daily menu » rate the banner | guess the city | one on oneforums map | privacy policy (aug.2, 2013) | DMCA policy | flipboard magazine

Go Back   SkyscraperCity > Asian Forums > Asian Skyscraper Forums > South East Asia > Singapore Skyscraper Forum > Projects and Construction > Project News and Updates



Reply

 
Thread Tools
Old December 20th, 2006, 05:42 AM   #41
redstone
The Uninspired Architect
 
redstone's Avatar
 
Join Date: Nov 2003
Location: Singapore
Posts: 14,016
Likes (Received): 22

Ah, the site of our first highrise flats..
redstone no está en línea   Reply With Quote

Sponsored Links
 
Old December 20th, 2006, 01:31 PM   #42
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38

Thats definitely a prime site, with easy access to Chinatown, Raffles Place & the river

with the end of year coming, the announcement of new sites for 1st half of 2007 should be anticipated :-)
RafflesCity no está en línea   Reply With Quote
Old December 20th, 2006, 01:53 PM   #43
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38

The design of the hotel will be subject to extra-detailed conditions:

http://www.ura.gov.sg/sales/UpperPic...TCOT_final.pdf

2.3 Design Requirements

2.3.1 To relate to the adjacent park, the development is envisaged to provide
generous and well-landscaped public and private open spaces at the 1st
storey which can form a visual extension of the greenery and open space
of the Park.

2.3.2 Given its strategic location, within the city fronting a major public open
space, it is important to ensure that the development meets the planning
and urban design objectives for a well-designed and well-integrated
development of appropriate quality that will contribute to the enhancement
of Hong Lim Park and the liveliness of the surrounding precincts such as
the China Square, Boat Quay and Clarke Quay areas.

2.3.3 To ensure that the development meets the planning and urban design
objectives described in Clause 2.3.2, the development proposal will be
subject to review by a Design Advisory Panel (DAP) and approval from the
Authority as part of the formal submission process, as given in Part V.

2.3.4 In preparing for the submission to the DAP, the successful tenderer shall
take into consideration the following urban design intentions:

Contribution to Skyline Profile

a The design of the development shall contribute to the skyline profile of
the city by preserving the dominance of the old Supreme Court dome
when viewed from the Civic District and Nicoll Highway;

Building Form / Massing

b The building form and massing of the development shall maintain
some visual porosity from the adjacent developments to Hong Lim
Park and articulated to ensure that the development does not create a
wall-like effect along Upper Pickering Street;

c The development shall be well-designed, befitting its strategic location
as a gateway into the CBD from the CTE / Merchant Road; and

4
Context to Hong Lim Park

d To relate to the adjacent park, the successful tenderer is encouraged
to provide generous and well-landscaped public and private spaces at
the 1st storey of the development which can form a visual extension of
the greenery of the park. These can be a combination of open and lofty
covered public spaces.
RafflesCity no está en línea   Reply With Quote
Old December 20th, 2006, 03:09 PM   #44
redstone
The Uninspired Architect
 
redstone's Avatar
 
Join Date: Nov 2003
Location: Singapore
Posts: 14,016
Likes (Received): 22

Should be interesting... I can imagine the tower deviated to the side of China Square.

Is there a height limit?
redstone no está en línea   Reply With Quote
Old December 21st, 2006, 01:39 AM   #45
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38



The height limit is maximum of 20 storeys near the Furama side, and 16 storeys near the Great Eastern Building side...click on the link, it shows you a picture of how the height control will fit into the skyline view

Upper Pickering St site likely to see keen investor interest

21 Dec 06

INTEREST from investors and developers is expected to be high as the sixth hotel site goes on the reserve list of the Government Land Sales (GLS) programme.



The site is at Upper Pickering Street, opposite Hong Lim Park. As this is close to Chinatown, the Singapore River and Raffles Place, a hotel there could cater to business travellers as well as tourists.

Savills Singapore marketing and business development director Ku Swee Yong believes that when it is eventually put up for public tender, the site could attract eight to 10 bids with prices even crossing the $700 psf per plot ratio (ppr) mark. This puts a price tag of around $200 million on the 0.69 hectare site which has a maximum gross floor area (GFA) of 29,227 square metres.

