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Teo Shi HuiYap Wei YaoTerra nce Lo w

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OVERVIEW

Question 4.2a

In the context of the built environment, why are new flats inmature estates more sought after compared to new flats in newestates?

Factors that make new flats in mature estates more sought after

Case Study (Comparison between Tampines and Punggol)

Question 4.2b

What are the difficulties that will be faced in developing andconstructing flats in mature estates, and how can thesedifficulties be overcome?

Difficulties and solutions

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POINT TO PONDER |WHY HIGHER PRICE FOR NEW FLATS IN MATURETOWNS WILL STILL HAVE HIGH DEMAND FOR IT

.

3

Source: HDB InfoWEB28 Mar 2012

Project Flat Type Selling Price (excludingGrants)

Selling Price(inclusive of Grants)

Non-Mature Towns/Estates

Fajar Hills(PDF806KB)

4-room From $240,000 From $225,000

5-room From $306,000 From $296,000

Mature Towns/Estates

Clementi Ridges(PDF383KB)

4-room From $438,000 From $423,000

5-room From $550,000 From $540,000
http://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/Coreporate_)PR_28032012)_Prespective_Faja%20Hills/$file/Perspewctives+-+Fajar+Hills.pdfhttp://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/CORPORATE_PR_28032012_PRESPECTIVE_Clementi%20Ridge/$file/Perspectives+-+Clementi+Ridges.pdfhttp://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/CORPORATE_PR_28032012_PRESPECTIVE_Clementi%20Ridge/$file/Perspectives+-+Clementi+Ridges.pdfhttp://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/CORPORATE_PR_28032012_PRESPECTIVE_Clementi%20Ridge/$file/Perspectives+-+Clementi+Ridges.pdfhttp://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/CORPORATE_PR_28032012_PRESPECTIVE_Clementi%20Ridge/$file/Perspectives+-+Clementi+Ridges.pdfhttp://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/Coreporate_)PR_28032012)_Prespective_Faja%20Hills/$file/Perspewctives+-+Fajar+Hills.pdfhttp://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/Coreporate_)PR_28032012)_Prespective_Faja%20Hills/$file/Perspewctives+-+Fajar+Hills.pdfhttp://www.hdb.gov.sg/fi10/fi10297p.nsf/ImageView/Coreporate_)PR_28032012)_Prespective_Faja%20Hills/$file/Perspewctives+-+Fajar+Hills.pdf

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NEWS ARTICLE |MORE BTO FLATS IN MATURE ESTATES NEXT YEAR

With an aim to provide young couples with housing in as short atime as possible, National Development Minister Khaw Boon Wanannounced that more build-to-order (BTO) HDB flats would be builtin mature estates next year.

Minister Khaw let on that this policy went against his ministry'sconcerns that the introduction of new BTO flats will push already-high prices of units in these mature estates even higher. New flats in

mature estates have proven to be extremely popular because oftheir well-developed amenitiesand accessible transportconnections.

Minister Khaw urged them to increase their chances of success byopting for non-mature estates, which are substantially less popularamong home seekers.

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Source: Yahoo! NewsSingapore6 June 2011

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5Hearland Shopping area in Toa Payohsurrounded by HDB estates & offices.

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DEFINITION | MATURE VS NON MATURE ESTATES

Mature estates refer to areas where there is limited land for

development. Examples of mature estate

Tampines

Bedok

Queenstown

Non-mature estates refer to areas where there are larger tracts ofland for development

Examples of non mature estate

Punggol

Sengkang

Jurong West

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1. AMENITIES

Mature towns are more self-sufficient due to its well developed

amenities More facilities also make it more convenient for residents.Able to obtain daily needs easily. Have better selection of choices at more affordable prices.

Examples Heartland malls Shops Sports complex Neighbourhood centres

Hawker centres

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1. AMENITIES (CONTD)

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Source: SGPressCentre6 March 2012

Recent news report

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1. AMENITIES (CONTD)

Recent news report on SITES FOR

SEVEN NEW HAWKER CENTRESCONFIRMED

Majority are in non-mature estates e.gPunggol, Bukit Panjang, Yishun etc

According to the ministry, all the

chosen sites are growing estates withlittle/no hawker centres.

