTZ cautiously predicts that the economic situation will improve in the second half of 2002, with fiscal growth possibly running as high as 2 percent.

The addition of HarbourFront will strengthen a government-supported trend toward decentralization of retailing in Singapore, which is seeing shopping and leisure destinations developing all over the island. Traditionally, world-class shopping in Singapore has been synonymous with Orchard Road, the thriving retail district fanning out from the junction of Scotts Road and Orchard Road, about one mile inland from Marina Bay. Branded fashion shops (Benetton, Chanel, DKNY, Esprit, Gucci, Louis Vuitton, Mango, Max Mara, Prada and others) and Japanese department stores such as Takashimaya are grouped in enclosed malls such as Centrepoint, Lucky Plaza, Ngee Ann City, Scotts and Tangs. The Orchard Road shopping belt of roughly 12 city blocks contains 6 million square feet of retail space, amounting to roughly one-quarter of the Singapore total of 24.5 million square feet.

Over the past decade, however, a growing number of new malls and other retail developments have sprung up in the eastern downtown waterfront and river district. A milestone was the 1995 completion of Suntec City Mall in the Marina City area, an 888,000-square-foot shopping center (Singapore’s largest at present) adjoining the city convention and exhibition hall. (The five distinctive Suntec towers are arranged to look like a human hand, with four tall “fingers” and one shorter tower representing a thumb.) Other, smaller centers have joined Suntec in the part of town east of Orchard Road. They include Bugis Junction, an enclosed streetscape of shops, with 434,747 square feet of retail, which opened in 1995; Marina Square; and Raffles City.

A portion of the Marina district’s reclaimed land is the site of a new modern theater complex, the Esplanade, due to open this year, which will also include retail space. The Stadium Cove waterfront to the north along the Kallang River has become a retail destination, enhanced by the addition last year of a weekend open-air Asian crafts bazaar consisting of 100 vendors housed in attractive rows of white tents. Former warehouse areas along the Singapore River banks have been revived with new restaurants, shops and entertainment in the Boat Quay, Clarke Quay, One Fullerton, Riverside Point and Robertson Quay areas. HarbourFront will create substantial change along the southern shore. Elsewhere on the island, government planning is encouraging retail development in suburbs such as Woodland, which has the 250-shop Causeway Point shopping center.

Such alternative shopping destinations might appear to pose a competitive challenge to Orchard Road, but their merchandise mix and target markets are different, and the net effect is to broaden the range of retail offerings. Suntec City, for example, is family-friendly and offers shopping convenience.

“The entire Marina district is gradually being seen as an alternative shopping destination [to Orchard Road], especially because it is easily accessible via public transportation as well as by cars,” said Stephanie Ho, associate director of retail at DTZ. In waterfront and river areas, on the other hand, the retail mix concentrates principally on food, leisure and entertainment, Ho said. She predicts this trend will continue.

Meanwhile, Orchard Road’s continuing ascendancy as a premier shopping street is underscored by its selection by international retailers for their first Singapore locations or flagship stores. Recent examples are Virgin Store, Waipai (a fashion brand from Spain) and retrofitted Bulgari and Cartier stores.

Another rendering found on Harbourfront......

http://www.tasc.org.sg/images/shopctr/wtc_pic.jpg

http://www.tasc.org.sg/shopctr/harbourfront.php

What!? Aren't the developers doing anything to the upper floors of the existing HarbourFront Centre? The upper floors totally need a facelift.

What!? Aren't the developers doing anything to the upper floors of the existing HarbourFront Centre? The upper floors totally need a facelift.

Thats a rather old rendering I'm afraid........the newer rendering seems to look better though.......:)

http://www.mapletree.com.sg/uploads/pro_right_hfcentre2.jpg

hmm..the base looks more welcoming...

Dairy Farm tops bids at HarbourFront

NTUC FairPrice, Carrefour also vying for hypermarket space

4 Aug 2004

By KALPANA RASHIWALA


DAIRY Farm group has submitted the highest rental bid for a 110,000 sq ft hypermarket spot at HarbourFront Mall, sources have told BT.

If Dairy Farm bags the space it is expected to operate a more upmarket hypermarket than it now runs under its Giant banner - in keeping with the mid- to high-end positioning of the mall, market watchers say.

Singapore's two other major supermarket/hypermarket players, NTUC FairPrice and Carrefour, also took part in the tender.

Mall owner Mapletree Investments is yet to make a decision. It previously said that rent may not be the only criterion in selecting the tenant as it will give due weight to potential operators' plans to position the store to ensure it is in sync with the rest of the mall.

Adding to this, Mapletree's spokesman said yesterday the group is seeking fresh concepts for the hypermarket at the development. 'At this point, we cannot confirm the anchor tenant as we're still in discussions with all the hypermarket bidders,' she said.

Dairy Farm declined to comment when contacted by BT yesterday.

The hypermarket space will be spread over basement two and the first level of the mall, connected by a travellator and skipping basement one. The lower floor of the hypermarket is expected to be for food, with the upper level offering general goods - and it's the latter component that will set the overall tone, sources say.

The mall, which is being built on the site of the former World Trade Centre exhibition halls at Telok Blangah Road, is slated for completion by end-2006. It will be the biggest on the island with about 1.1 million sq ft of net lettable space spread over three levels and two basements. There will be about 2,500 carpark lots.

Golden Village was reported recently to have bagged the job to operate HarbourFront Mall's cineplex. It will be the biggest in Singapore, with 15 to 17 screens and a seating capacity for 3,000-3,500. Eng Wah and Cathay also expressed keen interest in the HarbourFront cineplex, sources say.

Once the two leases for the hypermarket and cineplex have been inked, Mapletree is expected to launch a marketing campaign for the rest of the mall sometime next month. It has kept the exterior design under wraps following a redesign by Japanese architect Toyo Ito, appointed last year after Mapletree roped in fellow Temasek company CapitaLand as retail development manager for the mall.

Mapletree is aiming for about 30 million visitors a year at HarbourFront Mall. Tourists are expected to account for a fifth of this figure. Earlier reports said Mapletree is looking to capture some of the tourist traffic generated by nearby Sentosa, the Singapore Cruise Centre and cable cars, to meet this target. Mapletree is also collaborating with Sentosa Leisure Group to build a $25 million nightly water-based show in the waters between the mall and Sentosa.

I dont think carrefour should be sited there. It is going to be yet another one so near downtown!

I dont think carrefour should be sited there. It is going to be yet another one so near downtown!

Emm.....dun seem to matter it seems.....the suntec carrefour always pack with ppl even though there is another carrefour at Plaza Singapura.......:yes:

Update: The HarbourFront Centre's glass facade is 95% complete and is visible from the road. All that is left till the completion of the facade is just the connection of the new facade to the entrance of the HarbourFront Station (They just have to extend the structure of the glass facade and add glass to the facade all the way to the Station entrance).

The surrouding construction of the taxi stand and the road leading up to it is about 75% complete and after that only will the landscaping start.

MANY new shops have opened & more is to come... Sakae Sushi... Espirit... some pizza place... Cheers... Bee Cheng Siang (How do you spell it), BreadTalk and lots more.

Construction for the HarbourFront Mall is now up to the second floor... The lift shafts have been visible for about a month now...

Update: The HarbourFront Centre's glass facade is 95% complete and is visible from the road. All that is left till the completion of the facade is just the connection of the new facade to the entrance of the HarbourFront Station (They just have to extend the structure of the glass facade and add glass to the facade all the way to the Station entrance).

The surrouding construction of the taxi stand and the road leading up to it is about 75% complete and after that only will the landscaping start.

MANY new shops have opened & more is to come... Sakae Sushi... Espirit... some pizza place... Cheers... Bee Cheng Siang (How do you spell it), BreadTalk and lots more.

Construction for the HarbourFront Mall is now up to the second floor... The lift shafts have been visible for about a month now...

Ok.....that means it time for some pictures....who staying near there or go there often huh?? :D

I walk past there almost everyday...except that I have NO digital camera...sucks... It looks okay but its definitely a contrast to the dust dirt noise and horrible environment there during construction... Can see that more people are patronising the shops there already...

Time is GMT + 8 hours
Posted: 06 September 2004 1112 hrs

Your one-stop shop at the HarbourFront
By Ted Chen, TODAY

SINGAPORE : It is a well-known fact that Orchard Road is the premier shopping belt of Singapore.

And while it is not about to lose its throne soon to its competitors, there are a number of shopping and retail havens cropping up in other parts of Singapore offering an alternative for those seeking a respite from the crowds and weekend traffic snarls of Orchard Road and its environs.

One such haven, which experts say might prove to be a worthy rival to Orchard Road in the years to come, is the newly-redeveloped HarbourFront Centre, which opened last Saturday.

While the centre may not have the depth and breadth of Orchard Road's retail offerings, it has one big advantage over the big "O" - it is right beside the sea.

Also, it is just a six- to seven-minute drive to the city centre.

That is a location many retailers would give their eye-teeth for.

The centre - redeveloped at a cost of $30 million - has about 120 stores offering visitors a wide range of retail, dining and houseware services and products.

Tenants include Esprit, Lee Hwa Jewellery, BreadTalk, Subway, Coffee Club, Spizza and Harry's Bar.

These tenants are expected to help position the centre as a one-stop hub serving the needs of office tenants at the HarbourFront Office Park, cruise and ferry passengers, visitors to Sentosa and residents from nearby housing estates in the Alexandra and Telok Blangah areas.