The most recent new hotel site to be sold was at Bencoolen Street. It went to LaSalle LAO Singapore for $451 psf ppr. Earlier this week, a mixed development site at Collyer Quay, with a 45 per cent hotel component, went to Sino Land for $1,540 psf ppr.

Under Urban Redevelopment Authority guidelines, hotel developments must have at least 60 per cent of their GFA dedicated for hotel use. The remaining 40 per cent may have commercial uses, including retail.

Mr Ku said that the possibility of including an office component as part of the development could raise the potential for aggressive bidding even higher.

The usual suspects, including Millennium & Copthorne Hotels and Park Hotel Group, are expected to compete for the site.

Park Hotel Group director Allen Law said he is still bullish about hotel properties here, and does not believe prices are rising too quickly even after the company lost the Collyer Quay site to Sino Land, putting in a bid that was 35 per cent lower. 'Collyer Quay was a totally different play,' he said.

URA has also put a large 1.16 hectare site at Punggol Point for F&B development on the GLS reserve list.

The site is part of URA's Rustic Coast Proposals which formed part of the Parks and Waterbodies and Identity Plan of 2002.

As part of these plans, Punggol Point is intended to be developed into a sea sports and recreational destination.

The site has a maximum GFA of 3,000 sq metres. It comes with a 15-year lease. Mr Ku estimates that the site could fetch about $4.8 million, or $150 psf ppr.


By ARTHUR SIM
RafflesCity no está en línea   Reply With Quote
Old December 21st, 2006, 05:28 AM   #46
redstone
The Uninspired Architect
 
redstone's Avatar
 
Join Date: Nov 2003
Location: Singapore
Posts: 14,016
Likes (Received): 22

So short!
redstone no está en línea   Reply With Quote
Old December 21st, 2006, 07:21 AM   #47
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38

21 December 2006

Government Land Sales Programme for Private Residential, Commercial and Hotel Development for the First Half of 2007

The Ministry of National Development (MND) today announced:


The Government Land Sales (GLS) Programme for private residential, commercial and hotel development for the first half of 2007; and


The supply of private residential, commercial and hotel space from projects that will be initiated by various Government agencies in the first half of 2007, apart from the GLS Programme.

Background

The GLS Programme for the second half of 2006 comprised 33 sites on the reserve list and one on the confirmed list, namely, the site at Beach Road/Middle Road. Under the reserve list, the Government will only release a site for sale if an interested party submits an application for the site to be put up for tender with an offer of a minimum purchase price that is acceptable to the Government. Sites under the confirmed list are released for tender at a pre-determined date, without the need for the sale to be triggered by an application.

To-date, 4 sites on the reserve list for the second half of 2006 have been triggered for tender after developers submitted successful applications for them to be put up for sale. Three are hotel sites, at Mohamed Sultan Road/Nanson Road, Bencoolen Street and Sinaran Drive, and one is a commercial site at New Bridge Road/North Canal Road. The first 2 sites have since been sold, while the tender for the Sinaran Drive site will close in January 2007 and that for the New Bridge Road/North Canal Road site will close in February 2007. With the sale of these 4 sites, there remains 30 sites (i.e. 14 residential sites, 2 commercial & residential sites, 5 commercial sites *1, 3 white sites, 1 sports and recreation site and 5 hotel sites) on the GLS Programme for the second half of 2006.

Commercial site at Beach Road/Middle Road

The commercial site at Beach Road/Middle Road will be re-scheduled for launch as a confirmed list site in Mar 2007, instead of Dec 2006. This is because the Government would like to ensure that a high quality development is built on this site to complement and enhance the vision for this area as a premier office, convention and hotel cluster. A two-envelope tender will therefore be adopted for the sale of the site. URA needs more time to work out the details for the two-envelope tender.

