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Old February 5th, 2010, 06:10 AM   #1
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SINGAPORE | Urban Renewal News

News and information regarding new and ongoing urban redevelopment projects in Singapore.



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Singapore explores optimising Land Usage


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Old February 5th, 2010, 06:10 AM   #2
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Big changes with higher land productivity

2 Feb 2010
Business Times

ECONOMIC STRATEGIES COMMITTEE
Underground land banks, Tanjong Pagar waterfront district on the cards


By EMILYN YAP

SINGAPORE's physical landscape looks set to undergo big changes some 10 to 20 years down the road - Tanjong Pagar could become a new bustling waterfront district after the port moves, and land banks could be created underground.

These are just two of several possible developments, following recommendations from the Economic Strategies Committee (ESC) to improve Singapore's land productivity. ESC also proposed that the government support more intensive use of industrial land, more flexible use of land where needed, and offer more business locations.

'Our land use strategies and infrastructure will support ESC's new economic strategies, in particular to make Singapore a better place not just to work but also for Singaporeans to live and play,' said Senior Minister of State for National Development and Education Grace Fu yesterday. She is also co-chair of the sub-committee looking at higher land productivity for future growth.

One suggestion poised to create buzz is the redevelopment of port land at Tanjong Pagar, Keppel and Pulau Brani to create a new waterfront district. This could happen after the port's lease at terminals expire in 2027.

Comparable in size to Marina Bay, the area would allow the business district to grow and could accommodate homes, hotels and other recreational facilities. 'We are quite excited about the potential,' Ms Fu said. 'What form it will take is something that we will work on but of course it has to be relevant to the time when we will be developing it . . . We are not looking at developing it anytime soon.'

The ESC also recommended that the government study the feasibility of having a consolidated port at Tuas, as part of Concept Plan 2011.

According to Real Estate Developers Association of Singapore CEO Steven Choo, discussions on relocating the port in Tanjong Pagar have been going on for some time. While the suggestion is not new, 'I think it is certainly very good timing,' he said.

It is too soon to predict the proposal's impact on developers, he added. 'When you see some of these ideas translated to the concept plan and then cascaded down to the master plan provisions, then I think it becomes clearer.'

Market watchers have been anticipating the remaking of Tanjong Pagar for some time, said DTZ executive director Ong Choon Fah, pointing out that it 'makes sense' to consolidate ports where the land cost is not so expensive.

Besides recycling land, the government can also create new space. ESC suggested that it add to its land bank by creating basement space at the same time that it develops underground infrastructure such as rail networks. 'We are limited in terms of land, but I think we are not limited in terms of imagination and creativity,' Ms Fu noted.

ESC also proposed that the government develop a subterranean land rights and valuation framework, establish a national geology office and draw up an underground master plan so that spaces above and under ground are 'synergised'. There should also be investment in research and development on creating subterranean space.

The government has ventured into underground projects in the last few years. Construction of the Jurong Rock Cavern, an oil storage facility below the seabed, is ongoing. JTC Corporation is also embarking on soil and rock investigations at Kent Ridge for the possible creation of an underground science city.

In addition, ESC raised the need for the government to step up the rejuvenation of mature industrial estates, and intensify the use of existing industrial land. It could offer incentives and grants to encourage the private sector to pioneer innovative plant layouts which would minimise land take-up.

In this respect, JTC has been working on several new concepts for factories. One involves the use of a giant hoist to move bulky goods even to high floors, allowing developers to build taller facilities with smaller footprints.

Colliers International industrial director Tan Boon Leong suggested that the government could take the lead in building prototypes for innovative facilities. 'If it proves to be successful, then everyone would want to go for it,' he said.

ESC also proposed that the government study targeted ways to widen land use flexibility. This would be useful as lines between certain business activities blur.

DTZ's Mrs Ong supported this recommendation. The use of industrial space has changed in the last few years and more knowledge-based activities are taking place there, she observed. Some companies also like to co-locate various functions, such as R&D and sales, she added.