These sites are to be built in nextdecade long waiting time.

This proves that even the governmentacknowledges the fact that non-matureestates have fewer amenities e.geateries

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2. TRANSPORTATION

More developed transport system in

mature estates as there are more busservices to other places.

Development of additional MRT networksalong mature estates to central area(downtown lines).

E.g Bedok North station, BedokReservoir station, Tampines Eaststation, Tampines station

This enhances accessibility.

Reduce commuting time too

These benefits entice people.

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3. EDUCATIONAL INSTITUTIONS

More established / elite educational

institutions in mature estates. These include primary schools and pre-schools.

E.g Tao Nan School in MarineParade, Nanyang Primary School inBukit Timah

There has been a balloting rule inprimary schools

Singaporeans who live closer to theschool of choice will get higher prioritycompared to Singaporeans who livefurther away.

Generally, most Singaporean parentsare very particular about the schoolstheir children enter Elite schools versus neighbourhood

schools

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3. EDUCATIONAL INSTITUTIONS (CONTD)

As a result,

Some families relocate to these mature estates to stay closer totheir desired elite school.

To fight for a higher chance to send their children to the bestschools

E.g Singaporean Actor-comedian Mark Lee is planning to shift

house to Bukit Timahthe mature estate where his choice ofschool NYPS for his daughter is located.

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4. HIGHER RENTAL VALUE

Recent online articles on rental prices of HDB mature estates. In addition, landlords in popular, mature estates like

Geylang, Marine Parade and Toa Payoh are able to charge apremium. Median monthly rents for five-room HDB flats inthese estates are S$2,900, with some choice units close tothe MRT stations even exceeding the S$3,000 mark.

HDB flats in mature estates have a higher rental value due tohigher accessibility and the availability of amenitiesmentioned in the earlier slides. This will entice buyers who place higher priority on rental

prices.

Spike up the prices of the already highly demand flats.

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Source: HDB rents increase due todemand from PRs (iproperty.com)

20 August 2012

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5. LIVING CLOSER TO PARENTS

Married couples to find homes nearer totheir parents.

People will like to live near their parentsdue to Married Child Priority Scheme.

Given higher chances as compared to

those who are not applying to staynear parents/married child

Encourages married children andparents to reside together, or withinthe same estate or neighbouring

estate to foster care of aged parents.

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5. LIVING CLOSER TO PARENTS (CONTD)

The following conditions required:

Apply for flats located in the same estates as parents.Within 2 km from the nearest block offered in the estate

applied for.

Most parents are living in mature towns

Married children have to apply for new flats in the sameestate.

Higher demand of new flats in mature estates.

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17My Waterway@Punggol is one theamenities existing in Punngol.

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TAMPINES |MATURE ESTATE

Tampines is located at the east side of Singapore. In the

past, Tampines was covered by forests, swamp andsand quarries. It was part of military training area untilabout 1987.

Tampines New Town started in 1978. Construction

began for different neighborhood segments between1983 to full competition in 1997. It is divided into 5districts.

The new town was awarded World Habitat Award by TheBuilding and Social Housing Foundation (BSHF) of the

United Nations. The award was given in recognition ofan outstanding contribution towards human settlementand development.

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AMENITIES |TAMPINES VS PUNGGOL

20

Tampines Punggol

All the districts have a CommunityCentre.

Retail shopping in the TampinesRegional Centre such as TampinesMall, Century Square andTampines 1.

Hypermarket & megastore such asIKEA, Courts and Giant atTampines.

Tampines regional centre consistsof commercial office to serveTampines residents and also the

entire east region. Workplace nearer to home

Only have 1 punggol plaza, 5small-scale coffeshops, feweateries, 4 fast food restaurants, 1newly open Punggol 21 communityclub,

No shopping mall, no

neighbourhood centre

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TRANSPORTATION |TAMPINES VS PUNGGOL

21

Tampines Punggol

Tampines New Town is linked toExpressway to Pan IslandExpressway (PIE) and TampinesExpressway (TPE).