GLS Programme for First Half of 2007

In addition to the Beach Road/Middle Road site, all the remaining sites on the second half GLS programme will be carried over to the GLS Programme for the first half of 2007. Five of these sites, which were on the reserve list for the second half of 2006, will be transferred to the confirmed list in the first half of 2007. Another 8 new sites will be placed on the GLS programme for the first half of 2007. Seven of these new sites will be added to the reserve list and 1 new site will be released for tender as a confirmed list site. The GLS Programme for the first half 2007 will therefore comprise 7 sites on the confirmed list and 32 sites*2 on the reserve list.

Confirmed List for First Half of 2007

Each GLS Programme comprises a mix of confirmed list and reserve list sites. The sites to be placed on the confirmed list depend on market conditions and the planning need for the sites to be developed early. In addition to the commercial site at Beach Road/Middle Road, the 6 additional sites to be sold through the confirmed list for first half of 2007 and the reasons for each site are as follows:-

a) Commercial site at Tampines Grande

The Tampines Regional Centre today is an established hub for the back offices of many financial institutions. The demand from financial institutions to expand outside the Central Area as well as that from supporting business services is expected to grow. The release of the site under the confirmed list will help to ensure that the site is developed earlier to make available more office space to meet the needs of financial institutions and other business services.

b) White site at Belilios Road/Klang Lane

This site is located in the Historic District of Little India, an area rich in architecture and history, and popular with locals and tourists. Surrounding the site are established commercial developments, conservation shophouses and hotels. Zoned as a white site, the developer has the option to develop the site for a hotel, commercial, or residential development, or a mix of these uses. The sale of the site thus presents a unique opportunity to inject greater vibrancy and diversity of developments into Little India.

c) Sports and Recreation site at Fairy Point Hill

The revitalisation efforts for the Changi Point Scenic Coastline was recently completed. With the completion of the Changi Point ferry terminal and waterfront garden and the construction of an extensive park connector and boardwalk along the coastline, it is timely to release the site on the confirmed list so that the site is developed earlier to further enhance the vibrancy and attractiveness of the Changi Area and enhance the area as a recreational destination. It will also allow the early refurbishment of the elegant Command House building within the site, which has been earmarked for conservation.

d) Residential site at Choa Chu Kang Road/Woodlands Road

The land parcel is planned as an integrated commercial and residential development with an existing LRT depot. The 3-storey podium block comprising existing commercial space and the LRT depot was completed in 1999, and was designed to allow a residential block to be built above the podium block. The release of the site on the confirmed list will help realize the early integration of the entire development.

e) Residential site at Handy Road

The sale of this site will help to inject more live-in population and add to the vibrancy of the Central Area. It is timely to release this site for development given the recent completion of major developments in the area including the Singapore Management University and the refurbishment of the conserved Cathay Building, as well as the sale of another GLS residential site along Handy Road in 2004. It will also help complete the developments in the Mount Sophia side of Handy Road.

f) New white site at Central Boulevard/Shenton Way

The Government has also decided to release a new white site at Central Boulevard/Shenton Way via the confirmed list in the first half of 2007. Located near the intersection between Raffles Place and Marina Bay, the release of the site via the confirmed list will maintain the momentum of building up Marina Bay and the seamless growth of the existing CBD.

This site will allow for a quality development with an optimum mix of prime office space and complementary hotel or retail uses. The development will contribute to the vision of transforming Marina Bay into a waterfront Garden City by the Bay, and an international business and financial hub. The site will be sold with the requirement for a minimum amount of office space. The details will be announced later.

With immediate effect, the existing 5 reserve sites at Tampines Grande, Belilios Road/Klang Lane, Fairy Point Hill, Choa Chu Kang Road/Woodlands Road and Handy Road will be withdrawn from the reserve list and released for tender through the confirmed list based on the scheduled dates highlighted in Annex 1.

Reserve List for First Half of 2007

All the other 24 sites remaining on the reserve list of the GLS Programme for the second half of 2006 will be carried over to the first half 2007 reserve list.