Its developers, Mapletree Investments, do not exaggerate when they describe the redevelopment as a turning point for the area.

It is "a milestone in the rejuvenation of the entire HarbourFront Precinct," said Ms Susan Sim, director(marketing) of Mapletree Investments.

The centre also sports an eye-catching two-storey rotunda and a spacious layout and it is linked directly to the HarbourFront Mass Rapid Transit station.

The first phase of the centre's redevelopment, which covered 90 per cent of its 19,018sq m retail space, was re-opened in February last year.

The launch of the second phase, which includes the remaining 10 per cent of retail space and a façade, was delayed, due to the underpinning works of the MRT Circle Line at the front of the centre.

With the centre's launch, its owners have unleashed a host of exciting activities, promotions and special giveaways to brand itself as a major shopping attraction.

These include a chance to win a car, free MRT rides, HarbourFront vouchers and participating in a "Fastest Legs" contest.

In an innovative departure from normal shopping centres, the centre will have a Tenants' Hour event during which, twice a day, tenants such as AIBI, Subway, Yoshinoya, Barang-Barang, City-Chain and Cupid Jewels can delight visitors with a series of fun games and challenges - including pet races, cross-dressing and finding the right person to match the size of shoes.

The centre is also offering promotional giveaways, with visitors who spend at least $30 a day up to Sept 12 on shopping and dining having a chance to win prizes such as facial and body treatments worth $8,000 and Star Cruise Packages worth more than $5,000. - TODAY

Copyright © 2004 MCN International Pte Ltd

^
Personally I feel with Harbourfront centre alone, it's no competition to Orchard at all........However, when Harbourfront Mall opens, that would be different.......:yes:

Actually i feel this is good for the shopping scene in Singapore as a whole.....that means tourists can now shop in orchard then choose to go Suntec area or they can just take a MRT ride(from Plaza Singapura) to Harbourfront area.......:yes:

I wonder how has the Harbourfront developemnt progress?? Anybody seen it??

this coming monday...i will...

this coming monday...i will...

Ok......waiting for your live "report"....:lol:

@babystan I am getting excited about this development not just for it alone, but for the overall Sentosa-Telok Blangah area. I think it has a lot of potential and besides we are always looking for new places to go in Singapore.

I have yet to make a trip down myself to snap pics so I too wanna see how much it has progressed :yes:

The entire place really looks very modern now and will look better in the future...Elevated semi expressways, HarbourFront Mall, HarbourFront MRT Station/Interchange, Sentosa Express, HarbourFront Centre, HarbourFront Towers.

In the past World Trade Centre was just another inaccessible and inconvenient place to visit for me...

The entire place really looks very modern now and will look better in the future...Elevated semi expressways, HarbourFront Mall, HarbourFront MRT Station/Interchange, Sentosa Express, HarbourFront Centre, HarbourFront Towers.

In the past World Trade Centre was just another inaccessible and inconvenient place to visit for me...

After the opening of Harbourfront Mall, it could emerge another shopping destination to rival(or complement) the Suntec/Marina area....:yes:

I hope it turns out to be something like Berjaya Times Square or like some of the mega suburban malls in the US...I HATE TO SEE ANOTHER CENTREPOINT, NORTHPOINT, EASTPOINT, WESTMALL, OLD MARINA SQUARE, SUNTEC etc! Add a little amusement park inside wouldn't be a bad thing...

I hope it turns out to be something like Berjaya Times Square or like some of the mega suburban malls in the US...I HATE TO SEE ANOTHER CENTREPOINT, NORTHPOINT, EASTPOINT, WESTMALL, OLD MARINA SQUARE, SUNTEC etc! Add a little amusement park inside wouldn't be a bad thing...

I dun think it'll be that big......the floor space is something like 1.5 million square feet compared to 2.2 million square feet for the Marina area(Raffles city, Citylink Mall, Suntec City, Marina Square, Millenia Walk)

from what i heard, berjaya times square is actually quite corny... the building looks uh.. bad too..

i wouldnt mind harbourfront being a ngee ann city (not too possible), raffles city, millenia walk, paragon, far east plaza level 1 (but not the whole shopping centre), heeren, or bugis junction. pacific plaza also can... but a bit hard to magnify into such a large space without changing the feel. unfortunately, i do think it'll be like suntec by virtue of its size. suntec is only about 888000 sq ft or something... this is more than 50% biggger... but suntec is great if you want a variety of restaurants!

I hope that at least it has some of the fashion labels found in the UK and Malaysia that are not found in Singapore...the brands found here are getting boring...not that would be interesting...

A mini theme park of sorts would help too...I hate gaming centres...boring...

I hope that at least it has some of the fashion labels found in the UK and Malaysia that are not found in Singapore...the brands found here are getting boring...not that would be interesting...

A mini theme park of sorts would help too...I hate gaming centres...boring...

Dun think they'll have a theme park cos nearby sentosa is thinking of building a major one......

But I do hope they bring in more new shops and brands........:yes:

i dont know... but i imagine most stores that dont already have a foothold in singapore would prefer to open somewhere safe and established like orchard. i hope there'll be an ultra large muji in harbourfront!

Maybe attract Virgin records......:lol:

nay... i'd first want itunes music store which requires no shop space!

I dun think it'll be that big......the floor space is something like 1.5 million square feet compared to 2.2 million square feet for the Marina area(Raffles city, Citylink Mall, Suntec City, Marina Square, Millenia Walk)

huh? I thought it will be the largest mall in Singapore???

it is... 2.2 million square feet is for all those shopping malls he listed..

huh? I thought it will be the largest mall in Singapore???

Yup single largest mall in Singapore.......(now it's Suntec at 888000 square feet)

The figures I quoted was referring to was the combined floor space of each respective area.....:yes:

icic..well if it alone is going to be bigger than SunTec, than thats quite whopping HUGE! :eek:

I also agree with ignoramus that transportation to that area needs to be put in place before it can take off as a destination and hence the need to intensify development of Sentosa and provide more hotels there for a stay-in crowd :cool:

^
With NEL in place and Sentosa LRTcoming up....I think the transportation part is ok already.........The rest is up to how they going to market the place....:yes:

The single harbourfront mall floor space is about 1.3million square feet roughly the floor space of Suntec city + Millenia Walk........:eek:

13 September 2004

HarbourFront Mall Construction Update
- The lift shafts have been completed up to the third floor.
- The structure for the first floor of the mall has been completed (stark contrast to early 2003 when the entire World Trade Centre site was still an empty piece of bulldozed land).

HarbourFront Centre Construction Update
- The taxi stand/pick up/drop off area has been completed and is now operational. However, it looks a tad cheapish as its aluminium ''temporary structure'' look/design does not go well with the glass facade of the HarbourFront Centre behind it (based on my rough estimate, it took only around 2 weeks or so to assemble that structure).
- Basic landscaping is more or less completed, though it still looks hard and bare.
- Upon exiting HarbourFront MRT Station, you will be immediately led to the main entrance of HarbourFront Centre which comes complete with a tinge of soothing purple lighting and high ceilings (no more struggling to find your way to the mall via tight confined long passageways as in the past).
- Most or all of the shops are now open.
- Construction work left: 5 percent or so (some work still going on to link HarbourFront MRT Station to the entrance of HarbourFront Centre seamlessly).

13 September 2004

HarbourFront Mall Construction Update
- The lift shafts have been completed up to the third floor.
- The structure for the first floor of the mall has been completed (stark contrast to early 2003 when the entire World Trade Centre site was still an empty piece of bulldozed land).

HarbourFront Centre Construction Update
- The taxi stand/pick up/drop off area has been completed and is now operational. However, it looks a tad cheapish as its aluminium ''temporary structure'' look/design does not go well with the glass facade of the HarbourFront Centre behind it (based on my rough estimate, it took only around 2 weeks or so to assemble that structure).
- Basic landscaping is more or less completed, though it still looks hard and bare.
- Upon exiting HarbourFront MRT Station, you will be immediately led to the main entrance of HarbourFront Centre which comes complete with a tinge of soothing purple lighting and high ceilings (no more struggling to find your way to the mall via tight confined long passageways as in the past).
- Most or all of the shops are now open.
- Construction work left: 5 percent or so (some work still going on to link HarbourFront MRT Station to the entrance of HarbourFront Centre seamlessly).

Thanks for the update........:yes:

''HarbourFront Mall'' Is Now ''VivoCity''

Source: Mapletree
VivoCity is set to be an iconic landmark in Singapore. Featuring integrated retail-cum-leisure facilities, it will be a new generation waterfront lifestyle destination for both locals and tourists when completed in the third quarter of 2006.
Incorporating interesting open spaces for waterfront alfresco dining and the staging of world-class events, VivoCity will boast a dynamic retail mix of unique retail and lifestyle concepts. At 139,405 sq m of leasable space, VivoCity will also be the single largest retail and entertainment complex in Singapore.

With the Harbourfront MRT station at its doorstep, a direct rail link to Sentosa via the new Sentosa Express, the proximity of the Singapore Cruise Centre and several lifestyle residential properties nearby, VivoCity is set to be the next lifestyle nucleus in Singapore!

singapore has a talent for coming up with corny names.

Its...........different............but I guess we will learn to love that name...right....

At least it sounds casual and kinda hip enough which hopefully would be reflective of its role as a leisure, retail and entertainment centre...HarbourFront Mall made the place sound just like any other shopping centre...