It also has bus interchange andMRT East-West line station.

22 bus services in total at theinterchange linking to other areasuch as Toa Payoh, Orchard Roadand Yishun.

Downtown line station at TampinesEast and West to be expected to

built in 2017

Has LRT and MRT Only has temporary bus

interchange with few bus services,as listed below.

Bus services: 3, 34, 43, 62, 82, 83,84, 85, 136
http://en.wikipedia.org/wiki/File:Punggol_Bus_Interchange.jpg

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EDUCATION FACILITIES |TAMPINES VS PUNGGOL

22

Tampines Punggol

The 12 primary schools, 9secondary schools and threetertiary institutions situated atTampines United World College of South

East Asia (Tampines Campus)

Tampines Junior College Ngee Ann Secondary School Temasek Polytechnic Gongshang Primary School

All are newly opened schools,except for Mee Toh School whichrelocated to Punggol from otherestate.

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OUR STAND

New HDB flats in mature estates are

more sought after due to itsavailability of amenities andaccessibility of transportationsystems.

Account for the high price of new flatsin mature estates

But could not deter people frombuying.

Hence, high demand for the flats inmature estates.

This trend is likely to continue.

Nevertheless, HDB is continuing towork on improving thecompetitiveness of new estates bybuilding more facilities.

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24GreenTerrace is one of the examplesOf BTO flats build in mature estates.

New HDB flats undergoing constructionIn Tampines, a mature estate.

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CONSTRUCTION SITES | DIFFICULTIES

3 Land Types

Brownfield site: Developed land that has been occupied byexisting vacant buildings

Greenfield site: Land that has not been previously developedon E.g. forestry, agricultural land

Greenbelt site: Undeveloped or sparsely occupied land whichhas set aside to contain development.

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Brownfield Greenfield Greenbelt

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CONSTRUCTION SITES | DIFFICULTIES

Construction mostly build on greenbelt or

brownfield sites in mature estatesSurrounded by buildings and properties.Example: Queenstown 106 three-room-

flats was demolished in 1996 under theSelective en blocRedevelopmentScheme (SERS). Build new two 40-

storey blocks and three 30-storey blocks. Delay of project due to demolition of

brownfield site. Risk in damaging nearby properties during

construction

Example: Buildings and undergroundcables and pipes.

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New Forfar Height

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CONSTRUCTION SITES | SOLUTIONS

Land survey is required before developmentand construction can proceed.

Closely adhere to procedures for sitesupervision Ensure construction has minimal impact on

nearby properties. Can be found in Guidebook on Best

Practices for Site Supervision (BPSS).

Conduct pre-construction survey of adjacentbuilding properties Determine if construction is suitable to

minimise any damages to nearby propertiescaused by the construction works.

Builder should consult qualified person forsupervision of structural works QualifiedPerson (QP).

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Risk assessment on adjacent building properties before

construction

Qualified Person (QP)

Carry out risk assessment on adjacent building.

Carry out the risk assessment on adjacent building properties for

demolition works to existing building. Implement safety measures to safeguard structural integrity of

adjacent buildings if construction is likely to cause damage to it.

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Early planning for construction in

brownfield sitesMinimise time delay due to demolition.

Build on greenbelt sites as much aspossible.

Monitoring instruments have to be

installed to monitor the effect of theconstruction works. E.g. vibration

Installed in surrounding buildings

Cover the zone of influence as muchas possible.

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Crack meter

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LAND CONSTRAINT | DIFFICULTIES

Why?

Most of the mature estates aresubstantially built up limited landfor additional public housing

Former national development

minister Mah Bow Tan said Landin mature estates was limited

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Negative impact

Difficult for land surveyors to define landboundaries for the new HDB

New flats are likely to be smaller in size

National Development Minister Khaw Boon

Wan has outlined that mature estates suchas Tanjong Pagar is fully built up and a BuiltTo Order (BTO) there is unlikely.

