AD13LM Land Management Lecture 2: Singapore’s Land Planning

Singapore’s Land Planning URA’s role Planning constraints & solutions Concept Plan, Master Plan Land Acquisition HDB’s influence in urban planning Infrastructure - Benefits and Setbacks - Land Transport Master Plan 7. Other highlights 8. Central Business District 9. Industrial

1. URA’s role Long term (Concept Plan) and medium term (Master Plan) planning Agent for govt in carrying out land sales Conservation Development control – Devt Control Division grants planning approval

2. Planning constraints & solutions Not all land can be developed - Water catchment: 40% of land area - Land for military use Height restrictions imposed by airports - flight paths (Tampines, Simei, Changi) ≤ 12 storeys

Solutions to limited land Land reclamation Intensify use eg - stormwater collection points below flyovers; - stack up factories - locate train and bus stations together

3. Master Plan and Concept Plan Main legislation governing town planning Chief Planner – Competent Authority for the administration of the Planning Act

Master Plan Guides S’pore’s development in the medium term. Gives details on: - Zoning, Permissible land use - Density Reviewed once every 5 years Translates the broad long term strategies in the Concept Plan into detailed land use plans

Master Plan 2014 Focus: To build townships for all ages that: Are green, healthy, Are connected, strong in community interaction Will bring quality jobs closer to home Highlights: Jurong Lake District New MRT lines

Concept Plan Strategic land use and transportation plan Time frame: 40 to 50 years Reviewed: every 10 years Objective: to ensure sufficient land to meet long term population and economic growth while providing a good quality living environment

Concept Plan Concept Plan 1971: ‘Ring Plan’ – satellite towns around water catchment areas CP 1991: Decentralisation – Regional, Sub Regional and Fringe areas CP 2001: Wide choice of housing options in city to inject vibrancy into the central area CP2011: Roadmap to cater to population growth by 2030

4 Differences between Master Plan and Concept Plan 1. Master Plan : statutory plan Concept Plan: strategic plan 2. Master Plan : Reviewed every 5 years Concept Plan: Reviewed every 10 years 3. MP: Details land use, plot ratio, building height CP: strategic concept of land use; broad percentages for land use 4. MP: Cannot be easily changed CP: Could be modified after review eg the Ring concept of CP1991 did not materialise entirely

Land Acquisition HDB – developed public housing, commercial, industrial properties, infrastructure

6. Infrastructure Refers to roads and other transportation network, water supply and waste discharge, energy supply and telecommunications. Cost and benefit may be difficult to justify at times as cost is usually very high Eg: It took 9 studies over 10 years to proceed with the MRT system due to the large investment of $5 billion

Benefits of having Infrastructure Produces growth for the city – has distributional effects Attracts MNCs. Infrastructure (ports, airports, road network) help growth of exports and increases market potential for Singapore-made products

Setbacks of providing Infrastructure Disproportionately high land use Eg Roads take up 12% of land, housing: 14% Social impact – communities can be formed or separated by road networks. Noise, pollution and crowds

Land Transport Master Plan 2013 More integrated transport network Integrated Transport Hubs – AMK, Boon Lay, Clementi, Sengkang, Serangoon, Toa Payoh, Bedok, Jurong East. New: Bukit Panjang, Hougang, Joo Koon, Marina South, Yishun Cycling

New North-South Expressway KL – Singapore High Speed Railway New MRT lines

Challenge Growing a city through providing infrastructure VS Need to contain congestion; Land constraints Conclusion: Public transport is the only sustainable way to meet the competing needs of transport growth and land use

Land Transport Master Plan 2013

7. Other highlights Waste water - Deep Tunnel Sewerage System Integration of canals, rivers, reservoirs and lakes Relocation of Tanjong Pagar port – Southern Watefront City Relocation of Paya Lebar Air Base Changi Airport Terminal 5 Creation of Marina Bay Reservoir

Relocation of Tanjong Pagar Port Southern Waterfront City Starting 2027 Prime land in Tanjong Pagar will be freed to build a Southern City from Shenton Way to Pasir Panjang

8. Central Business District Raffles Place/Shenton Way/Golden Shoe Marina Bay Financial Centre Since the opening of One Raffles Quay in 2006, financial centre slowly shifting away from Raffles Place Tanjong Pagar and Rochor Bugis positioned as a major commercial hub – South Beach Tower, 2015 (5 million sq ft office space) and Guocco Tower (2016/2017) “Live, work, play” environment created – to create vibrancy; overcomes one of weaknesses for Shenton Way and Raffles Place.

“Golden Shoe” Raffles Place Robinson Road Shenton Way

9. Industrial JTC has intensified land use through increase in plot ratio Redeveloped old estates Land reclamation, Jurong Island Science Parks/Business parks Specialised Parks – One North, Clean Tech Park, Seletar Aerospace and so on

Singapore’s Land Planning URA’s role Planning constraints & solutions Concept Plan, Master Plan Land Acquisition HDB’s influence in urban planning Infrastructure - Benefits and Setbacks - Land Transport Master Plan 7. Other highlights 8. Central Business District 9. Industrial