The planning parameters for the 24 sites remain the same, except for the sites at Enggor Street and Punggol Point. Based on market feedback that developers prefer smaller parcels, the site at Enggor Street is subdivided into 2 smaller parcels, one yielding about 225 units and the other yielding about 240 units. The site at Punggol Point is released as a smaller site for Food & Beverage development within a larger area planned for recreation facilities. This is also in response to market feedback.

The 7 new sites to be added to the reserve list for the first half of 2007 are as follows: -

a 2 residential sites at West Coast Crescent and Ang Mo Kio Avenue 8;

b 3 hotel sites at Victoria Street/Syed Alwi Road, Victoria Street/Jellicoe Road and New Bridge Road;

c 1 white site at Outram Road/Eu Tong Sen Street; and

d 1 commercial site at Anson Road/Enggor Street.

The residential sites at West Coast Crescent and Ang Mo Kio Avenue 8 will provide more choices for private housing development on different parts of the island.

Together with the existing hotel sites from the second half 2006 reserve list, the addition of 3 new hotel sites to the reserve list will provide a good variety of hotel sites which can cater to a range of accommodation needs of visitors. This will also contribute to meeting the demand for hotel rooms.

In addition, the white site at Outram Road/Eu Tong Sen Street will be sold with a requirement to develop a minimum quantum for hotel and office use. The site is located near to the Historic District of Chinatown which is popular with visitors. The minimum quantum of hotel and office use, which will be determined when the site is put up for sale, will provide opportunities to meet the demand for hotel accommodation and office development in this area. The remaining floor area may be developed for office and hotel uses as well as other uses such as residential and retail uses.

The commercial site at Anson Road/Enggor Street will add to the list of sites which can be developed to meet the demand for office space within the CBD.

The GLS Programme for the first half of 2007 will therefore consist of 32 sites (i.e. 15 residential sites, 2 commercial & residential sites, 4 commercial sites, 3 white sites and 8 hotel sites) on the reserve list and 7 sites (i.e. 2 residential sites, 2 commercial sites, 2 white sites and 1 sports and recreation site) on the confirmed list (see Annex 1). These sites can potentially yield about 5,475 private residential units, 492,880 sqm Gross Floor Area (GFA) of commercial space and 5,285 hotel rooms*3.

Other Government Supply to be made available in First Half of 2007

Apart from the GLS Programme, the Government also makes available other supply of land and properties which provide additional residential, commercial and hotel space. The Ministry of National Development works closely with other agencies to coordinate the supply of space from GLS and other sources made available by the Government.

The supply of private residential, commercial and hotel space by the Government outside of the GLS Programme in the first half of 2007 is as follows:

a 145,000 sqm GFA of commercial space, including:

Retail facilities under the Economic Development Board’s (EDB) Warehouse Retail Scheme*4 (40,000 sqm);
Leasing of vacant State buildings to cater to demand for office and commercial school space (90,000 sqm);
Localized retail facilities in sports and recreation areas, business parks and MRT stations;
Other Interim use of vacant State buildings; and
Sale of conservation shop-houses at Kampong Glam.

b 600 hotel rooms*5; and

c 400 private residential units at Sentosa Cove and one-north.

Most of the commercial space are from a few major projects, such as EDB’s Warehouse Retail Scheme and the leasing of vacant State buildings for commercial school use. These projects are intended to support the Government’s economic or development objectives.

There is currently strong demand for office space. SLA will be leasing out suitable vacant State properties for office use in 1H2007 which can meet this demand immediately and provide options for office users who do not need to be located in prime CBD locations e.g. training facilities for business services and backroom support operations.

The remaining projects, such as those in sports and recreation areas, business parks and MRT stations, are small-scale and will cater to localized demand.

The announcement of the planned supply to be made available by the Government outside of the GLS Programme will provide a more complete picture of the overall Government supply of space for the first half of 2007. The quantum is indicative and may change as the plans are still under study. The actual supply that will be realized would depend on market demand and interest from investors.