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Negative impact

Limited staging area for the accommodation of resources andfewer Temporary Occupation Licence (TOL) will be approved tohouse the workers in the temporary workers quarters.

Increase the time needed for construction work since construction

materials have to be transported from other staging area andlonger travelling time of the workers from their dormitory

To avoid further disturbance to residents, flats are generally builtup quickly.

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Triple project constraints

Triple

constraints

Time

Cost Quality

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LAND CONSTRAINT | SOLUTIONS

Create more land space

Reallocate land meant for private homes to public housingAccelerate En bloc redevelopment scheme (Sers), older block

torn down for new projects

Optimise land use

Dennis Wee Group director Chris Koh flats could be built at theperimeter of mature estates

Research and consultancy director, Mr Colin Tan HDB can

overcome such size limitations by building taller blocks andincreasing the population density

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NEGATIVE EXTERNALITIES | DIFFICULTIES

Why?

Environmental health concerns to theresidential flats situated very close to theconstruction site

Negative impact examples

Noise pollution disrupt the residents daily lifeDust may cause serious health hazards like

asthma and other respiratory diseases

Biological hazards like dengue fever due toAedes mosquito breeding in trenches and

water puddles in ground

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NEGATIVE EXTERNALITIES | DIFFICULTIES

Complains from resident "These knocking sounds go beyond

9pm and the construction site is only 50m away from my block. This pool of stagnant water at a construction site in Tampines

could breed disease-ridden mosquitoes, STOMPer BLsays.

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Noise pollution inTampines

Stagnant water inTampines

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NEGATIVE EXTERNALITIES | SOLUTIONS

Reducing air and noise pollution

Tighten the rules by limiting workinghours and restricting sites from carryout works within 150 metres ofresidential areas on weekends. More stringent in prerequisite

related to pollution control works in

the Temporary Occupation Permit(TOP) clearance Reducing mosquito breeding

grounds Stricter measures should be taken

by National Environment Agency

(NEA) such as increasing thefrequency of mosquito checks inconstruction sites in mature estates.

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ROAD CONGESTION | DIFFICULTIES

Why?

Transportation of heavymachinery, constructionresources and trucks ofworkers cause severe roadcongestion in the already

very crowded mature estates

Example: Heavy flatbedtrailer stayed on the two-laneroad at Upper Changi RoadNorth, blocking traffic.

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ROAD CONGESTION | SOLUTIONS

Impose fines

Heavy fines for construction vehicles that were obstructingtraffic.

Vehicular network

Build more supporting road networks in conjunction toconstruction of new flats

Ease the traffic during constructionCope with the increase traffic following the boom in

population in the mature estates

Station traffic marshals along road to guide traffic

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MAINTAINING WORKPLACE SAFETY| DIFFICULTIES

Why?

Higher level of dangers to residents due to constructionaccidents

Example: Crane toppled at Simei construction site

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MAINTAINING WORKPLACE SAFETY| DIFFICULTIES

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MAINTAINING WORKPLACE SAFETY| SOLUTIONS

Precautionary measures

Increase the number of warning and danger

signs in area where heavy machinery aresituated

Keep residents away from the allowedworking range of the heavy machinery. Consideration for tower crane Zone of operation and collapse

Location of the loading and unloading area.Adjacent areas up to 100 metres outside

the factory boundary, indicating thebuildings, structures, MRT tracks and etc.which fall within these areas.At least 6 metres away from the outermostedge of any MRT track and station. Clearance granted by the LTA.