VivoCity - tacky! :lol:

But then its the place that counts. I hope it promises to be all that it is

Strange name...

The latest rendering from Mapletree website.....

http://www.mapletree.com.sg/uploads/VivoCityDay1.JPG

http://www.mapletree.com.sg/uploads/VivoCity4.JPG

http://www.mapletree.com.sg/uploads/VivoCity3.JPG

SINGAPORE, 23 September 2004:- Mapletree Investments Pte Ltd today unveiled its plans for VivoCity, Singapore’s largest retail, leisure and entertainment destination. Located within the HarbourFront precinct, VivoCity will offer a diverse mix of up to 450 retail, food and beverage and entertainment outlets, filling up over 1 million square feet of lettable floor space when it is completed in the 4th quarter of 2006.

Known previously as HarbourFront Mall - its working name since the project was announced - the new name, “VivoCity”, perfectly encapsulates Mapletree’s vision for the development.

“We wanted to create an iconic destination that will constantly surprise and stimulate visitors with its vibrant mix of unique retail and entertainment concepts and ever-changing activities,” said Mr Edmund Cheng, Chairman of Mapletree. “The name, VivoCity, which is derived from the word ‘vivacity’, evokes a lifestyle experience that is modern, stimulating and accessible to everyone, a place bubbling with energy and flowing with vitality. It captures our approach to creating a new urban lifestyle.”

Iconic Design

Just as the name is a departure from the norm, so too is the architecture. Designed by internationally acclaimed Japanese architect, Toyo Ito, VivoCity’s iconic architecture will set it apart from the traditional box format of many existing and upcoming retail developments in the region.

Mr Ito based his design for VivoCity on a “Surfing” theme. It was inspired by the harbour front location of the development, which evokes images of waves on the sea. “I wanted to create a fluid shopping enjoyment where one space leads intuitively into another,” explained Mr Ito. “This structure does not separate the space by floor, but is connected as one continuous experience.”

Key Anchor Tenants to Introduce Fresh New Concepts

In line with its positioning, Mapletree also announced that it has signed on multiplex giant, Golden Village (GV), and retail leader Dairy Farm, as anchor tenants of VivoCity, both of which will be introducing fresh new concepts to Singapore. Combined, they will be taking up approximately 210,000 sq ft of space, which will constitute close to 20% of the total lettable space.

GV will not only open the largest multiplex in Singapore with 15 screens and about 2, 500 seats, but it will also introduce new features and concepts to Singapore for the first time. Among these are VMAX, the widest 35mm indoor cinema screen in Asia; the introduction of Cinema Europa, its Business Class Cinema which will not only feature more sophisticated seats, but also screen specialized art house and film festival programmes throughout the year; as well as a cluster of Gold Class Cinemas.

On his company’s new operations at VivoCity, the Managing Director of Golden Village, Mr Kenneth Tan said, “We are very excited to be part of Mapletree’s exciting vision for VivoCity. This is an ideal location for our flagship multiplex and we firmly subscribe to VivoCity’s positioning to push the boundaries whether it is in retail or entertainment.”

Similarly, Dairy Farm Group, which will be taking up approximately 120,000 sq ft of space, will operate a trailblazing approach to hypermarket shopping, under a new brand name to be announced in due course. The new hypermarket will comprise two levels of space connected by a travelator. The 40,000 sq ft Basement 2 will include the most extensive range of groceries sourced from across the world. The approximately 80,000 sq ft space at Level 1 will include Lifestyle general merchandise and a brand new Food for Life concept, based on the new successful ‘natural foods’ concepts now developing rapidly in the USA.

Dairy Farm Singapore Country Manager Gary Dunwell said, “We are excited to be part of VivoCity, which has the potential to become a major retail destination. As Singapore’s leading retailer, we hope to add to the excitement by introducing an innovative new hypermarket concept. This store will be our biggest here and will become our flagship hypermarket in Singapore. We will fuse the strengths of our various banners and leverage off the international resources of Dairy Farm to create fresh concepts for this hypermarket. “

VivoCity – A multi-experiential destination

VivoCity will attract a host of first-to-market local and international brands, as well as firmly established names. It will also boast year-round events and activities. This includes cultural or music performances in a 1000-seat amphitheatre, themed festivals, international bazaars, and many other stimulating programs. Jack Rouse Associates, who has developed theme park attractions and interactive entertainment areas for Six Flags in the US and Ocean Park in Hong Kong, will develop original and engaging concepts to provide VivoCity goers with stimulating new entertainment experiences.

The first level leads out onto the 300-metre harbour front promenade, while the second level is home to an open-air courtyard featuring engaging and interactive water features. Designed with alfresco dining, entertainment and relaxation in mind, the third level will see a combination of indoor and outdoor F&B outlets, the amphitheater, a body of water 4 times the size of an Olympic swimming pool, and of course, the spectacular view of Singapore Harbour and Sentosa Island.

Work, Live and Play at HarbourFront!

VivoCity is the centerpiece of the entire HarbourFront precinct, an area that spans 24 hectares and encompasses offices at the HarbourFront Towers, exclusive residential developments at Caribbean and Sentosa Cove, retail and cruise amenities at the HarbourFront Centre, as well as a unique lifestyle/entertainment centre at St James Power Station. With all these components located within a single location, the HarbourFront precinct will epitomize the true Work, Live and Play concept of the modern urban lifestyle.

http://www.mapletree.com.sg/news/default.asp

well at least i think i like the place!

Big names, big plans for largest S'pore mall
15-screen cineplex and 120,000 sq ft hypermart at VivoCity

By Daryl Loo

OPENING day is at least two years away, but Singapore's largest mall has already signed up two anchor tenants - cinema operator Golden Village and retail group Dairy Farm, both of which will offer new business concepts.

A massive water feature will cover the top of the three-storey mall at the former World Trade Centre site (top). The centrepiece of the 24ha HarbourFront precinct, VivoCity will include a 300m promenade along the harbour front and a big amphitheatre. It will be ready in late 2006.

Together, the two tenants will occupy a fifth of the space in VivoCity - previously called HarbourFront Mall - which is being built at the former site of the World Trade Centre.

When it is completed in late 2006, the 1.1 million sq ft mall will boast a 15-screen, 2,500-seat Golden Village multiplex, Singapore's largest so far.

The multiplex will include a business class cinema - where tickets will cost more and art house and film festival programmes will be screened throughout the year.

Golden Village will also hold all its movie previews and premieres at the multiplex.

Dairy Farm, which operates the Cold Storage supermarket and Giant hypermarket chains here, plans to set up a yet-to-be branded hypermart covering around 120,000 sq ft.

VivoCity's developer, Mapletree Investments, revealed the names of its first two major tenants at a glitzy event yesterday, when it unveiled the new name for the mall.

Hong Kong action star Jackie Chan was the special guest at the bash, which was attended by representatives from major retailers.

According to a Mapletree spokesman, another 30 per cent of the retail space in the mall has prospective takers, whose names will be revealed when the deals are concluded.

The company's chairman, Mr Edmund Cheng, said that Mapletree is willing to peg a substantial portion of the rents it will charge to the performance of its tenants.

He declined to provide further details of the rental arrangements, but said that the percentage of the fixed and variable components will vary with the kind of retailer.

The three-storey mall will include a 300m promenade along the harbour front, a 1,000-seat amphitheatre, as well as a water feature four times the size of an Olympic-size swimming pool on the top floor.

This floor will be linked to Sentosa Island by a new monorail, which is currently being constructed.

The mall will be the centrepiece of the 24ha HarbourFront precinct, first conceived in 1997 as a world-class waterfront city.

The area encompasses offices at the 18-level HarbourFront Towers, a luxury cruise centre at the 13-level HarbourFront Centre, and the 969-unit Caribbean At Keppel Bay condominiums developed by Keppel Land.

Water on the roof?! :eek:

Goodness....now that is a very strange looking place!!! :eek:

But I do like it....not so sure about the name thou!

Don't like the idea of so terraces at the whole perimeter.We're a tropical country...

But the design looks very tropical to me what.

My grouse is that it looks very....erm.....expansive. So shoppers will have to walk a damn long distance just to get to the shop they want...not very good for shoppers like me who dont like to browse!

actually i was thinking it's alot better than suntec city in terms of walking distance because its squarish and not a question mark like suntec city mall..

I love it..very organic looking and @redstone I think that water feature will be real cool with lots of potential.

Business Times: Published September 24, 2004


Mapletree expects $100m rental from new mall


VivoCity likely to yield 8% based on $880m project cost


By KALPANA RASHIWALA


(SINGAPORE) Mapletree Investments expects to generate about $100 million gross rental revenue each year from the new mall it is developing at the HarbourFront precinct.


This should translate to net property income of about $70 million, which works out to an 8 per cent yield based on the mall's $880 million development cost, Mapletree Investments CEO Hiew Yoon Khong said yesterday.


The mall, named VivoCity, will be the centrepiece of a $2 billion portfolio of Mapletree assets in the HarbourFront area, which it intends to inject into a real estate investment trust (Reit) in 2008.


By then, the mall and other key components of the mixed Reit - such as St James Power Station, which will be turned into an entertainment destination, and Singapore Port Institute Building, slated for hotels - should all be up and running and generating stable cashflow, Mr Hiew said.


Other components of the mixed Reit are expected to be the existing HarbourFront Centre, formerly known as the World Trade Centre, and offices, including possibly the nearby PSA Building.


Mapletree is a fully-owned subsidiary of Singapore investment company Temasek Holdings.