ESC further noted that there should be greater choice and diversity in business locations for various types of companies. For instance, the government can provide incubator spaces for SMEs and start-ups and new estates for industries.
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Old February 5th, 2010, 07:55 AM   #3
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The business district of Singapore is to be extended into the city port in 2027 when the lease expires, I hope they don't renew it, the current space in the Business District is limited. Once it gets expanded, Singapore should have one of world's biggest central business districts.
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Old February 9th, 2010, 02:51 PM   #4
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Tuas mega port: Experts back idea

7 Feb 2010

Yes, go west and make Tuas the new mega port, if a proposal to free the Tanjong Pagar port area for a waterfront makeover gets the green light, experts suggest.

Although the lease at Tanjong Pagar, Keppel and Pulau Brani terminals ends only in 2027, it was a proposal by the Economic Strategies Committee (ESC) last week that sparked the buzz among shipping and property analysts.

The ESC had mooted turning Tanjong Pagar into a new waterfront development. It also called for a study on the long-term possibility of consolidating current port facilities at Tuas into a mega container port.

The Tanjong Pagar port area currently boasts an area of 85ha and a quay length of 2.3km.

The Maritime and Port Authority of Singapore (MPA) said that under the Government's Concept Plan review, it will assess the feasibility of a consolidated mega port.

The MPA will take into account its need to achieve best-in-class efficiency and sustain Singapore's long-term competitiveness.

Mr Ho Eng Joo, executive director of investment sales for real estate consultancy Colliers International, said giving the go-ahead would be good both for the Tanjong Pagar and Tuas areas.

He said: 'With its good location and easy access to Raffles Place and Shenton Way, Tanjong Pagar will be a very exciting waterfront and developers will be interested in it.

'Tuas, mostly industrial, will have the complementary infrastructure for a port.'

Mr Karamjit Singh, managing director of Credo Real Estate, said it makes sense to relocate the port as it is unproductive to have it so close to the heart of town as the land could be better used.

'Tanjong Pagar will be of interest to developers and investors alike,' he added.

Dr Thomas Menkhoff, practice associate professor of organisational behaviour and human resources at the Singapore Management University's Lee Kong Chian School of Business, said many ports elsewhere have moved because they were no longer competitive at their original location or because of 'strategic common sense'.

Citing the German city of Bremerhaven, he said its new riverside quay on the mouth of the River Weser enhanced the competitiveness of the city's port.

Associate Professor (Practice) Tan Kok Choon from the department of decision sciences at the National University of Singapore Business School, said Singapore's main container traffic is now distributed over two locations: Tanjong Pagar and Pasir Panjang.

He agreed that if all container traffic could be concentrated at one place, efficiency and utilisation will go up.

Prof Tan said the new port must have such capabilities as turning around container vessels fast and getting vessels to berth quickly on arrival.

'As Singapore's container volume continues to grow beyond 2027 to become a super mega trans-shipment hub, the new location should be large enough to cater to more container vessels calling at Singapore,' he said.

He added that given Singapore's geography, the new port will most likely have to be along the southern coast, which leaves Tuas as the ideal choice since Changi Airport is in the east.

Dr Menkhoff said: 'The Jurong Island project and the successful extension of the Tuas Peninsula over the last few years show that the western area has what it takes to have new port facilities.

'However, concerns might include balancing development needs and protecting marine life as the waters around Tuas contain dozens of marine species.'

At least one shipping line is keen to see such a move.

Mr Teo Siong Seng, president of the Singapore Shipping Association and managing director of Pacific International Lines, said most of the container goods movement is towards factories in Tuas.

'So a port in Tuas would save on road transport greatly. It's a good plan and we definitely welcome it.'

By Shuli Sudderuddin
Straits Times
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Old November 11th, 2013, 12:15 PM   #5
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Old November 15th, 2013, 07:02 AM   #6
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After the port facilities move in 2027, what should the new "waterfront district" consist of, other than the possible CBD extension?
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Old January 7th, 2016, 04:39 AM   #7
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excellent view
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