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REFERENCES

Slide 3

http://www.hdb.gov.sg/fi10/fi10296p.nsf/PressReleases/935903454CA92CFC482579CE

00264F1E?OpenDocument

Slide 4 http://sg.news.yahoo.com/blogs/property-blog/more-bto-flats-mature-estates-next-052537513.html

Slide 8

http://www.news.gov.sg/public/sgpc/en/media_releases/agencies/nea/press_release/P-20120306-1.html?AuthKey=88342427-5101-bc4b-8bab-85510157c22f

Slide 9http://www.news.gov.sg/public/sgpc/en/media_releases/agencies/nea/press_release/P-20120306-1.html?AuthKey=88342427-5101-bc4b-8bab-85510157c22f

Slide 11 http://www.channelnewsasia.com/stories/singaporelocalnews/view/1191133/1/.html

Slide 12-13

http://www.edvantage.com.sg/edvantage/features/people/726934/Mark_Lee_plans_move_to_be_near_elite_primary_school.html

Slide 14 http://www.iproperty.com.sg/news/5589/HDB-rents-increase-due-to-demand-from-PRs

Slide 15-16

http://www.hdb.gov.sg/fi10/fi10321p.nsf/w/BuyingNewFlatPriority?OpenDocument

Slide 18,20, 21,22 http://en.wikipedia.org/wiki/Tampines

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REFERENCES

Slide 19, 20, 21, 22 http://en.wikipedia.org/wiki/Punggol

Slide 25https://docs.google.com/viewer?a=v&q=cache:GgEG_lQ552MJ:www.jsi.com.sg/pdf/NewsArchives/Land%2520Types.pdf+brown+field+site&hl=en&gl=sg&pid=bl&srcid=ADGEESj2vQNeol9AHYBh5hL1e3wL-7baPYy-mpSypHnPMlOHxMI1xivA5H4R8JqXKOnLKvCOy9kXyFDWXVhxXK3JHHc8c7ZV-QCMUV_chOPAUfAiFfBRFUSzjOB-EJEioRHasixIJpZP&sig=AHIEtbQ_8EP37KMa8Df98NF1wCCpXWyWcg

Slide 26 http://en.wikipedia.org/wiki/Queenstown,_Singapore

Slide 27, 28, 29

https://docs.google.com/viewer?a=v&q=cache:btpo8e5mRY4J:www.ies.org.sg/professional/registry/rerto/BPSS.pdf+Best+Practices+for+Site+Supervision+(BPSS)&hl=en&pid=bl&srcid=ADGEESh96einhvAr2jZi2voLR2ykLNomLbN3HWzFT4PX_i_4Wd-PqR0joPLyk3nqyxmCE66Xre2HrqnqIHtkaWzEEIJWMbH9LRkQcDi8pGA8DM7pfHI9_Xve6wHmfUtDUUZ7opFML6xO&sig=AHIEtbQKXdYOEhLEMEfn3lRZ4LwrLjm2SQ

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REFERENCES (SLIDES 30 42)

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REFERENCES (SLIDES 30 -42)

http://cpf.gov.sg/imsavvy/infohub_article.asp?readid=%7B351767428-9049-4875254034%7D

http://mndsingapore.wordpress.com/category/new-flats/page/2/

http://blog.iproperty.com.sg/tanjong-pagar-will-not-get-new-flats/

http://blog.iproperty.com.sg/page/74/

http://www.channelnewsasia.com/stories/singaporelocalnews/view/1163936/1/.html

http://singaporeseen.stomp.com.sg/stomp/sgseen/in_the_heartlands/1149616/noisy_construction_work_at_tampines_site_disturbs_residents.html

http://singaporeseen.stomp.com.sg/stomp/sgseen/in_the_heartlands/497542/stagnant_pool_of_water_at_hdb_construction_site.html

http://www.bca.gov.sg/Publications/others/Guide_on_Construction_of_Industrial_Developments_in_Singapore.pdf

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REFERENCES (SLIDES 30 42)

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REFERENCES (SLIDES 30 -42)

http://www.straitstimes.com/breaking-news/singapore/story/mps-raise-fears-massive-traffic-jams-bto-construction-20120911

http://singaporeseen.stomp.com.sg/stomp/sgseen/motoring_goondus/809498/heavy_vehicle_turns_2lane_road_into_a_single_lane_at_changi.html

http://singaporeseen.stomp.com.sg/stomp/sgseen/this_urban_jungle/906082/toppled_crane_spotted_at_simei.html

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