Expected to open in Q4 2006, VivoCity will have three storeys and two basements.


The iconic retail, leisure and entertainment project has been designed by Japanese architect Toyo Ito.


Mapletree has signed up Golden Village and Dairy Farm as anchor tenants. There will also be big outlets selling furnishings, sporting goods, fashion and books, as well as dance clubs and pubs, and two foodcourts, one of which will be themed as hawker stalls.


Alfresco dining outlets will line a 300-metre promenade facing the sea and Sentosa. Water features will lace the entire development.


Mapletree has appointed Jack Rouse Associates, which has done work at Hong Kong's Ocean Park, as a consultant to come up with unique but viable entertainment concepts.


VivoCity will also have a 1,000-seat amphitheatre on the rooftop and a huge playground and playhouse on the second level.


Most tenants at VivoCity will pay Mapletree a combination of fixed base rent and a percentage of turnover. The base rent will be about 20 per cent lower than industry benchmark, while the turnover rent, ranging from 3 to 8 per cent of tenants' sales, is higher than the industry norm of 0.5 to 1 per cent, Mr Hiew said.


The idea is to align Mapletree's financial interests with those of its tenants by pegging a substantial portion of rental to the performance of tenants, said Mapletree chairman Edmund Cheng.


Dairy Farm's 120,000 sq ft hypermarket at VivoCity will be the biggest in Singapore as well as the group's flagship store here.


The group is not expected to operate its usual Giant hypermarket at VivoCity, but to develop a new concept that in 'ambience and store fitout will be much more extensive and upscale than you've seen in Singapore before' said Dairy Farm Singapore's country manager Gary Dunwell.

i'm most excited about giant upscale supermarket..

It just sounds like a very happening place to do whatever you wanna do :D

i'm most excited about giant upscale supermarket..
Yawn.

I hope they open a library in the mall! :D

Yawn.

I hope they open a library in the mall! :D

Library?? sounds "nerdy"....:lol:

They could open a hypermarket, cinema, library etc since the mall is large enough.......What else??:D

Library?? sounds "nerdy"....:lol:

They could open a hypermarket, cinema, library etc since the mall is large enough.......What else??:D

If the NLB does decide to locate a library there, I guess it would most probably be named ''Library@Vivo'' or ''Library@VivoCity'' right?...what a name...

The library would then complete the whole suite of features that are found in many malls and suburban shopping centres in Singapore. This would make VivoCity no different from any of those shopping centres...

This is...unless they manage to come up with a whole new concept to the library experience like what they managed to do with the cinema and hypermarket concepts at VivoCity.

Well....library@orchad and library@esplanade are both entirely different experiences, so I would expect them to do something different with this one too.

supermarkets also got many different experiences! fairprice is the most boring and ugly... cold storages are ugly but have better stock. meidi-ya also ugly but got interesting stuff. same for isetan. jasons looks quite good and has pretty good stuff. oh cold storage taka is wonderful but not to look at. carrefour is just tiring, although someone told me carrefour plaza singapura is wonderful.

can't wait for vivo supermarket!

Well, the supermarket will be run by dairy farm, which might mean a huge cold storage store.

that is about as yawny as ever. Gimme the books anytime! :D

FairPrice is boring no matter how you look at it...look at their tv commercials...it has a scene where this guy felt so happy when he saw that the FairPrice plastic bag that he was holding and looking at got blown away by the wind into the air. It looked real spastic...

Thank goodness FairPrice is not setting up a branch there...

IMO at least Cold Storage provides me with a better grocery shopping experience...you should see the check out lines at FairPrice outlets on Sundays...the queue stretches far beyond the shelves whereas only about half of the counters are open...

FairPrice is boring no matter how you look at it...look at their tv commercials...it has a scene where this guy felt so happy when he saw that the FairPrice plastic bag that he was holding and looking at got blown away by the wind into the air. It looked real spastic...

Thank goodness FairPrice is not setting up a branch there...
:rofl:!!!!

Well if you like, the guy look plasticky too lah. Typical specky type (hey...dosent that sound like myself?? :D )

:rofl:!!!!

Well if you like, the guy look plasticky too lah. Typical specky type (hey...dosent that sound like myself?? :D )

Not sure about that.......:lol:

Anyway I not that hot about the hypermarket......maybe they should open something more exciting(something not found in Singapore yet).........:yes:

:rofl:!!!!

Well if you like, the guy look plasticky too lah. Typical specky type (hey...dosent that sound like myself?? :D )

Of course that doesn't sound like you...judging from your picture there...no specks at all...and I doubt you stare at a plastic bag. Whoever came up with that commercial...

The guy on tv has a square face, glasses that are pushed right up to his eyeball frames and has a serious mental issue if he finds pleasure in staring at a plastic bag (which I might add is not even a upscale supermarket bag! Its a cheap no class FairPrice bag).

Not sure about that.......:lol:

Anyway I not that hot about the hypermarket......maybe they should open something more exciting(something not found in Singapore yet).........:yes:
Like what.....rollar coaster ride? :D

Of course that doesn't sound like you...judging from your picture there...no specks at all...and I doubt you stare at a plastic bag. Whoever came up with that commercial...

The guy on tv has a square face, glasses that are pushed right up to his eyeball frames and has a serious mental issue if he finds pleasure in staring at a plastic bag (which I might add is not even a upscale supermarket bag! Its a cheap no class FairPrice bag).
:rofl: :rofl: !!!

Erm, you might be glad to know that I am a specky too, and that photo was about 2-3 yeras old...so....;) (but no....I dont stare at a plastic bag...yet. :D)

Not sure about that.......:lol:

Anyway I not that hot about the hypermarket......maybe they should open something more exciting(something not found in Singapore yet).........:yes:

From some news article posted earlier they mentioned something about consulting a firm about providing some new entertainment features so I guess that's it... A supermarket is a must in any mall, people like to shop for groceries after spending their day at the mall...at least VivoCity got a super duper hypermarket and one with an entirely new concept...thank goodness it isn't a Shop N Save...be thankful for that...

The guy on tv has a square face, glasses that are pushed right up to his eyeball frames and has a serious mental issue if he finds pleasure in staring at a plastic bag (which I might add is not even a upscale supermarket bag! Its a cheap no class FairPrice bag).

Hahaha.....actually I think it look a little like me........:lol:

A roller coaster?? Not sure about that.....sounds very copycat(think berjaya).....:lol:
Anymore suggestions?? :D

Well, the supermarket will be run by dairy farm, which might mean a huge cold storage store.
giant, i presume.

giant, i presume.
Giant?? OH shit. Another huge and cheapo mall.

If this is supposed to be a marine-themed location, then how about flume rides? :D

Giant?? OH shit. Another huge and cheapo mall.

If this is supposed to be a marine-themed location, then how about flume rides? :D

Whatever.......so long as it's new and exciting.......:D

I hope it won't be something like giant......not very suitable for a flagship store.......:no:

A flume ride is getting kinda boring since Escape Theme Park came along...if they built the flume ride at VivoCity when Escape wasn't built and when the one at Haw Par Villa was closed then it would have been nice...

Roller coaster well I hope they try something like that though I doubt so looking at the plans...too lazy to travel to Berjaya...But its amazing they expect the retail space to be 95 percent taken up 3 months before opening...Berjaya has much of its retail space not taken up right...

As a Singaporean, I can't really think much of what they can put in the mall in terms of entertainment options...I guess we have too used to the boringness of Singapore's malls. They should invite consultants from the US to help us on the issue of finding something new to put in our malls.

Whatever.......so long as it's new and exciting.......:D

I hope it won't be something like giant......not very suitable for a flagship store.......:no:

They already said it won't be anything like Giant...it will have more products from around the world...but then again a supermarket can only be so different...what they could do is to MAKE SURE that the check out counter people are friendlier for a start.......

They already said it won't be anything like Giant...it will have more products from around the world...but then again a supermarket can only be so different...what they could do is to MAKE SURE that the check out counter people are friendlier for a start.......

Hopefully they deliver what they promise......:yes:

Anyway, what do u guys think about the design of the mall??

I actually kinda like the design of the mall...its just so different...for a mall or for anything else...There is absolutely no mall in Singapore that can truly claim to have an innovative design no matter how much they brag about it...like White Sands Shopping Centre - Shopping by the Sea...(The sea is miles away).

Even for the general architecture scene in Singapore, this is truly different... it looks so soothing...natural light everywhere...I hate boxes. Shopping is meant to relax oneself for many, but nowadays shopping in a confined space surrounded by 4 walls isn't really relaxing...this concept at Vivo appears to be more open...

they emphasised that the supermarket will be UPSCALE and HUGE! which is why i'm so excited about it as the only huge supermarket that is acceptable to shop in is carrefour! and i dont have to say this but its really ugly.