*1 This includes the confirmed site at Beach Road/Middle Road.
*2 One of the existing residential sites on the reserve list (at Enggor Street) is subdivided into 2 smaller residential sites. See paragraph 9.
*3 The supply quantum includes the carried over quantum from the confirmed site at Beach Road/Middle Road which can yield 88,200 sqm GFA of commercial space and 655 hotel rooms.
*4 This project was announced earlier for the second half of 2006, but it has been delayed to 1H2007.
*5 This supply is part of the 1,000 rooms announced earlier for the second half of 2006, but which has been delayed to 1H2007.



Issued By Ministry of National Development
RafflesCity no está en línea   Reply With Quote
Old December 21st, 2006, 07:24 AM   #48
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38

Some observations on the new releases

The site of the former Beach Rd camp has been deferred to March 07.

Hotel sites at Lavender / Kg Glam

The sites around Outram Park MRT station intended for development and a new site released for the new downtown ;-)
RafflesCity no está en línea   Reply With Quote
Old December 21st, 2006, 07:46 AM   #49
redstone
The Uninspired Architect
 
redstone's Avatar
 
Join Date: Nov 2003
Location: Singapore
Posts: 14,016
Likes (Received): 22

The site formerly occupied by the "rainbow flats"?
redstone no está en línea   Reply With Quote
Old December 21st, 2006, 08:35 AM   #50
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38



no...the empty field behind Pearl's Centre & the Outram Park MRT station.

http://www.ura.gov.sg/pr/graphics/pr06-103a31.pdf

The site of the "rainbow flats" is now a temporary market.
RafflesCity no está en línea   Reply With Quote
Old December 21st, 2006, 09:15 AM   #51
Maverick713
Registered User
 
Join Date: Mar 2006
Posts: 2,127
Likes (Received): 0

Quote:
Originally Posted by RafflesCity View Post
Hotel sites at Lavender / Kg Glam
It's interesting the way URA is planning the land sales. They are planning for > 1000 hotel rooms and almost 10,000 sqm of commercial space at the 2 plots of land in the Lavender MRT vicinity, despite the area being almost a HDB heartland.
Maverick713 no está en línea   Reply With Quote
Old December 21st, 2006, 09:26 AM   #52
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38

Quote:
Originally Posted by Maverick713 View Post
It's interesting the way URA is planning the land sales. They are planning for > 1000 hotel rooms and almost 10,000 sqm of commercial space at the 2 plots of land in the Lavender MRT vicinity, despite the area being almost a HDB heartland.
I suppose they feel that the location is near the city, and is likely to cater for the mass travel market. In addition, the location could also leverage on the tourist attractions of historical Kg Glam.

But the site next to Lavender MRT station next to the housing developments did seem a little strange...

still the MRT makes it convenient...more convenient than the large site that was made available at Balestier Rd.

Longer term, the site at the junction of Syed Alwi/Victoria Street could also leverage on the improvement plans for the Rochor canal, as well as the Sports Hub.
RafflesCity no está en línea   Reply With Quote
Old December 21st, 2006, 09:37 AM   #53
Maverick713
Registered User
 
Join Date: Mar 2006
Posts: 2,127
Likes (Received): 0

Quote:
Originally Posted by RafflesCity View Post
I suppose they feel that the location is near the city, and is likely to cater for the mass travel market. In addition, the location could also leverage on the tourist attractions of historical Kg Glam.

But the site next to Lavender MRT station next to the housing developments did seem a little strange...

still the MRT makes it convenient...more convenient than the large site that was made available at Balestier Rd.

Longer term, the site at the junction of Syed Alwi/Victoria Street could also leverage on the improvement plans for the Rochor canal, as well as the Sports Hub.
I think if they want to improve the area around Rochor Canal, the old Malay cemetery along Victoria Street has to go. It seems so odd to see tombstones so close to prime areas in Bugis and the city centre.
Maverick713 no está en línea   Reply With Quote
Old December 21st, 2006, 01:53 PM   #54
spikeshamz
Registered User
 
spikeshamz's Avatar
 
Join Date: Apr 2006
Location: Singapore, Lyon
Posts: 1,129
Likes (Received): 1

The tombstones can act as a tourist venue for the undead. lol
spikeshamz no está en línea   Reply With Quote
Old December 21st, 2006, 02:17 PM   #55
Maverick713
Registered User
 
Join Date: Mar 2006
Posts: 2,127
Likes (Received): 0

Quote:
Originally Posted by spikeshamz View Post
The tombstones can act as a tourist venue for the undead. lol
yikes.... its quite a dark scary place when the sun sets. Maybe bold tourists who cannot pay for a hotel can sleep there.