Well, I saw an earlier design of the mall, and it was just as strange...if not even stranger. Nonetheless, this one is ok lah, although it could be even more wild...and tall!! :D

how will your idea of an upscale hypermarket look like?

classical tunes being played in the background? haha...

uh tthat's not necessary i guess. i dont even notice if supermarkets play music at all. classical music would be alright though - as long as they dont play stuff like pachabel's canon in d or other cliched stuff...

to me, an upscale supermarket must have an interesting and wide array of foods. alternatively, it could concentrate on better quality foods, but sometimes i scrimp. having a better than usual interior (eg jason's) would be a bonus, but having that without good food would be quite useless.

fairprice has limited variety, and is usually the ugliest. i think shing siong or something like that could be uglier, but i only passed by one in bedok and never went into any of their supermarkets before. i can't remember clearly but it looked quite dirty? i dunno..

carrefour has alot of stuff, but relatively limited variety.

meidi-ya and isetan supermarkets are small but they specialise in japanese stuff so they are still quite interesting. also they tend to have better stuff.

uh tthat's not necessary i guess. i dont even notice if supermarkets play music at all. classical music would be alright though - as long as they dont play stuff like pachabel's canon in d or other cliched stuff...

to me, an upscale supermarket must have an interesting and wide array of foods. alternatively, it could concentrate on better quality foods, but sometimes i scrimp. having a better than usual interior (eg jason's) would be a bonus, but having that without good food would be quite useless.

fairprice has limited variety, and is usually the ugliest. i think shing siong or something like that could be uglier, but i only passed by one in bedok and never went into any of their supermarkets before. i can't remember clearly but it looked quite dirty? i dunno..

carrefour has alot of stuff, but relatively limited variety.

meidi-ya and isetan supermarkets are small but they specialise in japanese stuff so they are still quite interesting. also they tend to have better stuff.

I know that some sound is coming out of the speakers at Cold Storage but I just can't pinpoint just what that sound is...could be from a radio or something...they played it very softly...

NTUC on the other hand, usually plays its corporate theme song or something like that comparatively loudly over its speakers, especially during festive periods...it goes something like this ''NTUC FairPrice.....blablabla...'' in a cheerful mood...but very obiang.... Ugly it is indeed in terms of the flowery uniforms of the staff and the ugly coloured environment...bad service... havent come across anything I want which can't be found in fairprice though, but I don't shop much anyways... IF YOU WANT ugly you should visit a chain of supermarkets called ''ABC Supermarket'' WHICH claims it has the lowest prices in town........but it comes at a price.....you just cannot count the number of times I bought expired goods from there, usually chocolates and biscuits etc...and the interiors are not renovated at all...they just clumped the shelves and products on them and they are OPEN.....

Where's meidi ya supermarket and Jason's? First time hearing of such brands...

Classical music playing in the background...that just sounds so much like library@esplanade!

Upmarket?? Perhaps some jazz music(those vocal type) in the supermarket.....haha.... :jk:

Actually I feel that they could build it higher.....three storey seems a little short.......maybe 5 storeys.......haha...then the floor space will increase also.......:lol:

I could forsee artiste using the open air concert area for their new album promotion........:yes:

SEPT 25, 2004
To the max
Get ready for the next stage of cineplex development - posh arthouse halls and the widest screen in the world - at GV Harbourfront, which opens in 2006

By Ong Sor Fern

GOLDEN VILLAGE revolutionised cinema-going in Singapore once before.

It is hoping to repeat the feat.

In late 2006, GV's new flagship cineplex - a 15-hall multiplex - will be completed at the VivoCity shopping mall.

Previously called HarbourFront Mall, it is now being built at the former site of the World Trade Centre by developer Mapletree Investments.

GV's managing director Kenneth Tan promises: 'It's going to be a category killer multiplex.'

Although he declines to say exactly how much money GV is investing in the development, GV Harbourfront will cost more than $15 million.

This is GV's biggest investment since its $37 million Yishun 10 cinema complex, which was built from scratch and opened in 1992.

GV Plaza at Plaza Singapura, which cost $12 million, and the $7 million GV Grand at Great World City were fitted into existing shopping malls.

GV Harbourfront will cover 90,000sq feet over two levels and will have over 2,500 seats.

'It will be our new flagship,' Mr Tan says. 'It's the biggest in number of screens, the biggest in number of seats.'

Golden Village, a joint venture between Hong Kong's Golden Harvest film and distribution company and Australia's entertainment giant Village Roadshow, currently has 58 screens here with 13,112 seats in eight multiplexes.

This gives GV a 46 per cent share of the Singapore market which Mr Tan is hoping to push beyond 50 per cent once GV Harbourfront is ready for business.

But there are industry naysayers who think that Singapore already has too many screens.

Mr Suhaimi Rafdi, Cathay's vice-president of leisure and entertainment, says: 'Malaysia today has 147 screens serving 22 million people. If you take that as a benchmark, Singapore has too many screens.'

Singapore has 151 halls with 37,179 seats for a population of four million.

This is a dip from 1999's multiplex boom which saw 171 screens, but is still a sharp rise from 1992 when there were a mere 50 screens in Singapore.

Mr Tan, however, maintains that Singapore can support more screens, pointing to the glut of movies being released now.

New films have been released at a rate of between two and six every week this year. A film's lifespan now averages three to four weeks where once six to eight weeks was a norm.

'I think there is not enough shelf space in Singapore,' he says.

Mr Raymond Chow, chairman of Golden Harvest, agrees.

In town for VivoCity's glitzy launch on Thursday, the media mogul tells Life!: 'The more screens there are, the better for a place and for the moviegoers because they have more choice to see more and better movies.'

Mr Tan promises that the greater number of halls and its Cinema Europa concept will mean lengthier seasons for arthouse fare, which now tends to get short shrift.

Still, some industry insiders have questioned the feasibility of building a multiplex outside the Orchard Road belt.

The Harbourfront site is away from the hustle and bustle of the city.

The residential catchment is practically non-existent until property developments nearby in the form of Sentosa Cove and the Caribbean By The Bay are completed.

However, it is linked by the North-east Mass Rapid Transit line, while the Cruise Centre and Sentosa offer tourist catchment.

Increasing cinema attendances in the past three years also bode well for GV's expansion.

Last year in Singapore, 14.7 million tickets were sold in total, an increase over 2002's 13 million and 2001's 12 million.

Mr Tan predicts that GV Harbourfront will see two million admissions a year. GV Plaza's 10 halls already see 1.5 million tickets a year.

HAIL THE HALLS

MOST distributors in Singapore welcomed the news of more halls.

Mr Brett Hogg, general manager of Buena Vista Columbia TriStar, voices a common sentiment: 'As a distributor, what I desire most is to see films have a longer lifespan on screens in Singapore. Currently, films average about three to four weeks before they are pulled off for the next release.

'Hopefully by increasing the number of screens in the market, it will provide the opportunity for films to play longer and on multiple screens.'

While it will be two years before GV Harbourfront reaches port, industry players are keeping an eye on GV's new move.

Mr Chow notes that the multiplex is a homecoming of sorts for GV, which opened its first Asian cineplex in Yishun 12 years ago.

He muses with a twinkle in his eye: 'For the Chinese, 12 years is one complete cycle.'

Whether GV Harbourfront makes waves the same way Yishun 10 did remains to be seen.

But the winners are already clear - the cinema-going public in Singapore.

COMING ATTRACTIONS AT GV HARBOURFRONT

THE V-MAX THEATRE

The hall will have the widest screen in the world, measuring 28.3m by 12.1m. It will be GV's largest cinema - with more than 700 seats - bigger than the current record-holder, GV Grand's 572-seat Hall 6. The biggest hall in Singapore now is Prince 1 with 1,259 seats.

GOLD CLASS CLUSTER

GV Grand's current 35-seat Gold Class hall will be outmatched by Harbourfront, which will have a few Gold Class halls as well as a Gold Class lounge.

CINEMA EUROPA

A concept cinema serving the film buff crowd with arthouse fare, classier-than-average halls that have plush armchair-styled seats and a coffee-bar lounge.

GV woke up the competition

TAKING the plunge into the unknown is not new for Golden Village, which pioneered the cineplex concept in Singapore in 1992 with its suburban entry Yishun 10 with 10 halls.

Before Yishun 10, Singapore cinema-goers were used to crayon-scrawled tickets, dirty toilets and kwa-chee shell-littered floors in auditoriums that sometimes smelled.

Yishun 10 was revolutionary for its time. Besides its size, it introduced electronic ticketing systems, offered phone and fax bookings and accepted credit-card payments. All these services are now the norm.

Its plush seats and digital sound systems kickstarted the multiplex building boom among local players.

Cathay, Eng Wah Organization and Shaw Organisation began to convert their old standalone cinemas or to demolish and rebuild them as multiplexes.

The boom also drew other foreign players into Singapore. American company United Artists and Hong Kong's Studio Cinemas joined the fray in 1996.

Studio Cinemas bailed out in 1999 after running into financial difficulties and United Artists bowed out in 2001.

Cathay's vice-president of leisure and entertainment Suhaimi Rafdi acknowledges that Yishun 10 was an eye-opener for the local players.

'We were complacent. It shook us up and made us get our act together,' he says.

Cathay is also building a new eight-hall cineplex, scheduled to open next year, at the old Cathay building site.

Mr Suhaimi says that competition will benefit only the moviegoers since 'it puts everybody in the industry on their toes'.

GV might have more tricks up its sleeve yet, as Life! discovered recently on a trip to Melbourne to visit Village Roadshow's multiplexes.

The tour of Village's three showpieces - Jam Factory, Knox and Rivoli - offered a sneak peek at the templates for GV Harbourfront.

At the Jam Factory, Life! tested the offerings of Cinema Europa, Village's arthouse concept cinemas.

These are pitched between the average cinema hall and the posh Gold Class hall, which is currently available here only at GV Grand.

GV's managing director Kenneth Tan says: 'If Gold Class is First Class and ordinary seats is Economy, then Europa is Business Class.'

Tickets at GV Harbourfront will be priced between the usual $8 and Gold Class' $25.
If the Jam Factory is anything to go by, the higher ticket prices pay for service and comfort as well as classier programming.

There is a private ticketing booth away from the cineplex crowd and plush armchair-style seats.

Europa's three halls were also screening festival-worthy fare: The Life And Death Of Peter Sellers, Donnie Darko: The Director's Cut and Fahrenheit 9/11.

There is also Club Europa which, for an annual fee, promises ticket discounts, promotions and premiums for film buffs.

At Knox, Life! also got a taste of the impressive VMax hall, which has the widest indoor screen in the world at 28.3m. This will be offered at GV Harbourfront, and once completed, the hall will be GV's biggest with over 700 seats.

Accompanied by the latest in digital sound systems, the VMax at Knox is an immersive cinematic experience, harking back to the days when the silver screen really was a big screen affair.

Knox also offered a glimpse of what GV Harbourfront's updated Gold Class concept will look like. Instead of a single hall, Knox boasts a cluster of Gold Class Halls.

These are fronted by a posh lounge serving elegant finger food like burgundy beef pies and whitefish wontons freshly prepared in the kitchen, which also serves light fare for Cinema Europa's coffee bar.

The approach is product differentiation, giving audiences a new kind of moviegoing experience.

Mr Tan says Cinema Europa's elegant ambience and strong programming have worked well for Village cineplexes in Australia in drawing older audiences back to the cinemas.

'We aim to go beyond the core cinema-goers,' he says.

In Village Roadshow's corporate headquarters in Melbourne's Bourke Street, chairman John Kirby tells Life!: 'The old-time philosophy of one size fits all no longer applies. A lot of niche markets are actually quite substantial audiences.

'There are gaps in the market we can engage with these new products and facilities.'

Village Roadshow has engaged well enough to go from one drive-in cinema in 1954, owned by Kirby's father Roc, to over 400 screens today.

Mr Kirby acknowledges that the Singapore market has been a tough one. He says with a hearty laugh: 'We can see plenty of corpses on the side of the road.'

But he says that GV's splashy new venture is anchored by faith: 'From a corporate point of view we take a longer-term view.'

That faith has paid off once before, he points out: 'The proof of that is the 46 per cent market share that we have now. The day before Yishun we had 0 per cent.'

Copyright @ 2004 Singapore Press Holdings. All rights reserved.

I actually kinda like the design of the mall...its just so different...for a mall or for anything else...There is absolutely no mall in Singapore that can truly claim to have an innovative design no matter how much they brag about it...like White Sands Shopping Centre - Shopping by the Sea...(The sea is miles away).

Even for the general architecture scene in Singapore, this is truly different... it looks so soothing...natural light everywhere...I hate boxes. Shopping is meant to relax oneself for many, but nowadays shopping in a confined space surrounded by 4 walls isn't really relaxing...this concept at Vivo appears to be more open...

I truly agree. The design is something you'd probably expect in Dubai or elsewhere. I'm glad things here seem to be getting more creative? Like as if the opening of the Esplanade heralded an ambition to be more experimentative :D

This one being by the sea, will definitely have lots of potential.

25 Sep 2004

http://www.skyscrapercity.com/photopost/data/500/103vivo259.jpg

The curves hadn't come out yet.

Hua!! :eek: :eek:! Where did you take that from???

And yeah..the foundation looks so...normal! :D

Those construction workers really have it going for them...living truly by the water's edge...waterfront living...

Seems like there's 2 basement levels in VivoCity and the elevator core is up to the second floor...

its only really a few curvy roof forms.

@huaiwei, WTC carpark.

I just had to rush down to the site when I saw the renditions yesterday :D

The curved parts havent been formed yet so it looks kinda normal...but this project is quite huge! Only the port next to it is a bit strange but shouldnt detract from the relaxed feel too much. My picture doesnt show Sentosa looming up to the right but its very beautiful! :eek:

St James Powerhouse looks so sad...

@huaiwei, WTC carpark.

I just had to rush down to the site when I saw the renditions yesterday :D

The curved parts havent been formed yet so it looks kinda normal...but this project is quite huge! Only the port next to it is a bit strange but shouldnt detract from the relaxed feel too much. My picture doesnt show Sentosa looming up to the right but its very beautiful! :eek:
You gotta tell me how to get to that location, because I actually pass by WTC practically everytime I go to school as I change to the train at Harbourfront! :eek:

St James Powerhouse looks so sad...

Well they will refurbish it too.

@huaiwei, the lifts are just inside the mall mah...just look for the lifts and press the button that says lift to carpark (should be 8th floor)

They should make the mall taller, like 7 storeys?

Well they will refurbish it too.

@huaiwei, the lifts are just inside the mall mah...just look for the lifts and press the button that says lift to carpark (should be 8th floor)
Cool.....I shall try that if I can! :D

Oh btw, you guys saw the original rendering of the mall?

They should make the mall taller, like 7 storeys?

Then it'll become 2 million square feet.........:eek:

Hmm....glad to see they finally made progress(compared to the last time I visited the place).......

Why are huge malls in Singapore so short?

Midvalley in KL is like 7 storeys tall.

Why are huge malls in Singapore so short?

Midvalley in KL is like 7 storeys tall.

If you go to Suntec, do you visit the third floor often???

the third floor actually has a pretty interesting range of restaurants, but 6 or 7 stories is just too high to bother. except if your mall is all atria like plaza singapura.

I'd rather they not make it too tall, as its meant to have a resort-feel to it. Being too tall would also kill the design of the curves.

This story was printed from TODAYonline

Vivocity – a mall and much more

To lend vivacity to HarbourFront next year

Weekend • September 25, 2004

VIVOCITY — that is the name of the iconic new mall Mapletree Investments is building at HarbourFront.

The launch on Thursday was attended by superstar Jackie Chan.

At the launch, Mapletree's chief executive officer Hiew Yoon Khong said the company expects to generate $100 million in rent from the mall that will have three storeys and two basements.

The mall is expected to open in the fourth quarter of next year and is the centrepiece of Mapletree's $2-billion portfolio of assets in the HarbourFront area, which it plans to inject into a real estate investment trust in 2008.

Dairy Farm and Golden Village will be the two anchor tenants along with a host of other large retail outlets selling fashion, books, sporting goods and furnishings.

There will also be dance clubs and pubs, including Harry's Bar.

Mapletree is a fully-owned subsidiary of Temasek Holdings.

Copyright MediaCorp Press Ltd. All rights reserved.

No wonder...Temasek again...

Few local companies have the funds to spend so much on a single project.

No wonder...Temasek again...

Few local companies have the funds to spend so much on a single project.

Actually it's the local company that have the funds to spend on a single project and have a hand in a lot of other projects as well.......:lol:

Meaning? :?

Meaning? :?

Meaning they are really prominent in Singapore and cash-rich.....:eek:

Temasek has unlimited funding, what! :D

Temasek has unlimited funding, what! :D

Thats why you see them "everywhere" loh......:lol:

Yah...

PSA, MCS, MapleTree...

Temasek companies are making waves everywhere! :D

Yah...

PSA, MCS, MapleTree...

Temasek companies are making waves everywhere! :D

Actually tiger and jetstar also loh......:lol:

What's next??:D

Wah say!

NOL's fate looks like its being sealed.

Their report would make our jaws hit the floor surely...

Wah say!

NOL's fate looks like its being sealed.

We're sidetracking again.......:lol:

Anyway, I think Vivocity has the potential to be the next big thing in pubbing industry......

Pubbing?

The HabourFront Centre's image needs to be changed.Looks so 80s! :lol:

Pubbing?

The HabourFront Centre's image needs to be changed.Looks so 80s! :lol:

As in like M Sultan.....I think Harry Bar opening a branch at Vivocity........

Harbourfront centre?? Emm.....maybe they keeping it bcos they are hot on preservation......:lol:

Aiyah I think Temasek is invovled in this project simply because it was a redevelopment of a complex which was managed by PSA, which was then part of the government what...

Aiyah I think Temasek is invovled in this project simply because it was a redevelopment of a complex which was managed by PSA, which was then part of the government what...

Intentional or unintentional....they are in the project loh.....:D

Intentional or unintentional....they are in the project loh.....:D
Aiyah.....but what to do. Since they provide the funds, use it loh....complain for what? :D

Aiyah.....but what to do. Since they provide the funds, use it loh....complain for what? :D

Unfortunately not everybody thinks that way loh......they scare temasek might "swallow" them lah......:lol:

Japanese architect out to build a new type of city


28 Sep 2004

By DANIEL BUENAS

http://business-times.asia1.com.sg/mnt/media/image/launched/2004-09-28/djito25-171221.jpg
RENOWNED Japanese architect Toyo Ito believes in 'natural beauty'. In fact, it is Mr Ito's unique style of using nature, climate and open spaces which has helped him bag a slew of international awards for his innovative designs, and he believes that Singaporean architects would do well to turn to Asia and Europe to find such inspiration.

'We are sometimes too focused on modernity,' Mr Ito told BT through an interpreter. 'But as we move ahead, I think we have to go one step forward beyond modernity, to look at a new type of city.'

This is why he feels that Singaporeans should stop looking to the US, but instead focus on Asia and Europe, where there is a strong sense of culture and history, for inspiration.

He was in town for the launch of Mapletree Investment's upcoming shopping complex VivoCity, which he designed.

He said that he found Singapore to be one of the most beautiful and modern cities in the world, and that the buildings here were all designed in a very 'orderly' and 'green' way.