Recently a long-dead Pahang prince or malay warrior was exhumed from that cemetery and sent back to Malaysia on a navy ship. Can it be a tourist venue afterall?
Maverick713 no está en línea   Reply With Quote
Old December 21st, 2006, 02:27 PM   #56
redstone
The Uninspired Architect
 
redstone's Avatar
 
Join Date: Nov 2003
Location: Singapore
Posts: 14,016
Likes (Received): 22

Quote:
Originally Posted by Maverick713 View Post
yikes.... its quite a dark scary place when the sun sets. Maybe bold tourists who cannot pay for a hotel can sleep there.

Recently a long-dead Pahang prince or malay warrior was exhumed from that cemetery and sent back to Malaysia on a navy ship. Can it be a tourist venue afterall?
WAH!

Is it the giant grave there?

When was it exhumed?
redstone no está en línea   Reply With Quote
Old December 21st, 2006, 02:44 PM   #57
Maverick713
Registered User
 
Join Date: Mar 2006
Posts: 2,127
Likes (Received): 0

Quote:
Originally Posted by redstone View Post
WAH!

Is it the giant grave there?

When was it exhumed?
Exhumed a few months ago, as reported in the Straits Times. Not sure which grave it is since I have never stepped in there before.

It was supposed to be the grave of the warrior who assassinated the first British Resident of Perak J.W Birch in 1876. He was locked up by the British in Singapore until he died here.
Maverick713 no está en línea   Reply With Quote
Old December 21st, 2006, 03:34 PM   #58
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38

Quote:
Originally Posted by Maverick713 View Post
yikes.... its quite a dark scary place when the sun sets. Maybe bold tourists who cannot pay for a hotel can sleep there.
Agree...it is dark and spooky at night, and even in the daytime its rather quiet and feels a bit gloomy....a check on the Masterplan 2003 shows the cemtery zoned Residential....but no mention has been made of its future...

It can be seen in this pic by hyacinthus. The future hotel sales site is the triangular plot at the bottom:

RafflesCity no está en línea   Reply With Quote
Old December 21st, 2006, 07:22 PM   #59
redstone
The Uninspired Architect
 
redstone's Avatar
 
Join Date: Nov 2003
Location: Singapore
Posts: 14,016
Likes (Received): 22

I hope the cemetery would be made into Historic Site, and be preserved.
redstone no está en línea   Reply With Quote
Old December 22nd, 2006, 01:51 AM   #60
RafflesCity
By Spirit
 
RafflesCity's Avatar
 
Join Date: Sep 2002
Location: S I N G A P O R E
Posts: 25,996
Likes (Received): 38

Quote:
Originally Posted by redstone View Post
I hope the cemetery would be made into Historic Site, and be preserved.
it would be cool and bizarre if they turned it into a cemetery-park, but that would definitely be too insensitive if it became a tourism trap
RafflesCity no está en línea   Reply With Quote


Reply

Thread Tools

Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off



All times are GMT +2. The time now is 09:31 AM.


Powered by vBulletin® Version 3.8.8 Beta 1
Copyright ©2000 - 2014, vBulletin Solutions, Inc.
Feedback Buttons provided by Advanced Post Thanks / Like v3.2.5 (Pro) - vBulletin Mods & Addons Copyright © 2014 DragonByte Technologies Ltd.

vBulletin Optimisation provided by vB Optimise (Pro) - vBulletin Mods & Addons Copyright © 2014 DragonByte Technologies Ltd.

SkyscraperCity ☆ In Urbanity We trust ☆ about us | privacy policy | DMCA policy

Hosted by Blacksun, dedicated to this site too!
Forum server management by DaiTengu