'Singapore seems to me almost like the symbol of the modernised city,' he said.

'You are very organised, but each element of the city is separated, it's not connected. The open and natural concept has not been reflected in the modern architecture itself.'

He also said that Singapore architects should consider bringing elements of Asian culture into architectural designs and combine it with modern concepts.

When asked how Singapore could create an environment to produce world-class architects, Mr Ito said that creating opportunities for young designers to showcase their talents is crucial.

'These kinds of chances for the young people are very important,' he said. 'And not only opportunities among Singaporeans, but also through the architects and designers within the Asian countries, who have a great impact on nurturing Singaporean architects.'

VivoCity, which will have over a million square feet of lettable floor space when it is completed in Q4 2006, is the first development in Asia outside of Japan that Mr Ito has designed. It will have a 'flowing architecture', pools and an amphitheatre on the roof as well as lighting effects that simulate the phases of the moon.

'I picked a 'surfing' theme for the whole design,' Mr Ito said. 'I see the shoppers like surfers: some of them going up, some going down, and some just floating around, and this building is connected as one flowing experience for them.'

He said that he didn't want to create just another shopping mall, but instead aimed to design what he called a 'lifestyle'.

It took his firm, Toyo Ito & Associates, Architects, just 10 months to design VivoCity - a very short time considering the scale of the project, Mr Ito said.

When asked to give his opinion on the much debated design of the Esplanade theatre, Mr Ito said: 'To be honest, I am not very impressed by it.'

Found a picture of the construction site during its early days! :D

http://www.pbase.com/image/3336411.jpg

Oh My! Harbourfront Towers under construction!! :eek:

http://www.pbase.com/image/1213022.jpg

Source: http://www.pbase.com/phlash/singapore

Wah.....I wonder who took the picture??

Cable Car Tower was closed for a very long time then.

Cable Car Tower was closed for a very long time then.
Very long? I am not sure if the cable car station was completely closed?

Updated On 12 October 2004


HarbourFront Precinct

HarbourFront Centre
http://img22.exs.cx/img22/8382/DSC02341.jpg

VivoCity
http://img46.exs.cx/img46/9564/DSC2343.jpg

Vivocity. Why the funny names?

Don't you read the papers? The reasons for the name was discussed further down in the thread.

the reason is simple - singaporeans are corny.

thansk for updating us ignoramus,

say next time you want to catch a breathtaking view of the worksite you can take the lift up to the carpark - its worth it to get an overview.

I personally find that expressway a little unsightly...

Thanks for the tip... But since I have yet to find someone who has both the time and the interest in photographing such things I don't really have the guts to take pictures in the public openly, I hate the stares from the people walking past me...

They look bad, all concrete structures are meant to look bad. But at least the authorities tried to make it look just that lil' bit nicer by planting all those shrubs and trees underneath that semi expressway.

IMO those viaducts are actually quite cool... They somehow symbolise just how busy the city really is a.k.a. modern... Like how when I see those stacked up expressways of Japan, it reminds me of how modern Japan really is...

Thanks for the tip... But since I have yet to find someone who has both the time and the interest in photographing such things I don't really have the guts to take pictures in the public openly, I hate the stares from the people walking past me...


Emm.....actually when I take picture in, say the airport, there are ppl who "stare" at me too........but I always ignore them bcos I know what I'm doing and I don't need their opinion.......so the best thing is bochap........

Take more pictures and you'll get used to it.......:lol:

ignoramus, the carpark is a very empty and quiet place especially if you go off peak hours, you will certainly have no problems finding privacy to take a pic, and even if you didnt want to take a pic, the view from up there gives a good overview of the whole project site :cool:

21 January 2004


HarbourFront Precinct

Source
- Ignoramus

HarbourFront Towers
http://img49.exs.cx/img49/3796/117225705RRkFBr_ph.jpg

HarbourFront Centre
http://img12.exs.cx/img12/3797/117225538jtTZYK_ph.jpg

Don't you read the papers? The reasons for the name was discussed further down in the thread.

Confession time: I rarely have the time to really sit down and read the news, so most of the time i just skim trhough the headlines or download hot topics into my PDA. I get most of my development-related news from SSC.

I only read the Straits Time Interactive (Asia, Forum, Singapore, Prime New, Life, Commentary, Latest News)... I hardly read the World Section though I should but it just gets boring when theres nothing there you can relate to and its all about the war. I occasionally I pick up a copy of the print edition but I take forever to read it...

I read the straits time interactive, CNA,businesstimes.com, zaobao.com, new paper interactive, streats and todayonline.........if i really busy, I usually just read straits time interactive and zaobao.com...........

Why do they put the 'interactive' behind straits times anyway. The website isn't all that interactive, right?

Why do they put the 'interactive' behind straits times anyway. The website isn't all that interactive, right?

To make it sound better loh.....:lol:

Everything that is on the Internet they either call it XXX Interative or XXX Online... Thats the net lingo I suppose... And interactivity I guess its because there are features in the webbie not found in the print edition, like updates and video clips? So rather than just flipping thru the paper, you are interacting as in viewing clips and getting updates..............................................


If I am really busy I find it a must to read The Straits Times & The Business Times... (Damn Business Times is free only from 6pm. Last time it was 4pm.)

Sheesh.... Okay forget it. Back to topic. excuse me.

no lar... last time 2 pm..

oops...sorry...

Geog textbook also called Interactive... :lol:

Geog textbook also called Interactive... :lol:

Yes! And it's a book for goodness' sake! How dreadfully inappropriate....

Yah, how 'interactive' can it be?

Ask it questions and it answers back ah? :lol:

i think interactive meant it *engages* you by asking rhetorical questions and maybe even real questions perhaps?

Engaging? Very much so, but only from the point of view of certain green, leafy vegetables.

i agree very much.

Yes. It's good we see eye to eye on this matter.

hee-haw.

haw-hee.

Back on topic! haha. My apologies for yet another pointless deviation. :lol:

Heres a pic taken on 17 Oct 2004 by Chad

http://img.photobucket.com/albums/v171/chady/DSC08365.jpg

Well, at least now it looks like something. Haha.

The port spoils it.

The port spoils it.

No choice what.....unless they shift everything to Jurong........

Oct 25, 2004
BP looks for room to grow at HarbourFront

OIL giant BP has signed up with Keppel for new office space to accommodate a burgeoning workforce, which is expected to increase to more than 500 staff next year from the current 430.

BP is expanding its Singapore operations, in particular its global trading activities. It plans to relocate from its present premises at BP Tower, Alexandra Road, to the new Keppel Bay Tower at Harbour Front Avenue in the middle of next year.

The firm inked a three-year deal last week to lease 65,000 sq ft of office space - about 30 per cent more than what it now occupies at BP Tower.

'The move will enhance the Singapore office's status as a strategic regional knowledge hub in Asia,' BP said in a statement.

The local office services the group's diverse range of activities in the Asia Pacific.

BP Singapore's main activities include oil, gas and chemicals trading, shipping and lubricants. Within the lubricants business, BP also markets the Castrol and Duckhams brands, apart from its own brand name.

The oil, gas and chemicals trading business unit manages a global trading portfolio, and supports BP's marketing and business development initiatives across the region.

BP Singapore also serves global markets and customers in the shipping and aviation industries. For example, BP Marine supplies bunker fuels and marine lubricants to ships, while Air BP markets aviation fuels, lubricants and technical services to the aviation industry in the region.

Copyright © 2004 Singapore Press Holdings. All rights reserved.

that's funny... i thought spc bought over bp singapore.. they only bought over the petrol stations arh?

04 November 2004
- The ''HarbourFront Centre'' sign that was featured prominently in many previous project renderings, is now UP!
- Tactile floor guides from HarbourFront MRT Station now extend fully to the entrance of HarbourFront Centre. (Previously they stopped just below the stairs at the Station entrance)
- HarbourFront Centre is officially integrated with HarbourFront MRT Station. You can now feel the air conditioning of HarbourFront Centre as you exit the MRT Station and vice versa.
- New panels displaying the entire map of the HarbourFront Precinct have been installed at strategic locations (Bus stop, HarbourFront Centre entrance).

Couldn't take pictures though I brought the camera, was rushing home, the weather was so hot and there were a lot of people around (excuses excuses excuses).

09 November 2004

HarbourFront Centre
© Ignoramus
http://img15.exs.cx/img15/1017/DSC02646.jpg

Any updates from VivoCity?

The VivoCity construction site seemed pretty much the same from when the last photograph was taken of it by Chad in October.

Hmm.....Harbourfront Centre do look much nicer from that angle......:yes:

Though quite sad that the mall isn't big enough to attract ppl to the place.....sigh

small is one thing...I just feel the location lacks critical mass yet and accessibility as well - I dont thinks its near a huge population centre.

so hopefully things will change in future. This is a site in transition!

Last time the Esplanade area was a very quiet location in the evening, nowadays that has changed somewhat

Hmm.....Harbourfront Centre do look much nicer from that angle......:yes:

Though quite sad that the mall isn't big enough to attract ppl to the place.....sigh

Actually, if you looked a bit closer, the taxi stand has a very very long line. And inside HarbourFront Centre, its quite busy too, though obviously not as busy as Takashimaya, busy like Paragon more so.

Well it serves the Alexandra Business Park District, Telok Blangah HDB Estate, HarbourFront Office Towers and Sentosa Visitors & InterCity Ferry passengers. So its catchment area is quite large for its size. But as VivoCity comes up, expect the place to be as bustling as Orchard Road. By then, the condominiums at nearby Keppel Bay would be ready too.

MRT entrance(Harbourfront centre.....14/11/04)
http://img99.exs.cx/img99/3116/DSCN32411.jpg

Looking from the second floor
http://img99.exs.cx/img99/1479/DSCN32451.jpg

Harbourfront Centre Interior(14/11/04)
http://img99.exs.cx/img99/6056/DSCN32421.jpg

http://img99.exs.cx/img99/8809/DSCN32441.jpg

Over-shape glass roof that lets in skylight
http://img99.exs.cx/img99/4134/DSCN32461.jpg

Entrance on the bridge linking harbourfront centre to one of the towers
http://img99.exs.cx/img99/9718/DSCN32481.jpg

Vivocity construction update(14/11/04):

http://img99.exs.cx/img99/1121/DSCN32551.jpg

http://img99.exs.cx/img99/8850/DSCN32561.jpg

St james house from afar.....
http://img99.exs.cx/img99/9017/DSCN32611.jpg

Very posh looking HarbourFront Centre. Sure to be a hit when surrounding developments are completed.

You went all the way to HarbourFront just to take a few pics ah. Where else did you go. Tell me. Starting from what time and ending at what time.

You went all the way to HarbourFront just to take a few pics ah. Where else did you go. Tell me. Starting from what time and ending at what time.

Haha....you interested to know mair?? :lol:

Anyway, I went to harbourfront mainly to yum cha with a few friend.......Strange restaurant....located beside the carpark......but the dim sum rather nice......buffet style at 14.80+++ per person ......

http://img36.exs.cx/img36/4426/DSCN32531.jpg

Haha....you interested to know mair?? :lol:

Anyway, I went to harbourfront mainly to yum cha with a few friend.......Strange restaurant....located beside the carpark......but the dim sum rather nice......buffet style at 14.80+++ per person ......

http://img36.exs.cx/img36/4426/DSCN32531.jpg

Sianz everytime i want dim sum i end up with a place with no buffet like those in orchard road. end up going to crystal jade. like the hk atmosphere there.

Upload a recent pic of you lar since you were out with fren sure got pics.

Sianz everytime i want dim sum i end up with a place with no buffet like those in orchard road. end up going to crystal jade. like the hk atmosphere there.

Upload a recent pic of you lar since you were out with fren sure got pics.

Duwan lah.....wait they "kill" me.......:lol:

Crystal Jade?? Quite expensive to have dim sum there right?? I think got one dim sum buffet at Ngee Ann City.....think it's call dragon pearl.......:yes:

Duwan lah.....wait they "kill" me.......:lol:

Crystal Jade?? Quite expensive to have dim sum there right?? I think got one dim sum buffet at Ngee Ann City.....think it's call dragon pearl.......:yes:

Then your solo pic lor. So secretive for what...either update all us sg forumer thru PM or kopitiam lor.

Then your solo pic lor. So secretive for what...either update all us sg forumer thru PM or kopitiam lor.

Don't see that need loh......anyway a lot of people in the forum saw me b4 loh......Even E2E has see me b4.....

If you really "desperate", maybe I show you on MSN ......:lol:

Don't see that need loh......anyway a lot of people in the forum saw me b4 loh......Even E2E has see me b4.....

If you really "desperate", maybe I show you on MSN ......:lol:
Wah you really very secretive meh. Maybe I should remove my 2 pics from the board soon. I WILL.

See this late nov/dec you all want to meet up or not lor.

Wah you really very secretive meh. Maybe I should remove my 2 pics from the board soon. I WILL.

See this late nov/dec you all want to meet up or not lor.

I'm just being low profile lah.......like it that way.....:yes:

Haha......meetup?? Hmm...maybe can make it a biggest forum meetup in SSC history or something.....:lol:

I'm just being low profile lah.......like it that way.....:yes:

Haha......meetup?? Hmm...maybe can make it a biggest forum meetup in SSC history or something.....:lol:

Well when and if we do meet you won't be low profile anymore...

Well when and if we do meet you won't be low profile anymore...

Aiya....in that case I should be rather high profile as quite a lot of sg forumers has meet me......:eek:

Btw, Harbourfront was rather crowded today......seems like quite a lot of ppl going to sentosa for the weekend......

Aiya....in that case I should be rather high profile as quite a lot of sg forumers has meet me......:eek:

Btw, Harbourfront was rather crowded today......seems like quite a lot of ppl going to sentosa for the weekend......
Who?

Aiyo I really missing out on the SSC action where everyone has met you except me........shit I sound gay..dammit...

Who?

Aiyo I really missing out on the SSC action where everyone has met you except me........shit I sound gay..dammit...

Emm....gay mair?? haha.....

Anyway those whom I met in person are Huaiwei, Rafflescity, CW8, E2E......not many actually......:lol:

Eh, and you say 'almost everyone'? :lol:

Eh, and you say 'almost everyone'? :lol:

Bcos the Sg forum don't have so many forumer previously(not like now which has increase).......:lol:

Bcos the Sg forum don't have so many forumer previously(not like now which has increase).......:lol:

So many posts generated by just a few Singaporeans who love to talk crap and occasionally about SSC. haha

Vivocity construction update(14/11/04):

http://img99.exs.cx/img99/1121/DSCN32551.jpg

http://img99.exs.cx/img99/8850/DSCN32561.jpg

St james house from afar.....
http://img99.exs.cx/img99/9017/DSCN32611.jpg

hmm..has the whole structure risen by 1 floor?

I dont remember those huge massive columns in green

Lift shafts? :)

hmm..has the whole structure risen by 1 floor?

I dont remember those huge massive columns in green

I think so......the last time I'm still able to take pictures from the second floor.....now I have to go the 5th floor carpark.........:eek:

The glass roof concept seem to be the in thing now.....

Harbourfront centre.....
http://img99.exs.cx/img99/4134/DSCN32461.jpg

INSEAD
http://img123.exs.cx/img123/2750/DSCN16471.jpg

Wait... how does one enounce 'vivocity'?

Vee-voh-city, with emphasis on Vee?

Vai-voh-city, with empahasis on Vai

or

Vi-Vos-ity, with emphasis on Vos?

the last one sounds more classy and hip. The first one sounds singaporean.

The second one sounds like hk english. haha no offence.

i think vivocity comes from vivacious, therefore its the first. vaivohcity is definitely out. viVoscity sounds gross like viscousness or velocity or whatever.

Viscousity? :rofl:

Vivivavavroom....

Lift shafts? :)

they look like cores, so possibly lift shafts :cool:

17 November 2004

HarbourFront Centre
© Ignoramus
http://img81.exs.cx/img81/8545/DSC02793.jpg
http://img98.exs.cx/img98/1855/DSC02801.jpg
http://img106.exs.cx/img106/2408/DSC02802.jpg
http://img88.exs.cx/img88/3486/DSC02803.jpg

VivoCity
© Ignoramus
http://img98.exs.cx/img98/8829/DSC02794.jpg

HarbourFront Tower One & Keppel Bay Tower
© Ignoramus
http://img75.exs.cx/img75/1696/DSC02795.jpg

HarbourFront Tower Two
© Ignoramus
http://img32.exs.cx/img32/7650/DSC02796.jpg

HarbourFront Tower One & Two
© Ignoramus
http://img109.exs.cx/img109/8371/DSC02797.jpg

Cable Cars
© Ignoramus
http://img106.exs.cx/img106/8510/DSC02799.jpg

Singapore Cruise Centre
© Ignoramus
http://img32.exs.cx/img32/4503/DSC02800.jpg

The picures looked quite dark.....is it going to rain when you take it??

17 November 2004

HarbourFront Centre
© Ignoramus
http://img81.exs.cx/img81/8545/DSC02793.jpg

VivoCity
© Ignoramus
http://img98.exs.cx/img98/8829/DSC02794.jpg

wow the new exterior of HarbourFront looks great!

i never noticed it before

wah the viaduct so fast dirty liao! isnt there some spray on chemical that repels all the dirty things?

uh not repel but reacts with it to form itself again and uhmm diminish the dirty things... so its theoretically inexhaustible

The picures looked quite dark.....is it going to rain when you take it??

Fact One: It rained less than an hour before the photos were taken. The sky was cloudy and a bit grey but not as dark as in the pics.

Fact Two: It was dark in the pics as I set the camera to Night mode yesterday and I forgot to turn it back to auto mode. I only started taking normal pics once I entered HarbourFront Centre. Was walking so understandable its blurry. At least its a pic.

Fact Three: Added new photos to post 240. check back.

Its not as bad as it looks. Anyways to me it isn't dirty. Concrete is meant to look that way... as long as there are no cracks and not brown it looks perfect to me. haha.

but the viaduct is the only odd thing out in that area...too bad they cant do muh about it :rant:

@ignoramus

actually it isnt really meant to look that way... if not you wont have the govt scrupulously cleaning tunnels and expressway walls and viaducts every so often.

haha like that still okay. Just dont be another viaduct as brown and old as the one running alongside Tanjong Pagar KTM Station.

The viaduct blocks the view, bad, but it makes gets rid of a lot of traffic, and it makes the place feel modern cause like everything is so busy and built up and hectic. Like those typical urban metropolis like Tokyo.

viaducts dont give me that modern-cool feel for some strange reason..maybe its my Bangkok experience....and they shouldnt want to have a built up image directly opposite Sentosa